Statutory Public Meeting Report regarding a proposed Zoning By-law Amendment application submitted by GSP Group Inc., on behalf of Windmill Development Group Ltd.… be received

55:19which includes 152 to 160 Wyndham Street North as well.

55:24Lindsay, it looks like that.

55:26Lindsay, you're up there is gonna be doing our presentation

55:31on behalf of the city.

55:33And we have a couple of delegations here as well.

55:38This is a pretty big moment for our city.

55:41This application, this is something we've been waiting

55:44a long time for as well.

55:46So Lindsay, over to you.

55:50Good evening, Mayor Guthrie, members of Council,

55:52staff and those watching from home or here in person.

55:56My name is Lindsay Sula-Dickey

55:57and I'm a senior development planner with the city.

56:00I'm gonna be reviewing the application,

56:02the zoning bylaw amendment application

56:03for 55 Baker Street, 152 and 160 Wyndham Street North.

56:08This is the statutory public meeting

56:10for the proposed zoning bylaw amendment application.

56:13So tonight is just the public meeting.

56:15There is no, there are no decisions being made

56:17on the application tonight.

56:21The city has received a proposed zoning bylaw

56:23amendment application submitted by GSP Group

56:26on behalf of Windmill Development Group Limited

56:29to facilitate the development of two 15 story

56:32mixed use towers containing 353 residential dwelling units

56:36with grand floor commercial, underground parking

56:39and a future stacked townhouse block.

56:42The city has been working with Windmill Development Group

56:45on the Baker District Development Project.

56:47We worked with Windmill to create the final plan

56:49for development in the Baker District

56:51as per the 2021 Urban Design Master Plan

56:54and that we each took on different aspects

56:56of the project moving forward.

56:58Windmill owns and, sorry,

57:01Windmill will own and develop the private residential

57:03and commercial unit and the city is building

57:05the public Baker Library, Urban Squares and Parkade.

57:09We've completed the planning and approval process

57:11for the library and the parkade

57:13and both are currently under construction by the city.

57:15And we continue to work with Windmill

57:17on coordinating the public, private components

57:19of the project.

57:20The city will retain the lands at Windmill Square

57:22and Library Square for Urban Public Squares.

57:25However, this is not material to this application

57:28and plans are in alignment with the Urban Design Master Plan

57:30that Council approved in 2021.

57:34This application should focus on the requested

57:36specialized zoning regulations

57:38for the private development components

57:39of the Baker District Development Project.

57:49The subject lands are located on the south side

57:51of Woolwich Street between Baker Street

57:53and Windmill Street North.

57:55The subject lands are approximately 1.08 hectares in size

57:59and have frontage along Park Lane North,

58:02Baker Street, Wyndham Street and Chapel Lane.

58:05The subject lands are currently vacant

58:07with a portion under construction for the public library

58:09proposed as part of the Baker Street

58:11Redevelopment Project.

58:18The subject lands are designated as mixed use one

58:21in the downtown secondary plan.

58:23Permissible uses within this land use designation

58:25include retail and service uses,

58:28multiple unit residential buildings

58:29such as apartments and townhouses and institutional uses.

58:33The mixed use one land use designation requires

58:36a minimum floor space index of 1.5

58:39and encourages or requires the creation of active frontages

58:42by locating retail, service and entertainment uses

58:45on the ground floor of buildings.

58:55The subject lands are currently zoned specialized

58:57downtown one or a D1-29 zone according to zoning bylaw 1995

59:0214864 as amended.

59:05And they are also zoned a site specific downtown one zone

59:08or D1-22 according to zoning bylaw 2023-2020790

59:15as amended.

59:22The purpose of the zoning bylaw amendment application

59:25is to establish site specific zoning regulations

59:28in the 1995 zoning bylaw and the 2023 zoning bylaw.

59:32So I'm first gonna go through the 1995,

59:37the specialized regulations requested

59:38to the 1995 zoning bylaw.

59:42But to be mindful of time,

59:43I'm gonna go just touch on these very quickly

59:46and the applicant will be going through them in more detail

59:50and they're also listed in more detail in the staff report.

59:54So the applicants requested a number of specialized regulations

59:57to the 1995 zoning bylaw and these include

1:00:01to permit a building height of 15 stories

1:00:05where a section 632311 of the zoning bylaw defined area map

1:00:1067 permit a building height of three to six stories

1:00:13on a portion of the property.

1:00:15To permit a building height of three to four stories

1:00:17on a small portion of the property

1:00:19whereas section 632311 of the zoning bylaw

1:00:23defined area map permits a building height

1:00:24of five to 15 stories.

1:00:27To permit a maximum exterior side yard set back

1:00:29of 17.5 meters in an active frontage area.

1:00:33To permit a floor plate ratio of one to eight to one

1:00:37for the North Tower and two to three to one

1:00:39for the South Tower.

1:00:41To permit a minimum step back of six meters

1:00:44for all portions of the building above the second story

1:00:47when measured from the building face

1:00:49of the first story facing a street.

1:00:51To permit a tower separation of 23 meters

1:00:54between any portion of a tower

1:00:55above the 12th story of a building

1:00:56and any portion of another tower above the 12th story.

1:01:01To permit off street parking to not be located

1:01:04on the same lot as the use requiring the parking.

1:01:13To permit a parking ratio of 0.75 parking spaces

1:01:16per dwelling unit whereas the zoning bylaw currently

1:01:20requires a minimum of one parking space per unit.

1:01:23To permit a parking ratio of 0.5 parking spaces

1:01:26per dwelling unit for units that meet the Canadian mortgage

1:01:29and housing corporations definition of affordable housing

1:01:33and to allow for an above ground transformer

1:01:35to be within the sight line triangle.

1:01:45So now I'm gonna go through the proposed zoning

1:01:48to the 2023 zoning bylaw.

1:01:51So the applicant has requested a number of regulations

1:01:54to the 2023 zoning bylaw through a site specific

1:01:58downtown one zone.

1:02:04And once again, the applicant will go through these

1:02:06in more detail so I'll be quick when I list them off.

1:02:10To permit stacked townhouses as a permitted use

1:02:14whereas the stacked townhouses are no longer permitted

1:02:18in the downtown in the 2023 bylaw.

1:02:21To permit a building height of 15 stories

1:02:25on schedule B-4.

1:02:26To permit a building height of three to four stories

1:02:30on schedule B-4 of the zoning bylaw

1:02:33which shows a building height of five to 15 stories.

1:02:36To permit a minimum building height of three stories

1:02:38over the future development area of the site.

1:02:41To permit the placement of a building

1:02:43with a maximum height of 15 stories in an area

1:02:47which permits a park or open space.

1:02:49To permit a maximum exterior side yard of 17.5 meters

1:02:52in active frontage area.

1:02:55To permit a floor plate ratio of one to eight to one

1:02:58for the North Tower and two to three to one

1:02:59for the South Tower.

1:03:02To permit a minimum step back of six meters

1:03:04for all required portions the building

1:03:05above the second story measured from the building face

1:03:08of the first story facing the street.

1:03:10To permit a minimum tower separation

1:03:12of 23 meters between any portion of the tower

1:03:15above the 12th story of the building

1:03:16and any portion of another tower

1:03:18above the 12th story of the building.

1:03:20To permit off street parking to not be located

1:03:23on the same lot as the use requiring the parking.

1:03:27To permit a minimum depth of 0.2 meters

1:03:29between the grid and the structure

1:03:31for an underground parking structure

1:03:33located in accordance with 5.2.4A.

1:03:37To permit a parking ratio of 0.75 parking spaces

1:03:40per dwelling unit.

1:03:42And to permit a parking ratio of 0.5 parking spaces

1:03:45per dwelling unit for units that meet

1:03:47CMHC's definition of affordable housing.

1:03:51To permit an accessible parking rate

1:03:52of two accessible parking spaces

1:03:54plus an additional 0.74%

1:03:58with all type B accessible parking spaces.

1:04:00To permit a minimum width of a parking aisle

1:04:02providing two way access to be six meters.

1:04:07To permit compact parking spaces

1:04:09and to permit above ground transformer

1:04:11to be within the sight line triangle.

1:04:19The applicant is proposing to develop the property

1:04:22with two 15 story mixed use towers

1:04:24with grand floor commercial space,

1:04:25underground parking in a future development area

1:04:28featuring stacked townhouses.

1:04:31A total of 353 residential units are proposed

1:04:34across the two towers and 529 square meters

1:04:37of commercial space on the ground level of the towers.

1:04:40Within the north tower 179 residential units

1:04:44are proposed consisting of 110 one bedroom units,

1:04:4768 two bedroom units and one three bedroom unit.

1:04:51And within the south tower 129 one bedroom

1:04:54and 45 two bedroom units are proposed.

1:04:56And there are a total of 267 parking spaces

1:05:00for residents of the towers provided underground.

1:05:04And that is shown on the conceptual site plan

1:05:08which is in front of you.

1:05:10So that concludes my presentation.

1:05:13Staff are gonna, the next steps in the process

1:05:15would be for staff to complete a formal review

1:05:17of the application and come back to council

1:05:20with a decision on the application.

1:05:22And so if there's anyone watching at home

1:05:25or in person here, if you wanna stay informed

1:05:29on the application and be informed

1:05:31of when this application will be brought back for decision,

1:05:33if you could email planning at gulf.ca

1:05:36and provide your full name and either email

1:05:40or mailing address.

1:05:41And that concludes my presentation.

1:05:42I'd be happy to answer any questions.

1:05:46Great, thank you again for that.

1:05:49And as normal, we'll just go to the delegations first.

1:05:52I'm sure we'll have a few questions for you after that.

1:05:55But let's start with Hugh Handy, who is here in person

1:05:59and Stuart Cooper here.

1:06:03Oh yeah, okay.

1:06:05Coming along with you.

1:06:07Are you doing separate presentations or are you together?

1:06:17We've probably telegraphed it

1:06:18but we're gonna do the presentation together.

1:06:21Okay, so I just wanna be really clear.

1:06:23So I'm fair.

1:06:25Both of you in 10 minutes.

1:06:27Correct. No more in 10 minutes.

1:06:28Okay, that's good with us.

1:06:31I will mute and whenever you're ready to go,

1:06:33the clock will start.

1:06:35And again, you'll hear the chime at nine minutes

1:06:36and 30 seconds if need be, okay?

1:06:38To give you the warning, go ahead.

1:06:40Thank you.

1:06:41Mayor Guthrie, my name is Hugh Handy

1:06:43and I'm vice president and a land use planner with GSP group.

1:06:47I'm here with Stuart Cooper,

1:06:49who is a development manager with windmill developments.

1:06:54Tonight, as you had mentioned, Mr. Mayor,

1:06:58members of council, staff, ladies and gentlemen,

1:07:00we're here to present to you at a formal zoning meeting

1:07:06related to the Baker district.

1:07:08And that's quite exciting for the city,

1:07:10being in the center of the city

1:07:11and a large redevelopment project.

1:07:16I also have with me in the audience

1:07:18our architect, Megan Torza, who's with DETA architects.

1:07:24One of my planners, Charlotte Balak,

1:07:26is also sitting in the audience.

1:07:28And so we hope to answer any questions of you this evening.

1:07:31And of course, this has been before the public,

1:07:35not in this form, but before.

1:07:37So I'll pass it over to Stuart.

1:07:39Thanks, Hugh.

1:07:40Good evening, Mayor Guthrie,

1:07:41Mayor, our council members.

1:07:43So I'm just gonna take a quick opportunity

1:07:45to speak on behalf of Windmill.

1:07:47As you mentioned, Windmill is the development manager

1:07:50on the Baker district.

1:07:52And Windmill, as a company,

1:07:53has over 20 years of development management experience.

1:07:58We're focused on creating happy, healthy communities.

1:08:01And one of the ways that we do that

1:08:03is through the One Planet Living Framework.

1:08:05So Baker district is actually the second endorsed

1:08:09One Planet Living Community in Canada.

1:08:11And what does that mean?

1:08:13The One Planet Living Framework is essentially a means

1:08:17to introduce features including sustainable infrastructure

1:08:22that, for wealth, helps address climate initiatives.

1:08:26So that comes in the form of, for this community,

1:08:29we're pursuing zero carbon per Canada Green Building Council.

1:08:33So that includes no fossil fuels for the project.

1:08:35It's all electric building, no natural gas.

1:08:39We use a high performance building assembly

1:08:41for the project.

1:08:42We use energy efficient appliances and HVAC systems

1:08:46and high efficiency windows to promote energy efficiency.

1:08:50We also have 20% EV compatible parking stalls

1:08:54and then 100% or the residual 80% provision for EV.

1:09:00Beyond that, we also have water efficient fixtures.

1:09:03We have sustainably focused materials for the design

1:09:07in terms of the interiors and for the rest of the project.

1:09:11We promote multi-modal transportation options

1:09:13and extensive transportation demand management plan

1:09:18to help that promotes ride sharing, transit,

1:09:22and as well additional bike infrastructure.

1:09:26These all produce and provide alternative,

1:09:28less carbon intensive means for transportation.

1:09:33I think as we'll get into,

1:09:34we are also promoting a lower residential parking ratio

1:09:39for this project.

1:09:40And we've also agreed to, as part of the TDM package,

1:09:43to participate in travel surveys

1:09:44and post occupancy parking utilization studies

1:09:47to help the city more broadly

1:09:48in terms of understanding parking demand

1:09:51for downtown residential projects.

1:09:54Just mentioned that we've been working with the city of Guelph

1:09:56on the Baker District redevelopment since 2018.

1:09:58So it's been a longstanding effort,

1:09:59I think as everyone here knows,

1:10:02and as Hugh's gonna get into it is a mixed use

1:10:04development project, residential retail,

1:10:07and then part of the broader district

1:10:09in terms of the community library and urban squares.

1:10:17And I'd just like to say that we've been working closely

1:10:19with our consultants and with city staff.

1:10:21So we're excited to be here

1:10:23and look forward to any questions you have.

1:10:25So I'll hand it over to Hugh.

1:10:28Thanks, Stuart.

1:10:31As mentioned, as part of the development,

1:10:35there was an urban design master plan,

1:10:38which was completed in 2021,

1:10:40that looked at a number of elements to the project,

1:10:43including how public space would work,

1:10:46that this would really be a community hub,

1:10:48physically, socially, and environmentally connected

1:10:52within the downtown,

1:10:54that it would increase visitation

1:10:56in the residential population.

1:10:59And that is the basis of the urban design master plan,

1:11:03which was really the master plan

1:11:04for this future community within the downtown.

1:11:10Our initial application for site plan was submitted in 2021,

1:11:15revisions made in 2020, between 2021 and 2023.

1:11:19We've worked in conjunction with the city staff

1:11:25on a collaborative basis to ensure the principles

1:11:29of the urban design master plan were brought forward.

1:11:32And that is really the basis of the application

1:11:34that's before you this evening.

1:11:38The proposed development, as Lindsay has indicated,

1:11:42is two 15 story towers that will be mixed use

1:11:45with underground parking under both towers and the squares.

1:11:49So really everything that's there will be part of that.

1:11:54The North Tower is in pink,

1:11:56South Tower is in yellow,

1:11:59Central Library is in brown, public spaces,

1:12:03the Windham Square is out logically on Windham Street

1:12:09and the Central Library space is sort of spills out

1:12:14from the library.

1:12:16There's commercial spaces, we've mentioned 353 units,

1:12:21commercial space on Baker,

1:12:23commercial space on Windham Street.

1:12:25There's private amenity areas as part of balconies

1:12:28and terraces with the development.

1:12:32And as Lindsay has also mentioned,

1:12:35267 parking spaces under the towers.

1:12:40There is just for information of council

1:12:42and as council be aware, there's parking under

1:12:45the Guelph Public Library to the tune of about 154 spaces

1:12:49under that building as well.

1:12:54The North Tower, just to break this down,

1:12:56there's 179 residential uses, mostly one in two bedrooms.

1:13:00There's a three bedroom right now,

1:13:01but obviously things are being finalized

1:13:05through the site plan process and building process.

1:13:08174 units under one and two bedrooms

1:13:12under as part of the South Tower.

1:13:16The North Tower will feature gym amenity,

1:13:19kitchen party room amenities and outdoor terrace

1:13:22on the second floor overlooking Windham Street North.

1:13:26The South Tower, there'll be co-working amenity

1:13:29on the ground floor, kitchen party amenity space,

1:13:32and again, a second floor overlooking

1:13:34the library urban square.

1:13:37The two urban squares will provide shared amenity space

1:13:40for the residents of the site and the greater community.

1:13:42That was one of the goals that this would be a site

1:13:45that would be not only for the residents,

1:13:47but part of Guelph's fabric in the downtown.

1:13:52Both squares will have soft landscaping and seating

1:13:57and spaces for programming for both the library

1:14:01and the broader community.

1:14:03The new central library as council and the public

1:14:05will be aware is under construction as well

1:14:08at the south end of the site and part of the fabric

1:14:12and part of this development.

1:14:17The zoning bylaw amendment required before you this evening

1:14:20is really, as I mentioned, the basis

1:14:23for this evening's meeting obviously,

1:14:25but through the site plan process,

1:14:27these regulations have been discussed with staff

1:14:31and as part of our architect and vision as Windmill,

1:14:36as development as part of this moving forward.

1:14:41As Lindsay had mentioned, I'll go through some of the,

1:14:46and maybe just to highlight some of the things,

1:14:49for instance, the urban square.

1:14:52There's a setback of 17 point,

1:14:54this is the third bullet down, 17.5 meters

1:14:58with an active frontage.

1:15:01As part of your downtown secondary plan,

1:15:03zoning bylaw, the idea is to activate frontages

1:15:06on the main roads and arterials.

1:15:09To achieve the urban square,

1:15:12the activity needs to move back.

1:15:15So that is really an explanation of one of the regulations

1:15:20within the development to say that

1:15:24we've tried to accommodate a number of different aspects,

1:15:27including creating towers that will meet

1:15:32the transitions within the site to the library at the south,

1:15:37stepping down the building somewhat

1:15:38in order to relate to the library and then at the north

1:15:43for future stacked house developments,

1:15:45trying to step that down as well.

1:15:47So there's an idea and which urban design trying to,

1:15:53what is the pedestrian experience?

1:15:54There's obviously going to be a tower in the sky,

1:15:58but there's also what does it feel like

1:16:00at the base of the buildings?

1:16:01And so some of these regulations,

1:16:03I'll let our architect come up if there's specific questions

1:16:07and rather than repeating the number of things

1:16:10in front of you and looking at my time of one minute

1:16:13in 21 seconds, I'm cognizant of that as well.

1:16:18There is parking regulations, part of this,

1:16:21was a traffic impact or parking impact study done

1:16:25that was peer reviewed.

1:16:27So our consultant WSP looked at it,

1:16:30BA group peer reviewed it to ensure

1:16:32there is enough parking on the site.

1:16:34And so that is looking at a 0.75 ratio.

1:16:38We believe that is adequate, especially in the downtown.

1:16:41There are a number of aspects of ensuring that people

1:16:48do not use their cars.

1:16:49And ultimately there's a developer in front of you

1:16:52that is seeing the shift in that

1:16:55and as part of this development, we believe

1:16:58it's an appropriate standard to achieve.

1:17:04As I said, I'm happy to answer any other questions

1:17:07of our team with our team here,

1:17:11but we look forward to the discussion this evening

1:17:14and to bringing this development

1:17:15out of the ground in the near future.

1:17:17Thank you.

1:17:19Great, thank you very much.

1:17:21So start with the class and then downer please

1:17:23for questions.

1:17:26Thank you, Mayor Guthrie and through you to the delegates.

1:17:30Thank you for the presentation.

1:17:31And I did have, I wasn't ready to go first.

1:17:35So I did, I actually had a question about

1:17:38Wyndham Street and the square on Wyndham Street.

1:17:41So one thing that, and I'm sure that you're working

1:17:44and in hand with city staff on this one,

1:17:46but one thing that I, I talked to a lot of businesses

1:17:48downtown and you spoke a little bit

1:17:50at the end of your presentation to like, you know,

1:17:52the feel and look of what Wyndham Street will be like

1:17:55and that square, how, you know, from early drawings,

1:17:59I know that it's so early in the process.

1:18:01I just, I wanted to understand a little bit better

1:18:03about what that's going to be like on Wyndham Street.

1:18:08Oh, sorry. Yeah.

1:18:09Through you, Mayor Guthrie.

1:18:10So happy to speak to that.

1:18:11And as you mentioned, in the exception,

1:18:15I think for, for this project is we're actually,

1:18:18as you mentioned, we've done close to two years

1:18:20of site plan work closely with city staff.

1:18:23So we've worked very closely with Urban Design

1:18:26with landscape to really flush out what the look and feel

1:18:30of these urban squares is going to be.

1:18:33So it's going to be a mix of really areas

1:18:37that can be multifunctional.

1:18:39I think specifically urban square, you know,

1:18:41we've anticipated for again, working closely with staff,

1:18:44you know, future programming uses for that space.

1:18:48And that moving over to Wyndham Urban Square,

1:18:50there's a mix of seating.

1:18:51It's open space to, you know, being very conscious

1:18:54of accessibility in terms of making sure

1:18:56there's no choke points, making it very free flowing

1:18:59and kind of lost on the plan view.

1:19:02But that frontage of the podium of the North Tower

1:19:06is intended to all be retailed to really animate that space.

1:19:09So it'll be a mix of public space that also interacts

1:19:12with the private uses that kind of frame that space.

1:19:15And then as you said, it steps back

1:19:17and then transfers into the tower form.

1:19:20So it's going to be a mix of hardscape

1:19:21and landscape as well.

1:19:22So I think there was a lot of thoughtful comments

1:19:26that came from staff through that process.

1:19:29Yeah, so I hope that gives you a sense.

1:19:33Great, thank you.

1:19:34You answered my next question,

1:19:35which was where the commercial would be.

1:19:37So just because the drawings are a little bit small

1:19:39and I didn't see exactly.

1:19:40So thank you for that.

1:19:42I did have a question because I think I read that 12%

1:19:47of the units will be affordable.

1:19:49And I just, I wanted to ask if at this point

1:19:52you have any more information about that

1:19:54or is that too early in the process?

1:19:56Yeah, so at this point,

1:19:58there's a commitment on behalf of Windmill

1:20:00to the city to explore providing up to 12% affordable housing.

1:20:04At this point, we're still working collaboratively

1:20:06to understand how we can provide that

1:20:09in terms of appropriate units.

1:20:11We're still working through costing as well on our side.

1:20:14So just trying to find what that appropriate amount

1:20:17that we can deliver in a meaningful way.

1:20:20Okay, thank you.

1:20:21And maybe this is just because I don't understand the process.

1:20:23So maybe this is a staff question for later,

1:20:25but how do you connect about that?

1:20:27Like once you've like completed your planning

1:20:29and you have an idea of how much actually you'll get,

1:20:32like where in the process will you end up

1:20:36with that final number?

1:20:38Yeah, absolutely.

1:20:40So in terms of part of it is working towards

1:20:43the appropriate definition for affordable housing,

1:20:45which as was listed up there,

1:20:47is right now is the CMHC definition of affordable housing.

1:20:50And then through that,

1:20:52we're still working on, again,

1:20:54the costing for the project and that determines our price

1:20:58for units and then finding basically what units

1:21:01and what unit size we can deliver that'll align for that.

1:21:05So I think it's, my recollection is at that time of sale

1:21:09is actually when we qualify

1:21:11for that affordable housing destination.

1:21:17Okay, thank you.

1:21:18And I think that's it for me.

1:21:20Thank you.

1:21:21Great, thank you.

1:21:22Downer than Bucitil.

1:21:24Thank you through you, Mr. Mayor.

1:21:26It's great to get to this point.

1:21:28It's really exciting, really from the first announcement

1:21:33of our partnership.

1:21:34So I'm excited that you're here tonight.

1:21:37One of the things I was going to ask,

1:21:40not about the development myself,

1:21:41but about the piece that's not being developed.

1:21:43So the future development area,

1:21:45can you just tell me a bit about that

1:21:47and what are the plans for that?

1:21:50Yeah, through you, Mayor Guthrie.

1:21:52So at this point,

1:21:53we've identified it as a potential development site

1:21:56and as the UDMT spells out,

1:21:59it's contemplated as Stacktown houses.

1:22:01So we protected for that use as part of this application.

1:22:06It's going to be in the future,

1:22:08a separate site plan application.

1:22:10So right now we have two active site plan applications

1:22:12for the North Tower, South Tower respectively.

1:22:15We haven't filed anything for the South Tower,

1:22:17or sorry, for that potential development site yet.

1:22:20So at this point,

1:22:21don't have any further information on it,

1:22:23but at this point it's just reflective.

1:22:25Okay, so you're possibly Stacktown houses on that area.

1:22:28Okay, that's nice across from there.

1:22:32The other thing I would like to know,

1:22:33so what is your timeline for shoveling the grounds

1:22:36on this project?

1:22:37I know you'll have to come back for final approval yet, but...

1:22:41Yeah, so in terms of construction timeline,

1:22:44at this point,

1:22:46we've been working towards a launch in the new year,

1:22:50and then we would have to work towards

1:22:52our construction finance timeline.

1:22:54Roughly we're looking end of 2024,

1:22:57but that is subject to a number of factors,

1:23:00but that's what we're actively working towards

1:23:02at this point.

1:23:03Great, thank you very much.

1:23:07Great, Pusatil please.

1:23:08Thank you, and through the mayor,

1:23:09thank you for the presentation.

1:23:10I have a question in your document here.

1:23:14There is reference to off-street parking spaces,

1:23:18and I followed that,

1:23:19and then in a couple of sections it says,

1:23:21to allow off-street parking to not be located

1:23:24on the same lot as the required use.

1:23:29I get where it is.

1:23:30Can you explain that?

1:23:31I'm trying to picture,

1:23:32so you have a development

1:23:33and you have some on-street parking.

1:23:35Where will this other off-street parking,

1:23:41I'm not sure I understand exactly

1:23:43where the off-street parking will be moved to?

1:23:48Through your worship to the councillor.

1:23:51So the regulation is put in there.

1:23:54Obviously there will be part of the building,

1:23:58there will be parking under there,

1:24:00under the building,

1:24:01but any visitor parking would be located

1:24:04on a separate parcel as part of the library,

1:24:07so that that would be the reason

1:24:09we put the regulation in there

1:24:11to allow that parking to be located

1:24:14in a different location, and the regulation.

1:24:17Sorry, just to be clear then,

1:24:18so it would be a designated visitor parking

1:24:22in the library parking, is that correct?

1:24:24It would be so that visitor parking

1:24:26does not have to be supplied on the site,

1:24:28the private site,

1:24:30that there would be parking allowed on an adjacent site.

1:24:35It's not assigned,

1:24:36but that's the purpose of the regulation.

1:24:39So it would be not assigned but counted, is that correct?

1:24:42So those spaces would be counted as visitor?

1:24:45No, it would be off-site,

1:24:47like so parking would not be permitted on the site.

1:24:51And I can add to that as well.

1:24:53So in terms of our parking discussions with city staff,

1:24:58in terms of we have a residential rate,

1:25:00we are keeping the visitor rate per the bylaw,

1:25:03but we are working with staff on a payment and lieu agreement

1:25:07that basically, my understanding from the downtown master plan,

1:25:13the city is going to be taking an initiative

1:25:14to develop a PI out bylaw.

1:25:17So we are kind of ahead of the curb

1:25:19and working with staff to address that for visitor parking.

1:25:22So it's huge suggesting it's,

1:25:24conceptually it could be in the library,

1:25:26but it's really just to accommodate off-site,

1:25:29that's the agreement that kind of rounds out

1:25:33that consideration.

1:25:35Thank you.

1:25:37Thank you.

1:25:37Councillor Chew is next.

1:25:40Thank you through you, Mr. Mayor.

1:25:43Yeah, great presentation.

1:25:44Thank you for doing this.

1:25:46I just caught onto one of my colleagues,

1:25:49some of your comments from my colleague.

1:25:51I was just wondering,

1:25:52you guys are looking at payment and lieu

1:25:54to kind of offset some of the physical parking spaces

1:25:57that you may not be able to accommodate.

1:26:01Are there further discussions of staff

1:26:03on how you can continue to look into TDM measures?

1:26:06I know you guys have been very generous so far,

1:26:08but is that conversation ongoing for you guys?

1:26:11And is that something you could consider potentially?

1:26:15Yeah, so through you, Mayor Guthrie.

1:26:17In terms of the TDM, so as you mentioned,

1:26:20I'll kind of give the longer answer.

1:26:22We worked closely with our transportation consults

1:26:25through the ESP and through a peer review process

1:26:27with VA Group and closely with staff

1:26:29on developing the TDM package that's with Baker.

1:26:33So at this time it is concluded,

1:26:36but I would say for my personal experience,

1:26:38it's the most robust TDM that I've participated in

1:26:41in terms of the privilege

1:26:44for the bicycle infrastructure.

1:26:46We're also looking at rides,

1:26:47sharing for EV bikes as well as EV vehicles.

1:26:51We're doing a contribution for any units

1:26:54that are not purchased with parking

1:26:56that they'll be receiving a mobility credit

1:27:02as well, a contribution to a transit pass.

1:27:05So we feel like we've really tried to be pretty fulsome

1:27:07and really intentional about this idea

1:27:12of working towards a lower ratio,

1:27:13but truly providing means to facilitate a lifestyle

1:27:17without a car.

1:27:20And just one quick follow up, Mr. Mayor.

1:27:23Yeah, I think that's great.

1:27:25Thank you for mentioning all those measures.

1:27:28I think if we can continue the ideation

1:27:30throughout this whole process,

1:27:32just without any commit, necessarily any commitments,

1:27:36I think that would be great for discussions internally.

1:27:39And I think that would be appreciated as well,

1:27:40because the TDM measures are essentially a tool

1:27:44for us as well in how we negotiate cash and lieu

1:27:47and all those other measures, right?

1:27:49So if you can continue the discussion internally,

1:27:52I think that would be great.

1:27:53Lee, appreciate it.

1:27:57I got Councillor Roark next.

1:27:59Thank you, Mayor Guthrie.

1:28:00Through you to the delegates,

1:28:03can you refresh my memory?

1:28:04I feel like I should know this.

1:28:06Are these buildings purpose-built rental,

1:28:08or are they condo?

1:28:12Yeah, so through you, Mayor Guthrie.

1:28:14At this point, we are proceeding with the North Tower,

1:28:17which is, it's gonna be a phase development.

1:28:19So the North Tower to lead

1:28:21with the underground garage followed by South Tower.

1:28:23So at this point, we're proceeding with North Tower

1:28:27as condo and then still considering the South Tower

1:28:30for condo or purpose-built rental.

1:28:33Okay, so through you, Mayor Guthrie, to our delegates.

1:28:36So in the condo, are some of those units,

1:28:40CMHC affordable condos as well?

1:28:44So in terms of the provision of the affordable units,

1:28:47so it was 12% across the whole unit portfolio.

1:28:52So that is part of the consideration in terms of

1:28:54whether it would be for the condo

1:28:56or for the purpose-built rental.

1:28:58At this point, we haven't made any decisions on that yet,

1:29:01but it is being considered across both towers.

1:29:04Okay, so it's not something I forgot,

1:29:06it's just not baked quite yet.

1:29:08Great, thanks.

1:29:11Great, thank you.

1:29:12I don't see any further questions,

1:29:14except for me, just really simple.

1:29:17So what's it currently zoned for there for height?

1:29:24Simple question.

1:29:2523 stories there or is it in the view corridor?

1:29:28No, well, there's the view corridor

1:29:29through the center of it.

1:29:31Yeah, but these two towers are not in the view corridor.

1:29:34It would be 15 stories, like permitted in-

1:29:36No, I know you're asking for 15,

1:29:38but can you do 23?

1:29:46Good question.

1:29:49Oh, sorry, okay, sure.

1:29:51I'll just, I need the answer before I continue with-

1:29:54Yeah, that's fine.

1:29:55My question.

1:29:56Through the mayor, so through official plan amendment 80,

1:29:59the province allowed up to 23 stories,

1:30:02that's through the official plan.

1:30:04So our zoning didn't,

1:30:09isn't 100% in alignment with OPA 80

1:30:13because due to the timing of OPA 80

1:30:15coming into full force and effect

1:30:17and the comprehensive zoning bylaw.

1:30:19So the zoning bylaw does allow the 15 stories.

1:30:21However, they are asking for some,

1:30:24because of map 67 in the 1995 bylaw,

1:30:27and then I think it's scheduled before

1:30:29in the 2023 bylaw, the way it's set out.

1:30:33I have it in front of me,

1:30:34but it's, yeah, it's kind of like on a different,

1:30:37different heights on a different angle.

1:30:38So that's why, and the buildings are more rectangular

1:30:43rather than triangular, as shown on map 67.

1:30:45That makes any sense, but-

1:30:47Sure, absolutely.

1:30:49Especially when you said scheduled before,

1:30:51I knew exactly what you meant by that.

1:30:52Or 67.

1:30:53Yeah, yeah.

1:30:55Yeah, so that's why they have asked

1:30:56for those specialized regulations

1:30:58because there are portions of the towers

1:31:01that are higher or lower and don't exactly align with map 67.

1:31:05But as the applicant has mentioned,

1:31:07they are not within the view corridor.

1:31:09So there's no specialized regulation

1:31:11being asked for to the view corridor,

1:31:13but it's just to be in alignment with this,

1:31:17the schedules in our defined area maps.

1:31:20Okay, that was really clear.

1:31:23It was actually, it was good.

1:31:26Okay.

1:31:28I'll just, yeah.

1:31:29You probably know where I'm going on this.

1:31:32Can we go higher?

1:31:33Yeah.

1:31:34So let me just give some context to my question, okay?

1:31:38So, and I'm picking it up because of councillor O'Rourke's

1:31:43question and councillor Clauss's question

1:31:45about affordable housing, okay?

1:31:47So I don't know if anyone's heard about this,

1:31:48probably you have, because you live in the planning world,

1:31:50but, and I know it's all site-specific, okay?

1:31:53I know, but did you hear what Kitchener council did?

1:31:57Like, I don't know, a month ago or something.

1:31:59There was a proposal, the developer was standing

1:32:01at the podium just like you are.

1:32:03And in the moment, a councillor said,

1:32:06you know, if we gave you more height,

1:32:08would you be willing to give some community benefit to that?

1:32:10And the developer walked up to the microphone and said,

1:32:12let's do it.

1:32:13That's an exact quote.

1:32:15And they gave, I think, 10 extra stories to a building.

1:32:18I'm not suggesting that here,

1:32:20but that's what they did in Kitchener.

1:32:22And in return for that, they got almost 12%

1:32:26more affordable housing units in that development.

1:32:30So I guess I'm just wondering why, if it's 15,

1:32:34I know that we're basing on this map stuff I just heard,

1:32:36which I totally respect and agree with.

1:32:38But I'm just, really, my question comes down to,

1:32:41if something is zoned for 23 stories,

1:32:43if it's allowable, why you wouldn't go higher?

1:32:47And so, yeah, that's my basis.

1:32:49So there is not, not just just wondering

1:32:53why you're not going higher, if it's allowed,

1:32:55or if it's feasible.

1:32:56If it's not, I'm totally fine with that.

1:32:58But I'm just trying to figure out

1:33:00why you wouldn't want to do that.

1:33:02And maybe we could all win at the end of the day,

1:33:05especially with some more affordable housing.

1:33:07Thank you, Worship, for the question

1:33:09and sort of the joint answer to get to your answer.

1:33:15Part of the, I mean, nobody was probably more surprised

1:33:19than me to see 23 stories in the downtown,

1:33:23having been in front of you for the 23 story proposal

1:33:27previously.

1:33:28There is some history to this site

1:33:30from a standpoint of the urban design master plan

1:33:33and sort of taking this through.

1:33:36Lindsay's explanation of the height is really,

1:33:40kind of how we had to look at this

1:33:42and molding the development.

1:33:45So there is kind of where we got here

1:33:48and mid-process and OPA 80 is more recent.

1:33:52You're right in terms of what you've heard from Kitchener

1:33:55and looking at some of the things on a site

1:33:59where you can have that balance.

1:34:02And some of this comes down to parking

1:34:05and ultimately a market.

1:34:07I know like, I wanna see us get,

1:34:10I know you've had the debate in the downtown about parking

1:34:15and not even going as low as we're proposing.

1:34:19So maybe to get to the short answer to it,

1:34:24maybe we need to consider that further.

1:34:26Obviously this is a public meeting for comment,

1:34:29but I think in terms of where windmill is going,

1:34:33we may be at the conclusion.

1:34:37Yeah, I think just to add onto that

1:34:39I think that was well said to you.

1:34:41I would certainly agree broad brush stroke

1:34:43that more density gives us more opportunity

1:34:47to explore community benefits, whatever form those take.

1:34:51I would say from this project specifically,

1:34:54and as you noted each project is different,

1:34:56different constraints.

1:34:58Baker District is a downtown site,

1:35:02tight site, constrained site, lots of challenges.

1:35:05And particularly the challenge with additional heights

1:35:08would be the underground garage and the constraint

1:35:11you have in terms of,

1:35:13it's not a very efficient underground,

1:35:14I think as everyone can tell from the site plan,

1:35:16kind of looks like a K, it's difficult to lay out.

1:35:19There's bedrock, the water table considerations.

1:35:22So, you know, reducing parking would potentially afford

1:35:27us the opportunity being respectful of the process

1:35:29that we've gone through, but just responding to that.

1:35:33Yes.

1:35:34No, fair.

1:35:35I just thought I'd throw it out there

1:35:36and you're right about the parking.

1:35:38We even are experiencing that on our side

1:35:40with the library and whatnot.

1:35:42So we get the constraints there too.

1:35:45Okay, that was my only question.

1:35:46I just thought it would just bring it up.

1:35:50We had similar questions with other developers

1:35:53not even in the downtown and on Woolwich Street

1:35:56there was a developer there

1:35:57and we wondered why it wouldn't go higher there.

1:35:59And so we sometimes have these questions about density

1:36:02just to see if it's allowable,

1:36:04why there isn't that opportunity

1:36:06to go there, especially in the housing crisis

1:36:08that we're in to see if there's more availability of units.

1:36:12So that's, you've answered the question fine.

1:36:14I just want you to know it's not that you have

1:36:16to satisfy me anyway, but it's totally a great answer.

1:36:19I appreciate it.

1:36:21Well, thank you, Mr. Marin.

1:36:22I know city staff is obviously probably looking

1:36:24at the implementation of 23 stories in the downtown

1:36:28and how that impacts various areas

1:36:32when you just take the paintbrush out is one thing

1:36:35when you get down to the fine fabric of it

1:36:38where does it make sense?

1:36:39And so I think those are all parts of the discussion

1:36:44that we're happy to, you know, we've received the message

1:36:46if there's things that as this moves forward back to council

1:36:50and we'll see where the discussion goes.

1:36:53Great, no problem.

1:36:54That was my only question.

1:36:55So thank you very much

1:36:57and thank you for your delegation

1:36:58for doing it jointly.

1:36:59We appreciate that.

1:37:00Thank you.

1:37:02Oh, sorry, Councillor Billings, are you waving there?

1:37:04I'm sorry, I'm so sorry.

1:37:05I'm trying to juggle a bunch of stuff there.

1:37:07My apologies.

1:37:08Go to Councillor Billings next.

1:37:10Question through you, Mr. Mayor.

1:37:12And it was about the parking.

1:37:15So 0.75 of 353 units.

1:37:21That's around 265 and you're proposing

1:37:24to put in 267 parking spots, but no visitor parking

1:37:31except for maybe the PIL program.

1:37:34So then why are you asking for 0.5

1:37:38for affordable housing parking spots

1:37:40when you already have the 267 spots

1:37:45which would accommodate your request for the 0.75?

1:37:49Is it because you want to reduce the amount of PIL

1:37:52that you would have to pay for visitor parking

1:37:54or why are you doing this?

1:37:57Through you, Mayor Guthrie.

1:37:58So in short, no, it's not a means to reduce the PIL.

1:38:04The 0.5 is a recommendation that came

1:38:09through the peer review process with VA Group,

1:38:11the peer reviewer that was retained.

1:38:14So we've endorsed that.

1:38:15And it's really a means to provide some flexibility

1:38:18in terms of if we want to explore one of the avenues

1:38:23that we can explore through the affordable housing

1:38:25is if we were to look at large units,

1:38:30splitting them into smaller units,

1:38:33that would afford us the opportunity

1:38:34to lower purchase price,

1:38:36get into that affordable territory.

1:38:38But again, given if we add units,

1:38:41it would increase the parking demand at the 0.75.

1:38:45So the 0.5 does give us also flexibility

1:38:47to explore creating additional units

1:38:51within the same parking framework of the 267 stalls

1:38:55that we can fit in the underground garage.

1:38:58So you're not thinking at all

1:39:00to lower the 267 parking spots?

1:39:04No, if anything, just with regards to the PIL,

1:39:08the way that we've been exploring it is that

1:39:11in the event that we were to sell less than the 267 stalls

1:39:15as residential parking,

1:39:17there's an avenue to revisit that

1:39:18and look at providing visitor parking on site.

1:39:22But the intention is that, again,

1:39:25the 0.5 was more to accommodate,

1:39:28give us more flexibility when exploring

1:39:30affordable housing options.

1:39:32Okay, that makes sense, thanks.

1:39:35Okay, thank you, Councillor Blanks.

1:39:36All right, that's it.

1:39:38Thank you very, very much.

1:39:39Okay, we had nobody else signed up formally,

1:39:45but here we go.

1:39:46Clark's just gonna throw this number up on the screen.

1:39:49It is 519-837-5603,

1:39:51837-5603,

1:39:54519-837-5603.

1:39:58If you would like to also give your thoughts

1:40:00on this application, feel free to call in.

1:40:03The clerks can line you up to speak to us if necessary.

1:40:06And while we're waiting for that,

1:40:08is there anyone in the room

1:40:10that wants to speak to directly to this one?

1:40:13No, okay, great.

1:40:14So we'll just wait to see if someone online

1:40:17wants to speak to this one.

1:40:19So we're gonna take about a three-minute break,

1:40:21just for a second here,

1:40:22for three, four-minute break,

1:40:23just to wait to see if anyone calls in,

1:40:25and then we'll come back, okay, thank you.

1:43:52All right, this is your 30-second warning, everybody.

1:45:12Okay, I'd like to call the meeting back to order, please.

1:45:16And before we go on with anything further,

1:45:19could someone please move receipt

1:45:20of the application for me, please?

1:45:22Richardson and Ault, thank you very much.

1:45:26That's great.

1:45:27Okay, you're gonna hear me as a broken record

1:45:31every single time, but you can do questions

1:45:35and comments at the same time for this.

1:45:39Please do not bring up comments or any questions

1:45:42if they've already been brought up by people, okay?

1:45:45I've got to keep moving things along.

1:45:48I'm gonna start on the screen first.

1:45:50I saw a couple hands go up.

1:45:51Who was it?

1:45:52Guller, did you have your hand up?

1:45:55Okay, I'll start with you.

1:45:56Go ahead.

1:45:58Thank you for your worship.

1:46:00I'll be quick, just a comment,

1:46:02encouraging our staff team to work with proponents.

1:46:06I'm very excited that they're looking at

1:46:08possibly 12% of the units being affordable.

1:46:11If there's any way that the city could encourage them

1:46:13to increase that number,

1:46:15being by allowing more units

1:46:17by going up a couple more stories,

1:46:19I think we should jump another opportunity.

1:46:21And I look forward to seeing more developers

1:46:25bring this forward.

1:46:26If every application came forward

1:46:27with 10% affordable units,

1:46:30we would not be in the problem that we're in as a city.

1:46:32And we would not have had to have the meeting

1:46:34that we had just before this one

1:46:36to address the shortage of housing here in the city.

1:46:40Thank you, Your Worship.

1:46:42Thank you, Councillor.

1:46:43Anything else further from a question or comment on this?

1:46:46Don't see anything else?

1:46:48Nope, okay.

1:46:51Giddy up.

1:46:53I'll call the vote.

1:46:54Then you want against receiving this application?

1:46:58It's unanimous.

1:47:01Thank you very much.

1:47:02We'll see you soon, whenever soon is.