Report 2026-116 regarding proposed Official Plan Amendment and Zoning By-law Amendment applications submitted by GSP Group Inc.… be received

56:29Just also on the record is Councillor Richardson

56:34has given regrets for the entire meeting.

56:37So with that, Kelly is going to be,

56:40Kelly is our staff member, senior planner.

56:42Hello, thank you for coming.

56:44Is going to be doing a presentation

56:46just to outline what's in front of us to consider.

56:49And just so everyone knows, this isn't a decision meeting.

56:54This is just an application that we are receiving

56:58where it's the first time it's in front of us.

57:00We're here to hear people out, us to ask a few questions,

57:04and then it gets sent back to staff.

57:07So we're not here to make an actual decision.

57:10And so with that, I turn it over to you

57:12and then we'll get into our delegations.

57:14Thank you.

57:17Awesome, thank you.

57:18So good evening, Mayor Guthrie, members of council,

57:20members of the public and staff.

57:22My name is Kelly McCormick,

57:23a nine and development planner reviewing

57:24the Official Plan Amendment

57:25and Zoning By-law Amendment application

57:28for 210214222 College Avenue East

57:31that was received by GSP Group Inc.

57:33on behalf of EM-Gulf Development Limited Partnership.

57:37The proposed application seeks to permit

57:39the development of a 10-story purpose built,

57:41post-secondary student apartment building

57:42with 153 units.

57:45And as Mayor Guthrie noted,

57:46this is the statutory public meeting.

57:48No decisions are being made tonight on the application.

57:53Bear with me as I try and, perfect.

57:55I think it'll switch.

57:57So the site currently consists of three separate parcels

58:01and is located on the north side of College Avenue East

58:04between Eastring Road and Dundas Lane.

58:07The site is rectangular in shape

58:08with approximately 61 meters of frontage

58:10along College Avenue East

58:12and has an area of approximately 0.39 hectares.

58:15Currently, the site consists of vegetation

58:18and three single attached dwellings

58:20in terms of the surrounding land uses.

58:22Immediately to the north is the Cuttenfield Golf Course.

58:25To the east is a secondary parking area for Cuttenfields

58:27and then the Cuttenfield Golf Course.

58:30And then further east are lands associated with university,

58:32including a research plot in several university buildings

58:35and the Arboretum lands.

58:36To the east is the main University of Guelph Campus.

58:40Immediately across from the site

58:41is Varsity Field and a parking area.

58:43And then to the west is a two and a half story

58:45single attached dwelling.

58:47And further west is the Cuttenfields

58:48indoor recreation dome, clubhouse and parking area.

58:54So currently the site is designated

58:56low density residential in the city's official plan.

59:00So it's intended to provide

59:00for a variety of low density residential housing forms

59:03like single attached, semi-detached dwellings,

59:05multiple unit residential buildings

59:07such as townhouses and apartments.

59:09Because this site is located on a nartigral road

59:11within the built up area of the city,

59:13the existing land use designation permits

59:15up to three stories and a density of 60 units per hectare.

59:21So the purpose of the proposed official plan amendment

59:23application is to change the land use designation

59:26to high density residential.

59:28And then to also add a site specific policy

59:31to permit a maximum net density of 425 units per hectare

59:34for a post-secondary school residence.

59:36Whereas the high density residential designation

59:39would permit a net density up to 150 units per hectare.

59:45All right, so the lands are currently zoned

59:47low density residential one,

59:48which permits single attached and semi-detached dwellings

59:51and small multi unit residential buildings

59:53and on street townhouses.

59:55There's also a holding provision on the lot

59:57musically known as 222 College Avenue East

1:00:00that is there to ensure that the lands are not further

1:00:02intensified until the owner has addressed certain

1:00:04servicing related conditions to the satisfaction of the city.

1:00:09In terms of the proposed zoning,

1:00:11the applicant has requested to change the zoning

1:00:13to a specialized high density residential zone

1:00:16with several specialized regulations.

1:00:19So the proposed use and the specialized regulations

1:00:21have been requested by the applicant

1:00:22without staff input at this time.

1:00:24We are currently reviewing it and we'll bring forward

1:00:26a future recommendation report to counsel for a decision.

1:00:30So with respect to the specialized regulations

1:00:32that have been requested to facilitate the proposal,

1:00:37the use post-secondary school residence

1:00:39has been requested to be added as an initial use

1:00:42that has defined to mean the whole of an apartment building

1:00:47consisting of dwelling units primarily intended

1:00:49for post-secondary school students

1:00:51to increase the maximum density

1:00:53from 150 units per hectare to a maximum of 425 units per hectare

1:00:57for a post-secondary school residence.

1:01:00Reduce the minimum front yard setback

1:01:01from six meters to 4.3 meters.

1:01:05Reduce the minimum interior side yard setback

1:01:07along the east side from 7.5 to 5.5 meters

1:01:10and reduce the minimum rear yard setback from 7.5 to 5.5.

1:01:14Permit a retaining wall 0.2 meters from the rear lot line

1:01:17and the east interior side lot line.

1:01:19Reduce the minimum buffer strip along the east interior

1:01:21side lot line from 3 meters to 0.2 meters.

1:01:25Permit a transformer and retaining wall

1:01:27within the buffer strip,

1:01:28whereas they are not currently permitted to be there.

1:01:30Increase the maximum floor plate size

1:01:32from 1200 square meters for the seventh and eighth story

1:01:35to 1600 for the seventh story

1:01:37and 1280 square meters for the eighth story

1:01:41and then from 1000 square meters for each story

1:01:43above the eighth story to 1100 square meters

1:01:48for the ninth story.

1:01:50Additionally, to reduce the minimum building setback

1:01:53to two meters for all portions of the building

1:01:55above the seventh story facing a street,

1:01:58whereas the minimum building setback is three meters

1:02:00required for all portions of the building

1:02:01above the sixth story facing a street,

1:02:03so one meter less, one story higher.

1:02:06Reduce the minimum tower setback from 12 meters

1:02:08to 5.5 meters for the east interior side lot line

1:02:11and rear lot line and to 9.5 meters

1:02:13from the west interior side lot line,

1:02:15measured perpendicular from the exterior wall

1:02:17of the sixth story.

1:02:18Reduce the minimum number of active entrances

1:02:21required from one active entrance

1:02:23for every 30 meters of street line

1:02:25for the portion of the building facing the street,

1:02:27which would require two active entrances

1:02:29to one active entrance.

1:02:32Reduce the minimum common amenity area required

1:02:34from 20 square meters per dwelling unit

1:02:35to 16 per dwelling unit.

1:02:40Increase the maximum angular plane adjacent

1:02:42to an RL1 zone from 30 degrees to a maximum of 61 degrees.

1:02:47Permit a parking space dimension of 2.75 meters

1:02:50by 5.5 meters.

1:02:51Apply a minimum parking rate of 0.42 parking spaces

1:02:55per dwelling unit for a post secondary school residence,

1:02:58inclusive of resident and residential visitor parking spaces

1:03:02with a minimum of 20% of the required parking spaces

1:03:04to be reserved for the exclusive use of visitors.

1:03:07Permit a pickup and drop off parking space

1:03:10within the front yard and setback 1.65 meters

1:03:12from the front lot line,

1:03:14whereas parking spaces are not permitted

1:03:16in the front yard and are required to be setback

1:03:17a minimum of three meters from a lot line.

1:03:20Permit a driveway or ramp to be setback

1:03:22zero meters from the building,

1:03:23whereas a minimum three meter setback

1:03:25is required from a surface driveway to a building wall.

1:03:28Permit exterior stairs to project 4.1 meters

1:03:30into the required front yard

1:03:31and be setback 0.2 meters from the front lot line,

1:03:34whereas exterior stairs are permitted to project

1:03:351.5 meters into the required front yard

1:03:38and be setback a minimum of 0.8 meters

1:03:39from the front lot line.

1:03:41And to permit a berry free access ramp

1:03:43to be setback a minimum of 0.1 meters from the front line,

1:03:46whereas a minimum setback of 0.8 meters is required.

1:03:50All right, so in terms of the proposed development,

1:03:53it consists of a 10 story purpose built

1:03:55student apartment building containing a total

1:03:57of 153 dwelling units,

1:04:00which would include a mix of two, three and four bedroom units

1:04:03for a total of approximately 529 bedrooms.

1:04:06The principal building entrance is located

1:04:08along College Avenue East with secondary access

1:04:12located along the west side of the building.

1:04:16There's a driveway on the east side of the site,

1:04:18which provides access to the pickup drop off parking space

1:04:20at the front of the site,

1:04:21as well as the onsite loading area and underground garage.

1:04:24Total of 65 parking spaces are provided

1:04:27in the underground garage,

1:04:2813 of which are proposed to be provided as visitor spaces

1:04:30and two of which are accessible.

1:04:33Additionally, 194 long-term bicycle spaces

1:04:35are included in the second level

1:04:36of the underground parking garage.

1:04:38And 16 short-term bicycle parking spaces

1:04:40will be provided near the principal building entrance.

1:04:43Additionally, the proposed development

1:04:44will include a total of 2,477 square meters

1:04:47of indoor and outdoor common-money space.

1:04:49Indoor amenity space will be provided throughout the building

1:04:52and outdoor common-money areas will be provided

1:04:54within a ground floor courtyard in the middle of the building,

1:04:57as well as on the westerly interior side yard,

1:05:00as well as a 10th floor terrace facing College Avenue.

1:05:05So staff's review of the application

1:05:07will address the following issues.

1:05:10Evaluation of the proposal for conformity and consistency

1:05:12with the Planning Act

1:05:13and the 2024 Provincial Planning Statement.

1:05:16Evaluation of the proposal's conformity with the official plan,

1:05:19including official plan amendment criteria.

1:05:22Evaluation of the proposal's conformity with the zoning by-law,

1:05:24including a review of the proposed zoning

1:05:25and the need for any additional specialized regulations.

1:05:28Review of the proposal's land use compatibility

1:05:30with the adjacent established land uses.

1:05:32Review of the proposed site layout, built form, parking,

1:05:35pedestrian connections and site servicing.

1:05:38Review of all supporting documents submitted

1:05:40in support of the applications.

1:05:42Review how the proposed development addresses

1:05:44applicable sections of the Community Energy Initiative Update.

1:05:48Review alignment with the city's affordable housing strategy

1:05:50and it will also address all comments and issues

1:05:52raised during the review of the application,

1:05:54including any issues raised during the public meeting tonight.

1:05:57Once the application has been reviewed,

1:05:59a staff report with recommendation will be considered

1:06:01at a future council meeting.

1:06:03And if anyone in attendance tonight wishes to stay informed,

1:06:06including being notified

1:06:07when the application is scheduled

1:06:08to return back to council for decision,

1:06:10please make sure you provide your contact information

1:06:12to the clerk's office, be email at clerks at wealth.ca.

1:06:16So thank you very much.

1:06:17And I'd be happy to answer any questions you may have.

1:06:18And I also understand the applicant

1:06:19and their team are here tonight as well.

1:06:21I'll take a presentation and answer questions.

1:06:23Great, thank you very much for laying that out for all of us.

1:06:28We'll save questions back to staff

1:06:30until delegations are done on this matter.

1:06:33We did have a few that have signed up in advance,

1:06:36but this being a first time at it,

1:06:39there is an opportunity if other people do wish to

1:06:42either call in or they can speak here in the gallery

1:06:46on this item.

1:06:47So the first though that we do have is,

1:06:50forgive me everyone if I'm saying names incorrectly, okay?

1:06:52Please forgive me in advance,

1:06:53but I got Julianne von Westerholtz.

1:06:58Was that good?

1:07:00One for one, good, excellent.

1:07:03And just so everyone knows under this report,

1:07:07you're looking at no more than a 10 minute

1:07:11delegation timeline, okay?

1:07:12So you have the whole 10 minutes if you want it.

1:07:16You don't have to use it if you don't want to.

1:07:18But if you get near the 10 minute mark,

1:07:21you will hear a chime,

1:07:23which is at the nine minute and 30 second mark,

1:07:26which gives you your 30 second warning.

1:07:28And then at the 10 minute mark,

1:07:29your microphone gets turned off and we don't like that.

1:07:32So make sure that you wrap up, okay?

1:07:35And stick around once you're done your delegation,

1:07:38just in case there's a follow up question from myself

1:07:41or any of my colleagues, okay?

1:07:43So Julianne, over to you.

1:07:47Thank you and good evening Mayor Guthrie

1:07:49and members of council,

1:07:50members of the public and staff.

1:07:52My name is Julianne von Westerholtz.

1:07:54I'm an associate at MHBC Planning and Kitchener

1:07:57and I'm speaking on behalf of Guelph Cotton Club

1:07:59or as commonly known, Cotton Fields,

1:08:02a longstanding and iconic recreational institution

1:08:04in the city of Guelph,

1:08:06located immediately north and east

1:08:08of the proposed student housing development

1:08:10at 210, 214 and 222 College Avenue East.

1:08:14Also with me this evening is President,

1:08:18the COO of Cotton Fields,

1:08:20and he's here to hear the comments

1:08:23and the deliberation this evening.

1:08:27Cotton Fields has been part of this community

1:08:29for nearly a hundred years

1:08:30and today operates as a member run championship

1:08:3418 hole golf course serving over 700 members.

1:08:37We want to begin by emphasizing

1:08:40that our client is not opposed to student housing.

1:08:43However, they have concerns about the scale, design

1:08:47and compatibility of the proposal as currently presented

1:08:50given its direct adjacency to our clients lands.

1:08:54The subject lands are currently designated

1:08:56low density residential permitting low rise development

1:08:59to a maximum of about 60 units per hectare.

1:09:02And the application before council includes a redesignation

1:09:06to high density residential building heights

1:09:08up to 10 stories and a requested density

1:09:11of 425 units per hectare.

1:09:14This represents a shift in scale relative

1:09:16to the surrounding context and warrants careful consideration

1:09:20of the impacts on adjacent land uses.

1:09:23A particular concern to our client

1:09:25is the proposed building massing,

1:09:27which includes the requests to increase upper story floor

1:09:30plates resulting in a very large square build form.

1:09:34The submitted shadow study confirms

1:09:36that the ninth hole of the golf course

1:09:39will experience a minimum of four hours of shadow daily.

1:09:42And this will occur for four seasons of the year.

1:09:46The shadow impacts affect both user comfort

1:09:49and the quality and maintenance of the turf,

1:09:52which is critical to the operation of the course.

1:09:55We respectfully recommend that council consider

1:09:58whether a slenderer built form with increased step backs

1:10:02could better balance intensification goals

1:10:04with adjacent land use impacts.

1:10:07The wind study prepared by RWDI identifies

1:10:10that down drafts will be created due

1:10:12to buildings height relative to its surroundings.

1:10:15We request that wind mitigation measures

1:10:17be incorporated into the building design

1:10:19to maintain comfortable conditions for the golfers

1:10:22and outdoor users of the adjoining lands.

1:10:26While we understand and generally support

1:10:28reduced parking rates for student housing,

1:10:30we are concerned about short term parking needs,

1:10:32including ride hailing and delivery vehicles.

1:10:37There is a real risk to the cut and feels parking lot

1:10:40that could be used as overflow.

1:10:42And this will result in increased monitoring

1:10:44and enforcement responsibilities for our client.

1:10:48We therefore request that the onsite drop off

1:10:51and temporary visitor parking be clearly provided

1:10:54and designed as part of this development.

1:10:58Given the proximity of the proposed residence

1:11:00to an active golf course,

1:11:02there are legitimate concerns regarding student safety

1:11:05from errant golf balls, trespassing onto the golf course,

1:11:09and increased liability exposure.

1:11:11We ask that strong consideration be given

1:11:13to physical screening or protective measures,

1:11:16as well as onsite design strategies

1:11:19that discourage trespassing onto cut and feels lands.

1:11:23Finally, cut and feels lands sit approximately four meters

1:11:27lower than the subject site.

1:11:29It is critical that stormwater runoff

1:11:32be fully attenuated onsite

1:11:34or directed to appropriate storm infrastructure.

1:11:37We trust that city engineering staff

1:11:38will ensure that this occurs

1:11:40and that stormwater is not discharged

1:11:43under the golf course,

1:11:44where it could damage greens and playing surfaces.

1:11:48In closing, cut and feels is seeking a development

1:11:51outcome that supports the student housing

1:11:54is better aligned with surrounding context

1:11:56and appropriately mitigates shadow, wind, safety,

1:12:00parking, and drainage impacts.

1:12:03We welcome continued dialogue with city staff

1:12:05and the applicant and look forward to working collaboratively

1:12:08through the detailed design stage.

1:12:10Thank you for your time and your consideration.

1:12:14Great, and thank you for coming tonight.

1:12:15We appreciate it.

1:12:16Councillor Gibson and then Billings has a, and then Alts.

1:12:20We have three for you.

1:12:21Go ahead, Councillor Gibson.

1:12:22Thank you, Mr. Mayor.

1:12:23I'll be brief.

1:12:24You checked all my boxes.

1:12:25I was, those are my prepared list

1:12:28to ask staff about and take away.

1:12:30I noticed in the report it says,

1:12:32staff haven't weighed in on all these amendment requests yet.

1:12:35So I'm sure they'll be taking notes away.

1:12:37My question is,

1:12:38how does the cut and feels currently

1:12:40manage their parking situation?

1:12:42I know that you share the property there

1:12:45with student parking during the day.

1:12:47I'm looking ahead at potential conflicts

1:12:50between overflow from this residence

1:12:51onto your parking area.

1:12:53How does the, how does the cut and fields

1:12:56manage their parking at present?

1:12:59As I mentioned earlier,

1:13:00are the representative from cut and feels is here?

1:13:02And I think that's a question better directed to him

1:13:04rather than to me.

1:13:05I'm just here to speak to the planning matters, but yeah.

1:13:10Maybe I'll again reiterate.

1:13:12I understand there's a shared parking area there

1:13:15between students and a paid parking lot there

1:13:17and then your field, your parking for your club.

1:13:20How does that manage?

1:13:21Two parking areas that we actually have,

1:13:22one for the members,

1:13:23which is Jason right there with P 19,

1:13:27which is owned by the, or run by the,

1:13:33my apologies, Mayor.

1:13:35We have one big parking spot really is for our members

1:13:39as well as attached to it,

1:13:42but really is covered up.

1:13:44Like there's no access to it except for student parking.

1:13:47But we also have the idea that students currently,

1:13:50when that lot goes full,

1:13:52they go right into our parking spot

1:13:54and just sort of sneak in.

1:13:55The parking lot we are actually talking about

1:13:57is the staff parking lot that we use

1:14:00that is currently right beside the proposed project

1:14:06that they're putting up.

1:14:08That's where the parking is strictly for our staff.

1:14:13Okay.

1:14:14And do you have parking passes for your membership?

1:14:16They have to have something to speak to, you know?

1:14:18Yes, there is notification based on.

1:14:20Okay.

1:14:21But really the top part is having to sort of deal with

1:14:25and you can't really,

1:14:26we sort of know when students are in,

1:14:28we sort of know when they're coming in

1:14:29based on the idea of when class starts.

1:14:32And so we try to get our staff to actually go out

1:14:36and sort of monitor that during that timeframe.

1:14:39It doesn't, it's not necessarily during the course of,

1:14:42it's the nighttime more so where,

1:14:46especially when there's a game happening or,

1:14:48but not knowing that there's a proposed site

1:14:51which really has not very minimal parking spaces available

1:14:55that we fear that the parking spots

1:14:57that we have hold for our staff really is going to be overused.

1:15:03Okay. Thank you.

1:15:04I'll take that away and I'll,

1:15:04I'll offer that to staff as well.

1:15:06I appreciate it.

1:15:08Thank you very much.

1:15:10Billings and then Alt.

1:15:12So through you, Mr. Mayor,

1:15:13I wanted to ask about the angular plane issue.

1:15:17They're requesting max up to 61 degrees

1:15:21and with the shadowing with the ninth green,

1:15:24if it were the 30% angular plane

1:15:29instead of what they're proposing,

1:15:30would that still pose a issue and a problem for the,

1:15:35for the, for the ninth green?

1:15:36Do you know?

1:15:40Through you, Mr. Mayor, that I haven't modeled that.

1:15:42So I can't answer that question,

1:15:44but perhaps the project architect,

1:15:46if he or she's in attendance,

1:15:48would be able to answer that question for the,

1:15:51for the counselor and perhaps city staff.

1:15:54It's, it's something that city staff will be looking at

1:15:57through the, through the consideration of the,

1:16:00of the requests as part of this zoning bylaw

1:16:04and official plan amendment.

1:16:06And then the, you brought up the,

1:16:08the wind studies and the issue,

1:16:09then what would you be proposing them for height

1:16:13or scale of the building?

1:16:16I think, I think that's something that is not,

1:16:19I'm not prepared to, to demonstrate what type of building

1:16:22would be more appropriate.

1:16:24A lot of this happens, this design would happen

1:16:27through modeling exercises.

1:16:28And that's not something that I have prepared.

1:16:32And again, what we are hoping is to open dialogue

1:16:36with the applicant and their,

1:16:38and their consultant team in order to help address

1:16:41some of the concerns that will have an impact

1:16:44on our clients lands.

1:16:45Okay. Thanks.

1:16:47Great. Thanks.

1:16:48And wrapping it up is counselor.

1:16:49Alt.

1:16:53Thank you very much, Mayor Guthrie

1:16:55through you to the delegate.

1:16:58Thank you very much for your presentation.

1:17:01I've just been busily looking at the golf course

1:17:04at the University of British Columbia.

1:17:06And the reason for that is that there are apartments

1:17:09that are adjacent the, the golf course

1:17:13and there are shadows cast by the trees.

1:17:16And I'm reasonably familiar with the Cotton Club

1:17:19having lived beside it earlier

1:17:21and having golf there once in my life.

1:17:25The shadows issue confuses me because it strikes me

1:17:29that this is something that will be addressed

1:17:30through turf management, the University of Guelph

1:17:32being renowned for that.

1:17:34And so I'm wondering if you could please comment

1:17:36on the shadows and turf management and the science of that.

1:17:40Cause it seems that this is,

1:17:41this is not something that's insurmountable.

1:17:44Through you, Mayor, I am not able to comment

1:17:49on turf management.

1:17:50My expertise is in urban planning.

1:17:52So unfortunately I won't be able to comment on that.

1:17:55It looks like someone from,

1:17:56I think we have a comment.

1:17:57We'll be here second comment,

1:17:58then answer that question.

1:17:59Yeah. Thank you.

1:17:59Before you comment though, I'm just going to jump in.

1:18:02We're here for a planning exercise,

1:18:04not the science of turf management.

1:18:07With all due respect and a point of personal privilege,

1:18:09this does relate to planning

1:18:11because this is on the Eastern perimeter

1:18:13and the turf issue had come up

1:18:16through the comments of the presenter.

1:18:18Okay. So I've heard your response,

1:18:21but I, as the chair, I'm making that call

1:18:23that I'm still saying that I'd like us to focus

1:18:25on planning justification as to why.

1:18:28So I wasn't going to stop the delegation from coming up.

1:18:31In fact, I'm the one that waved you up here,

1:18:33but I also don't want us to spend an hour

1:18:36on the science of turf management either.

1:18:38So go ahead and answer the question

1:18:39and that council knows my position.

1:18:41I'll be very brief in respect to you.

1:18:43The shadow casts that we have

1:18:45in respect to green turf or turf management,

1:18:48it's a longevity and the actual care

1:18:51of the actual turf requires sun

1:18:54and requires sunlight more so than it does

1:18:56with the actual shadow casting.

1:18:59It's been developed in a way

1:19:01because this type of grass really does grow better

1:19:04with the actual trees.

1:19:05You can go through with the actual sunlight

1:19:09not having any shadow cast on it.

1:19:11The part that if you take a look at cutting fields,

1:19:14ergonomically, we, and looking at the six

1:19:18of how the actual course has been,

1:19:20I don't know when you have actually played it, sir,

1:19:22but we've gone through management

1:19:23and tree management throughout the course

1:19:26and one where there are a few courses

1:19:28that's taken it on where we've omitted a lot

1:19:30of the casting from trees that have been

1:19:33onto either the greens more so,

1:19:35the T-blocks as well as the actual greens themselves.

1:19:38They've become healthier and continue to become healthy.

1:19:41And that's an investment we've taken

1:19:43and for us to be able to lose the idea

1:19:46we're gonna have more, less sunlight

1:19:50on that particular green, particularly it's been rebuilt,

1:19:53the whole golf course has been rebuilt,

1:19:55post 2022 and for us to be able to all of a sudden

1:20:00step back on it and try to figure out

1:20:01exactly how we're going to manage it based on the science

1:20:06that we actually took as opposed to having

1:20:08to figure out what the science is now.

1:20:11Thank you.

1:20:13Just before you go away, our clerks has just asked

1:20:16if you could just state your name for the record,

1:20:18we just have to capture it in the minutes.

1:20:20My sincere apologies, I'm Virheal Yavea,

1:20:21I'm the COO of Cotton Fields.

1:20:24Clerks, are you okay with that?

1:20:25Okay, thank you.

1:20:27You're welcome.

1:20:28Councillor Chew actually is gonna do a follow up question

1:20:30as well, so go ahead.

1:20:33Thank you, Mayor Guthrie.

1:20:34Just two quick questions here.

1:20:37The first one on the step backs,

1:20:40I look to the letter that you've submitted

1:20:42on behalf of Amnit Shbcn, says that you would like

1:20:46to see a step back beyond the two meters.

1:20:50I'm just looking at the consultant,

1:20:53or the proponents landscape plan and it seems to me

1:20:58that the rear yard step back is 5.5 meters.

1:21:02Can you just clarify that for me?

1:21:03Like what are the step backs that you're looking to see

1:21:08improvement in particular?

1:21:10Through you, Chair, the step backs are the actual step backs

1:21:15in the building design and not necessarily the setback

1:21:19from the rear yard.

1:21:20And we're just looking at a conversation

1:21:23to see if there is some opportunity to adjust the design

1:21:27that will create perhaps a shadow that is not as wide

1:21:32that doesn't take as much time over the lands

1:21:36in the mornings and provides a little bit more opportunity

1:21:40for natural light to these greens.

1:21:44In particular, the ninth hole, I think it was, right?

1:21:47Yeah, the ninth hole, yeah.

1:21:49Okay, I appreciate that, Clarity.

1:21:51Your comments are referring to the building floor plate

1:21:54in particular.

1:21:54Correct.

1:21:55And the second question I have is just the parking reduction.

1:21:58You acknowledge that this is purpose built student housing

1:22:01and typically the parking ratio,

1:22:04like it's fair to have a lower parking ratio

1:22:07just given that proximity to the university.

1:22:09Just on that note, do you have any idea

1:22:12with your professional judgment,

1:22:13like what would be better suited than that point 43

1:22:16that's proposed by the proponent?

1:22:19I am not here to argue the parking reduction.

1:22:23I understand that students don't all have cars.

1:22:26Our concern is more with the short-term temporary type

1:22:30of parking situation.

1:22:31Somebody calls an Uber pickup of food or something like that.

1:22:36Where is that spillover gonna happen?

1:22:38And is it gonna happen all the time?

1:22:40I understand that the design proposed a little drop off area

1:22:45and we're encouraged by that,

1:22:47but hopefully the site will be managed

1:22:49so that there is no opportunity for spillover

1:22:52or very little spillover, if that at all.

1:22:55And we're not opposed to student parking reductions,

1:23:00but we just wanna ensure that this parking lot

1:23:04is used by the cutting club and not by others

1:23:09that don't reside there or don't golf there

1:23:12and that's the intent.

1:23:14Okay, I appreciate that.

1:23:17Like the general sentiments more on just the proximity

1:23:20of the proponents build in proximity to P19

1:23:25and cutting clubs parking.

1:23:27And I understand that there may be some conflict there.

1:23:31Like just fundamentally speaking.

1:23:33Is there a question?

1:23:34Yeah, I'm just curious to see like

1:23:37if you guys would be willing to entertain

1:23:39different scenarios for the parking ratios, that's all.

1:23:43I think we would have to look to a traffic consultant

1:23:49that has done that calculation

1:23:51and provided justification and go back to them

1:23:57as well as the design team

1:24:00that is putting the application before you

1:24:03in terms of whether there is sufficient parking.

1:24:06I'm not challenging that there's not sufficient parking

1:24:08for the student use.

1:24:10It's more this temporary short term use

1:24:13that could be problematic.

1:24:14Okay, I appreciate that, thank you.

1:24:16Yeah.

1:24:17Great, thank you.

1:24:19Seeing nothing further, thank you.

1:24:21You're welcome.

1:24:22Thank you both, appreciate it.

1:24:24Okay, Rachel Bossy from the GSP group,

1:24:28did I say that right?

1:24:30Yes, two for two.

1:24:32Okay, come on down.

1:24:35Now, I see like several names here.

1:24:38Are you like a team?

1:24:40You're a team.

1:24:42Okay, so let's see who's here.

1:24:48Of 10 minutes.

1:24:49A joint.

1:24:50Yes.

1:24:51So it's all of you wrapped up into no more than 10 minutes.

1:24:53Correct.

1:24:54Mm-hmm, okay.

1:24:55How do I change the slide?

1:24:57So we have, I just wanna make sure we have everybody

1:24:59on record that's on my list here.

1:25:00So we have Rachel, you're at the mic, right?

1:25:03Correct.

1:25:04Okay, is Jesse here?

1:25:06Okay.

1:25:08Nigel?

1:25:09This one.

1:25:10Okay.

1:25:11Kyle?

1:25:12Okay.

1:25:15Is Sasa here?

1:25:18Yes.

1:25:19It did leave.

1:25:21Oh.

1:25:22President online.

1:25:23Okay, so we got you all.

1:25:27Perfect, okay.

1:25:28No more than 10 minutes.

1:25:30Starts now, go for it.

1:25:31So through the mayor, good evening.

1:25:33My name is Rachel Bossy and I'm a senior planner

1:25:35with GSP Group and tonight I'll be doing a joint presentation

1:25:38with Jesse McCullin, the urban designer,

1:25:40Nigel Terpstra and Kyle Brill,

1:25:42the applicants for Miliseum.

1:25:43In person, we have the landscape architect and online,

1:25:46we have the architect who will both be available for Q&A.

1:25:52The purpose of tonight's meeting is an opportunity

1:25:54for us to share the details of the proposed development,

1:25:56listen to feedback and answer any questions.

1:26:02To support the applications,

1:26:03the project team has completed technical studies

1:26:05required to demonstrate that the development

1:26:07is appropriate for the site and surrounding area.

1:26:09All studies are available on the city's website.

1:26:15The site is located at 210, 214 and 222 College Avenue East,

1:26:19which are three separate lots,

1:26:20each with a single detached dwelling.

1:26:22The surrounding uses are the University of Guelph,

1:26:24the Cutten Club Field Golf Course

1:26:26and a single detached dwelling.

1:26:27College Avenue East is an arterial road

1:26:30while served by sidewalks,

1:26:31cycling infrastructure and transit routes.

1:26:34The site's close proximity to the University

1:26:36and its facilities present a valuable opportunity

1:26:38for intensification,

1:26:40particularly for purpose built student rental housing

1:26:42in a highly desirable and suitable location.

1:26:47The development will include 65 parking spaces,

1:26:5113 visitor and four accessible parking spaces.

1:26:54Parking will be unbundled,

1:26:55so tenants will have the choice

1:26:56whether or not to rent a parking space.

1:26:58For active transportation,

1:26:59there are 210 bicycle parking spaces proposed,

1:27:0216 short term that are located in front of the building

1:27:05and 194 long term within the building.

1:27:07The long term bicycle parking is provided

1:27:09at a rate of 1.26 spaces per unit,

1:27:11which exceeds the minimum requirements.

1:27:13From a servicing perspective,

1:27:14new water, sanitary and storm services are proposed,

1:27:17storm water will be managed on site through a private system

1:27:21and then directed into the municipal system.

1:27:23Predapose development flows are proposed to be balanced.

1:27:29The site is currently designated low density

1:27:31and zoned low density residential RL.1

1:27:34and there is currently a holding provision

1:27:36on 222 College Avenue East related to servicing agreements,

1:27:40connections to municipal infrastructure

1:27:41and the decommissioning of any domestic wells.

1:27:46The proposal is to rezone and designate,

1:27:48redesignate the site for high density residential uses,

1:27:51specifically much needed purpose built student housing,

1:27:53which is currently not contemplated

1:27:55in the official plan or the zoning bylaw.

1:27:57The zoning bylaw amendments are also proposed

1:28:00to remove the existing holding provision

1:28:01as all associated conditions

1:28:03that the holding provision have been satisfied.

1:28:05This development will support the University of Guelph

1:28:07community provides safe and suitable housing for students

1:28:10and help ease pressure on the broader housing market.

1:28:13I'm now gonna pass the presentation to Kyle and Nigel

1:28:16from LSEM to tell you more about them

1:28:17and their vision for the site.

1:28:21Thanks Rachel.

1:28:23Good evening, Mayor Guthrie, members of council.

1:28:25My name is Nigel Terpstra,

1:28:27Director of Development for LSEM Investments and YARA.

1:28:30I'm joined tonight by members of our team

1:28:31and our CEO Saf Hassan.

1:28:34We're very excited to present our project

1:28:35and look forward to working with staff and council

1:28:37to bring about a positive report in the coming months.

1:28:41LSEM Investments was founded in 2023

1:28:43with the goal of supplying high quality,

1:28:45well designed rental buildings in urban markets

1:28:47with strong employment and population growth

1:28:49and in close proximity to transit.

1:28:51LSEM currently has six projects in Toronto area

1:28:54and two in Guelph.

1:29:00In 2025, LSEM launched YARA, a new platform delivering

1:29:03thoughtfully designed student rental communities

1:29:05across Ontario's university centres.

1:29:08We've observed that increasingly students

1:29:09are required to live in housing that often breaks

1:29:11their budget yet fall short of safeguarding their well-being

1:29:14and promoting their academic experience.

1:29:16YARA responds directly to the growing imbalance

1:29:18between student housing demand

1:29:20and availability of purpose-built supply.

1:29:23Through YARA, LSEM is committed to delivering housing

1:29:25that elevates and supports the student experience

1:29:28through environments that are modern and bespoke

1:29:29yet attainable to the average student.

1:29:32While 210 to 222 College East is YARA's first project,

1:29:35our ambitions are high.

1:29:37LSEM's plan is to scale YARA across Ontario

1:29:39with a projected goal of 5,000 beds within five years.

1:29:43Our platform is designed to grow quickly

1:29:45while maintaining a consistent quality,

1:29:47targeting undersupplied university markets

1:29:49across Southern Ontario and beyond.

1:29:51I'd now like to turn the floor over to Calbrill,

1:29:53senior manager of development and product design

1:29:56with LSEM and YARA to give some more detail

1:29:58about the programming and operational aspects

1:30:00of our project.

1:30:01Thank you.

1:30:07Thanks Nigel.

1:30:09So our goal for YARA is to be a long-term partner

1:30:11to students.

1:30:13We see our buildings as an infrastructure

1:30:15that can support their academic and personal success,

1:30:18allowing them to focus on what matters most,

1:30:20their education and personal development.

1:30:23That thinking shapes every decision that we make.

1:30:25Our building is designed to include academic supports,

1:30:28such as study lounges and co-working areas,

1:30:31along with wellness, fitness, and community spaces

1:30:34to support physical and mental well-being.

1:30:37We also aspire to be good neighbors

1:30:39and contribute meaningfully to the wider communities

1:30:41that we serve.

1:30:42To that end, we have considered how our building connects

1:30:45to its surroundings with great care

1:30:47and have designed event spaces that we hope

1:30:49to open to the community and to the university.

1:30:51We're excited to be here and to work with the community

1:30:54and the stakeholders to create a successful project

1:30:57for everybody.

1:31:01I'd also like to note that we build and operate our own projects.

1:31:05So we have a real stake in getting things right,

1:31:07not just at the opening, but over decades.

1:31:09That means thinking carefully about energy use,

1:31:10construction quality, and how our buildings function

1:31:13day to day.

1:31:14Simply put, we want Yara to be a student's first choice

1:31:17and a place the community feels proud to host.

1:31:19To us, that would be the definition of success.

1:31:22Thank you for your time this evening.

1:31:23And with that, I'd like to pass it on to Jesse from GSP.

1:31:27Hi, everyone.

1:31:28My name is Jesse McClellan, and I'm

1:31:29a planner and urban designer with GSP.

1:31:36The proposal introduces a 10-story post-secondary student

1:31:39residence with direct adjacency to the University of Guelph,

1:31:42Cottonfields, Golf Course, and single-detached dwelling.

1:31:45The development was designed to be compatible

1:31:47to these adjacent uses while providing support

1:31:50for the greater post-secondary student residence

1:31:53and university itself.

1:31:56The design uses a variety of techniques

1:31:58to provide appropriate transitions

1:32:00to the adjacent low-rise residential dwelling,

1:32:02to the west and the street, to the south.

1:32:05As you can see here on this slide,

1:32:07it activated street frontages through setbacks,

1:32:09attractive landscaping, and a prominent glazed corner

1:32:11for the lobby.

1:32:14An angled built form above the sixth floor,

1:32:16along the west and south sensitive interfaces,

1:32:19and a dense landscape buffer.

1:32:22Overall, the goal is to create steady transition

1:32:24from the adjacent existing low-rise residential dwelling

1:32:27to the proposed building.

1:32:31Access and circulation, the design

1:32:33provides a main entrance along College Avenue East

1:32:36with additional connections along the west side.

1:32:39The walkways were designed to provide

1:32:41seamless connectivity through the site.

1:32:44There is strong focus on the pedestrian movement,

1:32:46making it easy and safe for pedestrians.

1:32:49At the same time, the vehicle access and parking

1:32:51are organized along the Easterly lot line,

1:32:54utilizing the existing curb cut

1:32:56to reduce conflicts with pedestrians.

1:32:59The project also includes two levels of parking

1:33:01within the built form, as well as an internal loading bay

1:33:05that is efficient and kept away from the public realm.

1:33:08It also supports attractive transportation,

1:33:11sorry, active transportation,

1:33:12by providing ample bicycle parking,

1:33:14encouraging more sustainable ways to get around.

1:33:19Exterior amenities, the building and landscape

1:33:23are carefully designed to maximize sunlight

1:33:25where it's beneficial and provide shade where needed.

1:33:29For example, some outdoor areas are internally sun exposed,

1:33:33sorry, intentionally sun exposed,

1:33:35while others protected by cooler weather.

1:33:38There are multiple exterior amenity areas

1:33:40creating the different conditions.

1:33:42The central courtyard designed as a flexible space

1:33:45for studying, relaxing and socializing.

1:33:48It connects directly in the indoor common areas,

1:33:51creating a seamless indoor outdoor experience.

1:33:54A south facing terrace and a dense landscaped area

1:33:57for passive uses where trees help reduce overlook,

1:34:00provide shade and create more comfortable outdoor conditions.

1:34:03Together, these spaces offer variety and choice,

1:34:07allowing people to use the site comfortably

1:34:09throughout the day and across seasons.

1:34:12Overall, the development includes a large amount

1:34:14of indoor and outdoor amenity space,

1:34:16supporting both social interaction and personal wellbeing,

1:34:19creating a comfortable environment year round.

1:34:21Thank you for your time.

1:34:23This concludes our presentation.

1:34:24We've received all public comments to date

1:34:27and we'll carefully review them and consider them.

1:34:30We'll now turn this back over for additional comments

1:34:32and questions.

1:34:33And should anyone here today wish to reach out to us,

1:34:36personally, we've left our cards here on the counter.

1:34:38Thank you.

1:34:41Great, well, thank you all.

1:34:42We really appreciate you doing your presentation as well.

1:34:47And thank you for also offering up your card

1:34:50if people wanna follow up and meet or discuss with you.

1:34:53That's great.

1:34:55And are there any questions?

1:34:56I have a Boussatil and Katen and that looks like it so far.

1:35:02So we'll start with Councillor Busuttil.

1:35:05Yes, thank you very much for your presentation.

1:35:07I have a couple of quick questions.

1:35:08I saw in your presentation, your materials,

1:35:10about two, three and four bedroom units.

1:35:13And I asked this of a lot of developers.

1:35:16Would those be suitable for a student family,

1:35:19a family to occupy that?

1:35:25Hi, yes, they would very much be suitable

1:35:28for a student family that we've designed them flexibly

1:35:30so that we could scale up and down

1:35:33within similar sized modules.

1:35:36So a four bedroom, for example,

1:35:38could accommodate a family with children as well.

1:35:41Okay, thank you.

1:35:41And similar to that, your presentation speaks about,

1:35:44in response to much needed student housing.

1:35:47I had the privilege, and I use that term loosely,

1:35:49of being interviewed on Monday by media who said,

1:35:52what are you doing as a city councillor?

1:35:54Everything is student, everything is student,

1:35:56even when city council approved other kinds of develop,

1:36:00it morphs into student housing.

1:36:02And so my question is, we also have much needed seniors,

1:36:07community living, other kinds of housing.

1:36:09You talked about flexibility.

1:36:11And so my question is, because we as council only talk

1:36:14about the bricks and the mortar, the building,

1:36:15not the intended use, in your flexibility

1:36:18and your long-term kind of thinking and business plan,

1:36:21have you thought about the day

1:36:24when student housing isn't as much needed

1:36:27and is there a flexibility

1:36:28to provide other much needed housing?

1:36:32That would certainly be a consideration.

1:36:34And it would be possible with the current design language

1:36:37that we've developed and strategy.

1:36:39However, it would require a reprogramming of the building

1:36:42and the amenities that we're offering

1:36:44and kind of a rethinking of some of the layouts over time.

1:36:46But yes, the flexibility exists

1:36:48and it is, you can call it a contingency as well

1:36:51within our business plan.

1:36:53Thank you.

1:36:54Kate, please.

1:36:58Thank you, through you, Mr. Mayor.

1:37:00Do the units have individual kitchens

1:37:03or are they intended to rely on the communal kitchen?

1:37:09Yes, the units have individual kitchenettes,

1:37:11but the intention to help build community

1:37:14within the building would be

1:37:14that they could use a communal kitchen as well

1:37:17and have limited preparation

1:37:20and sort of meal space within their own unit.

1:37:25Thank you, through the mayor.

1:37:26So there might be a number of students in this location

1:37:30that might be relying on meal plans

1:37:32and have to travel back and forth

1:37:34to the main university area.

1:37:40We would not be involved in the provision

1:37:44of a meal plan with the university.

1:37:47Okay, thank you very much.

1:37:50No problem.

1:37:53Great, I see, no, oh, there is one question

1:37:55from Councillor Gibson and then Guller and then Chew

1:38:00and then me.

1:38:01Thank you, through you, Mr. Mayor.

1:38:03I'll be quick.

1:38:04Thanks for the presentation.

1:38:0510 stories, just help me put into context

1:38:08what 10 stories is gonna look like.

1:38:09I think that's a fairly, I drive college almost daily,

1:38:12so that's almost a high point as you come

1:38:14and then you go down into the valley past the stadium

1:38:17and then you get back up to the Lang School of Business

1:38:19on the other side of which is some height buildings to it.

1:38:21But what does 10 stories look like?

1:38:23Do you have a scale version?

1:38:25I just, you know, the building on a hill look,

1:38:28I just wanna see what that would look like

1:38:31if you've got it.

1:38:32I don't have anything right now,

1:38:34but we could easily send that over.

1:38:36I'll make that comment to staff too, just the 10 stories.

1:38:39How does it fit in with the surrounding university buildings

1:38:42or make sure it fits in the context?

1:38:43Yeah, within the context of the university.

1:38:46We have slides with the adjacencies

1:38:48but not within the overall mosaic of the site.

1:38:56Thank you, through your worship.

1:38:58This point was raised as one of the other delegates.

1:39:00I have constituents who live on Woodland Road

1:39:04across the street from another golf course

1:39:07and they sometimes get golf balls hidden their cars.

1:39:10What provisions will there be so that students

1:39:12on the lower levels are not impacted by air and golf balls?

1:39:20Is there a way we could get the presentation back up

1:39:22just so that we could show the site?

1:39:50Thank you very much.

1:39:51So you can see the cladding system we developed here

1:39:54with our architects 546 who are available digitally

1:39:56if you'd like to speak with them directly.

1:39:58The cladding system isn't what you'd say

1:40:00as a typical window wall system.

1:40:02It is kind of a shield.

1:40:03It wasn't necessarily designed that way to be defensive,

1:40:06but it is certainly something that's gonna help

1:40:09with things like air and golf balls.

1:40:11Obviously there's nothing you could do to prevent a hook

1:40:14or something like that, but we're hoping to do the best we can

1:40:17in shielding those windows and making sure students are safe.

1:40:19Perfect, so there would be no open balconies

1:40:21to the golf course.

1:40:22That's correct, yes.

1:40:23Perfect, thank you.

1:40:24Great, thank you, and chew.

1:40:27Thank you, Mr. Mayor, through you.

1:40:30My question is just around the driveway access.

1:40:35There's a 8% slope that slopes down

1:40:37towards the underground, is that correct?

1:40:40That's correct, correct.

1:40:41Okay, and I just wanted to give you an opportunity

1:40:45to address some of the concerns

1:40:46that the Cuddin' Clubs representative shared.

1:40:52And this is also my concern as well.

1:40:53My question is, have you guys considered maybe

1:40:55like a lay-by parking on College Avenue

1:40:58to address some of those quick delivery pickups,

1:41:02situations, because I also,

1:41:04and then the other question I have on that is,

1:41:06like how wide is the actual driveway width?

1:41:09Because I don't see any of those markups there on my slides.

1:41:17So, oh, sorry.

1:41:20So through the mayor, in terms of the lay-by,

1:41:23we had discussions as a team about that,

1:41:24but our understanding is that the city

1:41:26wouldn't support that.

1:41:27So what we have done is proposed

1:41:29kind of like a short-term drop-off.

1:41:32This design, there's gonna be kind of

1:41:35a concierge system at the front desk,

1:41:37so anyone dropping things off

1:41:38wouldn't be there for very long.

1:41:40In addition, we're gonna have wayfinding signage

1:41:43on the site so that there are any visitors

1:41:45they'll understand that they can go

1:41:47into the first level or the underground parking.

1:41:50So that'll be clear in sight,

1:41:51and we're gonna work through that

1:41:52at the site plan process.

1:41:55Okay, no, that's helpful to know.

1:41:57And can you describe to me maybe

1:42:00how you guys are trying to address

1:42:01some of the relationship between the staff parking

1:42:05that's adjacent directly to the site,

1:42:08and also just the relationship between P9,

1:42:12teen of the university's parking,

1:42:14and also Cunfield's parking,

1:42:15and how we can try and navigate

1:42:18those potential encroachments that heavily take place

1:42:22because the parking is there,

1:42:23and some students may have that.

1:42:26Maybe if we can just entertain that thought,

1:42:29I think that could be very helpful to some folks here.

1:42:33Yeah, so through the mayor,

1:42:35we've received the comments

1:42:36and we are gonna take them back to the general team,

1:42:37but I think on site, again,

1:42:39signage is gonna be a very important piece to this

1:42:42so that people understand where to go

1:42:44when they get on site so that there isn't any confusion

1:42:47about the golf course parking lot versus this parking lot,

1:42:50as well as clarity that visitors have spaces

1:42:53within the building,

1:42:54so that will be an important part

1:42:56to avoid any confusion on site,

1:42:58and we think with that,

1:42:59that that will make it clear and avoid any conflicts.

1:43:04Okay, thank you.

1:43:10You're lucky my question was asked.

1:43:12So you're good.

1:43:14Thank you very much.

1:43:15I see nothing further from questions,

1:43:17so we appreciate your presentation

1:43:18and see what the comments are as you work with others

1:43:22to come back on in the future time, okay?

1:43:24So thank you.

1:43:25Thank you.

1:43:27With that, that is our delegations

1:43:29that had signed up in advance,

1:43:32but because this is a first time in front of us,

1:43:34it's an opportunity to see if anyone wishes to call in

1:43:38the number being 519-837-5603,

1:43:45and also if anyone in the gallery wishes to also speak,

1:43:48and I'll just ask that now,

1:43:49is there anyone else that wants to speak

1:43:50to this particular item?

1:43:54No?

1:43:54Okay, so everyone take a break for three, four minutes

1:43:57or so just as we see if anyone wants to call in,

1:44:01and then it's back to us, okay?

1:46:43Okay, I'm calling the meeting back to order.

1:46:45Can my colleagues online just put on their camera

1:46:49if they don't mind?

1:46:51And we've had nobody call in,

1:46:55so we are good to have this come back to us.

1:46:58Councillor Gibson and Chu is willing to move

1:47:03in second receipt of this application.

1:47:07So it is officially on the floor,

1:47:09but now is an opportunity if necessary

1:47:12for us to give some feedback to staff

1:47:15on anything that they have not heard already,

1:47:21starting with Councillor Gibson.

1:47:23Thank you, and I promise I will not rehash

1:47:26anything I've already said other than to say parking,

1:47:29height are the two things that I heard,

1:47:31and I'd like staff to focus on.

1:47:33The last one, there's a lot of grade separation in my ward,

1:47:37homes being built on top of homes beneath other homes,

1:47:40and stormwater is a common issue that I hear

1:47:44from residents who live down below,

1:47:46a building that is on a separate grade.

1:47:49I see the same situation here,

1:47:50a big structure going on top of at the highest point

1:47:53of the hill, and so that stormwater,

1:47:56I know there's a report, so those from the developer,

1:47:58I understand that you guys are trying to answer that,

1:48:01just ensure that that's a really tight system

1:48:03and that the stormwater is being stored on site

1:48:05and that we're not relying on the cut in fields

1:48:08to absorb any of the stormwater on it,

1:48:10because that will be, again, hard surface,

1:48:1210 stories on the top of the hill

1:48:14that water's gonna want to run somewhere,

1:48:15so just capture that in the comments, thank you.

1:48:19Great, thank you, Downer and then Busatil.

1:48:22Thanks to you, Mr. Mayor, so my concerns are similar,

1:48:26not so, the height but the density is of issue to me,

1:48:30like it's more dense than the old holiday insight

1:48:34that we have, the Alma Project,

1:48:36so it's really, really dense there.

1:48:40The other thing, I'm concerned about

1:48:41the post-secondary residence designation

1:48:45as we need the flexibility to be able to have these

1:48:48new developments move around between,

1:48:51we don't want a people's zone

1:48:53outside of the actual university property,

1:48:56and there's always those other issues around

1:48:59using that type of designation.

1:49:02The other one, I don't know,

1:49:06it looked like Ms. Walk,

1:49:08you wanted to say something in response to that,

1:49:10but I do have one more comment too.

1:49:13Yeah, thanks, I just wanna be clear on the definition,

1:49:14it was their request put forward,

1:49:17staff will be looking at this as an apartment building.

1:49:21Okay, that's great.

1:49:22The other thing that I think I wanna see

1:49:24for staff to consider and really look at,

1:49:26that do we need a crosswalk there,

1:49:29there would be a lot of students in that location.

1:49:31I understand there is a lights right down at the Cutton Club,

1:49:37but even though we have a lot of intersections

1:49:42around the university,

1:49:43we develop a lot of crosswalks too.

1:49:46I mean, on Gordon, they're really close to each other

1:49:48on Gordon, and there's even a crosswalk between

1:49:52that, the Cutton Club and Gordon Street.

1:49:57So you're on a hill there,

1:49:59and students will naturally run across the road,

1:50:02if depending on where they're headed to on campus,

1:50:04before they get to that location.

1:50:07So I just think we need to have safety in mind

1:50:10when we're looking at this as well,

1:50:12and whether that might be required.

1:50:15Great, thank you, and Busatil please.

1:50:17Thank you.

1:50:18Ditto to Councillor Gibson's concerns,

1:50:21ditto to density and flexibility.

1:50:23And just I'm relieved to hear that the city staff

1:50:26will look at this as an apartment building,

1:50:28because as I made reference,

1:50:31I'm hearing comments about students, students, students,

1:50:33students, student housing.

1:50:34What about seniors housing?

1:50:35What about community housing at Alban?

1:50:37I would also, that's a great idea around the crosswalk,

1:50:40because where this is located is also

1:50:42where the Child Care Learning Centre is on East Ring Road

1:50:46when you go up to the Arboretum.

1:50:48So my hope is that this is an apartment building

1:50:52that also meets the needs of families and others,

1:50:55and not just students, and has the flexibility.

1:50:57And with that in mind, I'm gonna steal Councillor Caden's

1:51:01comment about the kitchen, that if it is a rental unit,

1:51:05I know from my kids in university that galley kitchen

1:51:11and those kind of little kitchenettes do not work.

1:51:14And especially if we're thinking about affordability as well,

1:51:17it's rental, and having enough food

1:51:19that you can bring in and make meals, store meals,

1:51:22it's not door dash and skip the dishes

1:51:24over and over and over again.

1:51:25Thank you.

1:51:27All right, thank you.

1:51:28And also Councillor Billings,

1:51:31and then Kate and looks like finally Chu.

1:51:38So through you, Mr. Mayor,

1:51:40and we've all heard in the report,

1:51:42and now that it wasn't staff's verbiage

1:51:45for the post-secondary school residents,

1:51:47however, given the use,

1:51:52are they subject to DCs or not?

1:52:00Yeah, through the mayor.

1:52:01So this is a private development,

1:52:03servicing private needs,

1:52:05not associated with the university.

1:52:07So yes, they would be subject to applicable fees.

1:52:11Okay, so even then, if it was changed

1:52:16to post-secondary school residents,

1:52:19then they still would have to pay development charges,

1:52:24in your opinion.

1:52:28Through the mayor of the council,

1:52:29so we'll ensure that we have some floor plans

1:52:31that we bring back and clearly define

1:52:33what the unit is through a zoning bylaw amendment

1:52:37if supported by staff.

1:52:39Okay.

1:52:40And also with respect to the zoning amendments,

1:52:47yeah, I mean, I don't like the buffer strip reduction,

1:52:51the transformer and retaining wall within the buffer strip.

1:52:55I mean, there's the whole list there, the tower setback.

1:52:58And really what bothers me is the angular plane.

1:53:03I think we should stick with the 30%.

1:53:07And, but I do have a question through you, Mr. Mayor,

1:53:10to staff with respect to the exterior,

1:53:14how much, I was gonna say, how much say do we have

1:53:20with respect to this issue of the cladding?

1:53:27Through you, Mr. Mayor, at this point, not much.

1:53:30Unfortunately, we don't have the powers to regulate

1:53:34the exterior material buildings

1:53:36through site plan control anymore.

1:53:38Yeah, that's what I thought.

1:53:39Okay, that's unfortunate.

1:53:40Okay, thank you.

1:53:44Thank you, Kate and then Chu.

1:53:48Thank you, Mr. Mayor.

1:53:50So just based on the proposed lower amounts of parking

1:53:55and how it's pretty far away from various groceries

1:53:59and restaurants and everything like that,

1:54:01I would just like staff to consider bus stops

1:54:04because I don't think there are any in that area right now.

1:54:06And so having sheltered bus stops on either side

1:54:10would be important, I think to me.

1:54:13I think the density, like others have mentioned,

1:54:15is pretty high for this space.

1:54:19And I just have some concerns about the offsets

1:54:23for the accessibility ramps.

1:54:26I don't know if that would be a safety issue,

1:54:27but I'm assuming that staff would comment on that,

1:54:29regardless.

1:54:30Thanks.

1:54:32Great, thank you.

1:54:34Councillor Chew, it's over to you.

1:54:36Thank you, through you, Mr. Mayor.

1:54:38I don't wanna come off, these are comments, by the way.

1:54:41I don't mean to come off too critical,

1:54:43but just from some of the existing

1:54:45condominium builds in the South End,

1:54:48I just know that there are a lot of issues

1:54:50with the drive aisles that, thank you.

1:54:54There have been some issues with the drive aisle

1:54:57with being less than eight meters.

1:54:59And I hope maybe there could be a creative solution

1:55:03and dialogue between staff and the proponent

1:55:06to look at ways in which we can address that,

1:55:10because my concern is that you may have

1:55:15a lot of back ends and queue ups,

1:55:18especially going down to the underground.

1:55:23We just have to acknowledge some of those

1:55:25lived realities as well that may exist.

1:55:28So I'm just trying to be gentle with those comments,

1:55:31but maybe that's something that can be taken away.

1:55:32So thank you.

1:55:36Okay.

1:55:39All right, that's it.

1:55:40Comes to me, and then we'll call the vote for receiving.

1:55:44Yeah, just my comments are, I guess,

1:55:46maybe generally to the room, to the applicant.

1:55:51There's some tweaks you gotta look at,

1:55:53which you've agreed to do.

1:55:54So I think that's the journey that you're on now.

1:55:59My personal request is that you work with your neighbor,

1:56:02with Cutten.

1:56:04They're great neighbors,

1:56:06so work out some stuff there if you can.

1:56:10And you wouldn't wanna do this on the golf course side,

1:56:15but that cladding could also be solar panels,

1:56:19could also do a lot of sort of energy initiatives,

1:56:23could also go into the building too.

1:56:25I know you had a presentation chart with that,

1:56:28but I think there's something that you can probably do

1:56:31there as well, and I wish you all the best.

1:56:34That's it, okay?

1:56:36So with that, I'll call the vote.

1:56:38Is there anyone against receiving the application?

1:56:42Nobody, all right?

1:56:43Thank you very much, appreciate it.

1:56:46That's unanimous.

1:56:49We are going to jump to 81 College Ave West now