Statutory Public Meeting Report regarding the proposed Official Plan and Zoning By-law Amendment applications submitted by MHBC Planning Limited on behalf of the owner…

4:29:19come down sorry my bad oops uh i'm so sorry staff are coming up and it's you okay this is a decision

4:29:28report for 132 claire road and we'll we'll get through this okay and lindsey you go ahead and do

4:29:36that right away andrea my apologies good evening mayor Guthrie members of council staff and members

4:30:12of the public tonight is the statutory public meeting and decision meeting for the proposed

4:30:18official plan and zoning bylaw amendment applications for lands municipally known as 132 claire road west

4:30:27this is an application that was submitted by mhbc planning limited on behalf of the owner

4:30:33madame and it's to permit the development of a nine block stacked townhouse development providing

4:30:3862 residential units so tonight is both the public meeting and decision meeting for the

4:30:45applications tonight so the subject lands are located on the southwest corner of claire road

4:30:58and gosselin gardens and they are also form part of a draft approved plan of subdivision

4:31:04which was advanced by the previous property owner along with a zoning bylaw amendment

4:31:08and the original applications for that original zoning bylaw amendment and draft plan were filed

4:31:14originally back in 2015 under the 1995 zoning bylaw and prior to opa 48 coming into effect and in

4:31:242021 the ontario land tribunal approved both the zoning bylaw amendment and draft plan of subdivision

4:31:30applying to the lands so the site specific the stacked townhouses are permitted use which were

4:31:38approved back in 2021 by the olt the primary purpose of these applications is to provide for

4:31:45the site specific density permission which was previously approved by the olt for the stacked

4:31:49townhouses because through the passing of our zoning bylaw in 2023 as amended it carried for

4:31:56density permissions of opa 48 rather than caring for site specific density provisions

4:32:03from the olt decision in 2021 so the applicant is proposing a stacked townhouse development

4:32:14comprised of nine townhouse blocks with a total of 62 dwelling units there's going to be 750

4:32:20square meters of common amenity space provided for the residents and access to the site is provided

4:32:27is proposed to be provided via poppy drive west which is the future poppy drive west which will be

4:32:34in place when the draft plan of subdivision is registered each of the stacked townhouse units

4:32:40provides a minimum of one parking space in the garage and some dwelling units

4:32:47will allow for additional driveway parking space and 13 visitor parking spaces are proposed

4:32:57and I've just put a the conceptual site plan up for everyone to see so you can see the access

4:33:02from poppy drive and there's frontage along clear road and gosselin gardens and poppy as well

4:33:16so the subject lands are currently designated as mixed as commercial mixed use center in the

4:33:20official plan and this designation is intended to accommodate a broad range of uses in a mix of

4:33:25highly compact development forms permissible uses within this designation include commercial

4:33:30retail and service uses live work uses recreational commercial uses community service uses multiple

4:33:38unit residential which includes townhouses and apartments the minimum net density in this

4:33:45land use designation is 100 units per hectare and 150 units per hectare is the maximum however as

4:33:51this is within a strategic growth area there is a maximum of 250 units per hectare permitted

4:33:57so the purpose of the official plan amendment is to add a site specific policy to permit

4:34:03immon density of 60 units per hectare and that is as I mentioned before to reflect a previous

4:34:09OLT decision back in 2021 which specifically added the stacked townhouse uses so the subject

4:34:21lands are currently zoned site specific commercial mixed use center with a parking

4:34:25adjustment and holding provisions according to the zoning bylaw and the purpose of the zoning

4:34:34bylaw amendment is to establish establish site specific zoning regulations in this zone to permit

4:34:41the townhouse uses and to permit a minimum density of 60 units per hectare so there's site specific

4:34:49zoning regulations requested but as I've said before the stacked townhouse uses are currently

4:34:54permitted uses so the proposed zoning regulations specifically are to permit a minimum density

4:35:04of 60 units per hectare um rest table 7.2 requires a minimum residential density of 100 units per

4:35:11hectare yard setback of 4.5 meters from poppy drive and a minimum minimum front yard setback

4:35:19of 4.4 meters from the sightline triangle at the intersection of clear road west and goslin gardens

4:35:25and to exempt the minimum front exterior and rear yard setbacks from a private street

4:35:30and to permit a sidewalk within the minimum 3 meter buffer strip to permit a minimum

4:35:36private amenity space of 7 square meters instead of the required 10 square meters

4:35:46so as this is a decision meeting tonight if there is any interest interested members of the public

4:35:52who want to be notified of the decision if you can email clerks at clerks at golf.ca and they

4:35:57can send you a copy of the decision tonight so that concludes my presentation um I'd be happy

4:36:03to answer any questions at this time or if you want to wait for the applicant we're going to

4:36:07answer them at that time as well great thank you very much uh yeah well for real this time Andrea

4:36:14I'm sorry come on down yeah and just remember after this I'll throw the phone number up on the

4:36:20screen too or just ask in the room if anyone wants to speak to it before we make a decision

4:36:26and again it's no more than 10 minutes Andrea if you need it so go right ahead time starts when you

4:36:30start thank you and I've successfully transitioned from good afternoon to good evening so thank you

4:36:37again I was brief last time I'll try to be brief again I'm here fully in support of staff's recommendation

4:36:43we've been working collaboratively together to make sure that the various detailed zoning relief

4:36:48we need is captured within this bylaw but really the primary purpose of these applications is

4:36:54to reduce the density I know usually you're hearing applicants wanting to increase the density but

4:37:00the reality is with the stacked townhouse uh use that Mademy wants to build here you just can't make

4:37:06it work with the density that's in the official plan most of the zoning relief I'd say all of the

4:37:11zoning relief are things that we would typically deal with through a minor variance application and

4:37:16wouldn't necessarily come to council but since we are in for um the official plan amendment anyways

4:37:22it made sense to sort of work through all these details at the same time we've gone through two

4:37:28rounds of site plan pre-submission so there's been a very detailed review by staff on the more

4:37:35detailed components of this plan so having gone through that we were confident that we're at the

4:37:41right stage in the site plan to request the various provisions that are ahead of you today

4:37:48um we are as it's mentioned in the staff report Mademy is actively working on registration of

4:37:54the draft plan it's uh the timing is anticipated to be registered hopefully in May or June

4:38:02in which case following that construction would begin on poppy drive and then allowing this block

4:38:08to go so um we know the city's anxious to see building permits happen um there is a real desire

4:38:15of Mademy to see this project come online as soon as possible um and then in terms of the density

4:38:22reduction what I would just add is there's also commercial uses permitted and if this was proceeding

4:38:29as more of a commercial development then there's no minimum residential requirement so it could be

4:38:34the site of could could have developed with no units um instead we're um preparing a plan with

4:38:41more than 60 units so all my comments here happy to answer any questions thank you yeah thank you

4:38:48I'll go uh Karan and then Chu please hello good evening and thanks for waiting this out with us

4:38:54as you noticed one of my questions early on was we ask all planning applications and zoning by

4:38:59law amendments how are you going to help us meet our net zero goals and our um community energy

4:39:04initiatives because I don't I don't actually see a community energy letter attached to this file is

4:39:08that because this is too preliminary uh through you mr chair there was a community energy letter

4:39:15provided um that outlines uh some of the things we're looking at um the proposal isn't for net

4:39:21zero but we are actively going to be participating in the city's other initiative on the green

4:39:27building standards I forget the proper name of the um project I know we're planning on attending

4:39:32the kickoff meeting and Mademy has additional land south of this in Claremalpe so wanting to actively

4:39:39participate in that and kind of be aware of what's coming down the line so we can proactively

4:39:44plan for it um some things I will mention there will be um secure and sheltered bicycle parking

4:39:52we're proposing to exceed the amount of EV ready parking that's required so there's under the bylaw

4:39:59there's a minimum percentage of units that would be required to have this we're proposing to apply

4:40:05it to all of the units as well as a number of other sort of things that Mademy already does

4:40:13in their developments in terms of trying to meet a minimum standard that's in most cases

4:40:19either meeting the building code or going beyond the building code okay thank you I do appreciate

4:40:27exceeding the minimum requirements um if I remember correctly many years ago this site

4:40:34actually was the site of a fire it had there was a stone heritage farmhouse the Eustace farm on this

4:40:40site and it burned down and and uh was demolished I believe that this is the correct site and I just

4:40:47wondered whether anything's being done to commemorate through a plaque um the pre the the the original

4:40:54use of this land prior to the new development um and I'm looking at stuff because I don't recall

4:41:01that um our Mademy's more recently purchased these lands they were not the original owner I live in

4:41:07Guelph and I I can't recall it building so it might have been before my time so I'm unaware of any

4:41:14previous um through the draft plan of subdivision there was no draft plan conditions that required

4:41:21any commemoration that's typically where that would have been captured as opposed to coming at this

4:41:26sort of site plan stage um but yeah staff have more history might have been part of the demolition

4:41:32permit for the for the the previous dwelling but I'll look into that and I'll follow up with staff

4:41:38thanks so much thank you I'm sorry did you did you have a question or yeah okay chew then busatil

4:41:45thank you through you mr mayor um I'm just curious if you can speak to the poppy drive extension and

4:41:52how the timing of that would play out with this development because I know it's quite pertinent

4:41:58to my the communities in that area uh through you mr chair so the site plan while we can submit

4:42:06our site plan application for this and as I mentioned we've already gone through sort of two rounds of

4:42:10pre consultation we can't get full site plan approval until the subdivision is registered

4:42:16that's what's going to create the block that these townhouses are located in so in terms of sequencing

4:42:21the first order of business is to register the plan of subdivision we're actively working towards

4:42:26that as I mentioned hopefully registered by uh may or June of this year following registration

4:42:33then it will be construction of poppy drive um in order for the subdivision that we're registering

4:42:38to be able to um proceed so that uh we're hopeful can start this year okay and can you um pay me a

4:42:49picture of the length of the extension is it just towards block two or is there more uh my

4:42:56understanding is it's the full extension from where it terminates currently out to gosselin gardens

4:43:02and if it's anything less than that that would have to be agreed to by city engineering staff

4:43:08okay and last question um is there has there been any conversations online that up with

4:43:14the rec center opening or are we isn't is it too far away for that conversation in terms of this

4:43:22development and its timeline um through you mr chair sorry can you clarify the question in terms of

4:43:29what he's wondering if it would all be finished around the same time as the rec center which we

4:43:35are looking to open up in the fall of 2026 late late year 2026 so just wondering if that he's trying

4:43:43to align the timing I where I think we're very hopeful that this construction will have certainly

4:43:49started before fall of 2026 we're really hoping to move quickly on this um I will say I don't I

4:43:55don't think the construction of this will impact construction of the rec center I think there's

4:43:59enough separation between the two but I know um the challenges faced with poppy drive not being

4:44:04finished yet in terms of parking I have kids that are playing soccer down there and um so we are

4:44:12trying to really work with staff to move to get this stuff going because we know um it's a kind

4:44:17of critical piece of the community down here okay yeah thank you so much I just need to hear that

4:44:22messaging from you okay and busatil thank you very much and thank you for staying with us all day

4:44:29very easy question it's about attachment A in our package um I was trying to picture um where garbage

4:44:35goes if each of the stacked townhouses has a minimum of one garage parking space with some of them

4:44:43having dwelling like additional parking spaces um where do you know the three cart the big carts

4:44:49kind of thing uh where do the garbages go is there like a collection in one central location if you

4:44:55can I know this is all very preliminary but I'm trying to visualize it now through Mr. Chair it's

4:45:00good question and because we've gone kind of through a couple of rounds on detailed site plan

4:45:06normally we wouldn't have those details figured out um we have designed it so it can work with

4:45:12municipal pickup but it's it would be a shared collection system as opposed to

4:45:18every single driveway having the three bins so there's two different spots within the plan where

4:45:23garbage would be stored until it's removed off site thank you just to clarify then it's not each

4:45:29residential unit has their own garbage system they have to take it out to the shared location is that

4:45:35correct they would correct because there's not um the ability to have individual pickup of stacked

4:45:42townhouse units thank you well that's it for questions thank you very much and uh I'm now

4:45:52going to put up a phone number on the screen uh for anyone that wishes to talk to this issue

4:45:59so first of all is there anyone in the room that wants to no okay it's 519-837-5603 again it's

4:46:07837-5603 and uh we will wait uh three to five minute range to see if anyone wants to speak to

4:46:15this one before we make a decision okay I'll call the meeting back to order if I could have everyone

4:49:37on on line please turn their screens on for us please so we can continue to confirm quorum

4:49:44thank you um with that uh can we at least get this uh motion on the floor councillor

4:49:51chiu it's your ward would you like to consider moving the motion for approval okay busitil

4:49:58has agreed to second it is there anything further for staff before I call the vote

4:50:07no okay I'll call the vote then is there anyone against this approval nobody's unanimous there

4:50:14you go thank you very much uh everybody we are at the last uh item it is are we at the last item

4:50:27oh boy okay we're going to take a break now definitely worth it we're going to take a 10

4:50:38minute break okay we're going to be back here at 835 835 bye okay this is your one minute

5:00:29uh warning everybody so just one minute to get your to your seats turn on your cameras and we'll

5:00:35keep moving through here okay everyone I'll call the meeting back to order thanks for that quick

5:01:14break we are gonna we only have two things left here folks and the first one is 328 Victoria roads