Housing in Guelph Semi-Annual Update report 2025-129, dated March 18, be received. That the proposed Affordable Housing Seed Funding Program…

1:35:15a discussion

1:35:19and we need to jump to

1:35:22the one with

1:35:25Delegations first

1:35:29So I'm going to 7.2 because we only have one delegation for that

1:35:34A strategic property acquisition and disposition update is the title of this agenda item

1:35:39There is no presentation

1:35:42Uh, whereas I've got to get my glasses on because I cannot see

1:35:48Uh, James, you're available to answer any questions

1:35:51Uh, and other staff as well in regards to that report

1:35:56Um, so we will jump right into uh, the delegations first and then we can ask any questions if required

1:36:03Uh, Shirley, uh

1:36:05So Vassie, I'm sorry if I'm not saying your name totally correct there, Shirley, uh, but you're joining us by video

1:36:14Yes, oops. I don't know if I have my video on great. We can hear you. Okay. You can hear me. Okay. Yes, we can

1:36:21Yeah, did you want to turn on your video or did you just want to do audio?

1:36:25Um, I'm trying to find my video

1:36:28No, no problem

1:36:30Maybe let's just leave it so I don't mess it up

1:36:32No, no, it's fine. Yeah, we can hear you clearly. So we'll go from there

1:36:37Um, and uh, just give me one moment to come back to you just one second. Sure

1:36:43Oh, here we go

1:36:44And yeah, you have no more than five minutes

1:36:47At the four minute and 30 second mark if required. I will uh, just jump in with a little 30 second warning

1:36:54Uh, and then the microphone does get turned off at five minutes. So we don't want that to happen

1:36:58We want to hear what you want to say. So if you can try to get it all within that time allotment, that would be great

1:37:03I'll turn it over to you. Your time starts now. Yeah, I can do that. So thank you mayor and counselors for your time

1:37:09My name is Shirley Sylvaisi. So you did okay with the name

1:37:13And I would like to address the proposed development of land for housing located on roger rogers road

1:37:20I live approximately seven houses from the proposed site and I oppose

1:37:24Having this land considered for housing for several reasons

1:37:31First reason is putting housing on this land would significantly impact parking on this section of rogers road

1:37:38It's a cul-de-sac

1:37:40The road in front of this property is one of only two sections available for parking

1:37:45On this road the road in front of the proposed land is used all day and every day

1:37:52By trail users wanting to access the preservation park trailhead

1:37:57It is also used by residents in this area

1:38:00Parking is very limited on this section of rogers road and to compromise it any further would not be reasonable or safe

1:38:08As we have experienced times when our street would not be accessible by an emergency vehicles

1:38:14due to parked cars

1:38:17To compromise this further by putting housing on this section of land creates a safety risk to residents on this street

1:38:25Because you're taking parking away from us

1:38:29Um, the second reason is there is a piece of land that's located on south creek trail

1:38:35That is as large

1:38:37If not larger than the one being considered on rogers road that has recently been proposed to be a pollinator garden

1:38:45This piece of land

1:38:47Would lend itself better for housing because it is not located because beside a trailhead

1:38:53access to preservation park and that street also has more on street parking available

1:39:01um, it also

1:39:02could

1:39:04likely accommodate

1:39:05Double the number of houses being proposed for the rogers site just due to the size of that piece of land

1:39:12Um, so i'm thinking that if this section of land on south creek trail is being deemed suitable for a pollinator garden

1:39:20Then I think the land on rogers road should also be converted to the same and not be used for housing

1:39:28In summary, I would propose that the city staff consider the land on south creek trail for housing

1:39:34Should they feel the need to develop in this area and not the land on rogers road?

1:39:40Ideally, I would like to see both pieces of land converted to pollinator gardens

1:39:45At as it is more in keeping with their location by preservation park

1:39:51And that's all I have to say

1:39:54Great. Thank you very much Shirley and let me just ask my colleagues if there's any follow-up question for you

1:40:01There is not so thank you very much again for joining us and you take care

1:40:09All right staff. I'm sorry not staff counsel. Um, would you be willing to move?

1:40:15The recommendations there's two of them at this time with some ability to move them for me

1:40:20Thank you alt and uh, and karan. I believe I saw a hand go up there at a second

1:40:26No, okay, a gibson. You said you a second. Thank you. Um

1:40:32There is a uh an amendment that I think counselor karan wants to table

1:40:38So I'll go to counselor karan to get that amendment on the floor at this time. Go ahead council cross

1:40:45Sure. I'd also like the two clauses in the report to be separated. Um, just in terms of

1:40:53The first clause I just want to before I introduce the amendment. I want to talk to the whole motion

1:40:59So I am going to be voting against the the first clause

1:41:03I did actually do a drive-by and and go to the site just because I felt I needed to get the lay of the land and

1:41:09What a potential development there would look like there is a trail. It's a gateway into preservation park

1:41:15A building up against that gateway trail would create the tunnel effect that we are we are trying to avoid

1:41:23In our public use of public lands

1:41:25When people enter into a trail system and there's a tunnel with buildings and it does it doesn't feel safe

1:41:33I just think that this is the wrong site for a building for the for the return on investment

1:41:37We're going to get a very small site and the housing that we'll get from taking this step

1:41:41I think is not is not in the benefit of the city in in the long term. So I'll vote against clause one

1:41:47clause two

1:41:48um, I I think we need to explore the potential

1:41:51Um of a number of different sites and I do want to proceed with clause two

1:41:57um for

1:41:59Staff to be directed to do additional work

1:42:02However, uh for me the line is crossed at parkland

1:42:07Um, we entered into a sacred trust a sacred public trust when we acquire parkland

1:42:12Um, when we develop our city, we are we are already in a parkland deficit

1:42:19And that sacred trust that parkland will remain parkland

1:42:24I know we're in a housing crisis and there is going to be a lot of commentary about um

1:42:29About our short-term needs. Um, but I do believe that parkland should be excluded from any further

1:42:35Exploration by our city if we need to go back at a later date

1:42:38After we've explored other sites like parking lots and surplus non parkland sites

1:42:44I think we absolutely should be pursuing those and developing those to to the highest and best purpose

1:42:49But parkland should be excluded. So I've um sent an amendment to

1:42:54Our church's office that will go up on the screen that um would exclude parkland and future

1:43:03And sites identified for future green space

1:43:06From from the council or downer will second that yeah, and that's just directing staff

1:43:11I mean if this comes back and we we have to revisit this but right now

1:43:15I don't want stuff any doing any further work on evaluating parkland sites

1:43:20Great. Thank you. Is there any questions then before

1:43:24Let's just uh, let's just vote on the amendment

1:43:28Um to add that can I do that?

1:43:30Looks like I can so I'll call the vote on that. Is anyone against the amendment?

1:43:37Okay, that's unanimous

1:43:39Okay, and then I'm going to go back to the main motions then as amended

1:43:45Um, and I'm going to separate them as requested

1:43:48So I'll just call the vote then an only number one, which is the rogers row disposition is anyone against that

1:43:58okay

1:43:59four

1:44:00five

1:44:01six seven eight, okay, I'll just need yell out the names. So we got uh billings

1:44:08and uh

1:44:10goller and

1:44:11Peyton and

1:44:12chew and uh,

1:44:14Koran

1:44:15and

1:44:16O'Rourke and alt and

1:44:19Boussatel

1:44:21Okay, so that pass. Sorry that fails

1:44:24Okay, so number one fails

1:44:27And then I'm going to call the vote now on number two as amended

1:44:31I'm just going to say a quick comment before

1:44:34I I call that if you don't mind counsel just for a second

1:44:37I just want to really thank uh staff for

1:44:41Putting this work together. I know it was a lot of work like over a year of compiling this

1:44:46To get to this point, but this has never been done before in our city to the degree that it has

1:44:52Thank you very much for doing that because

1:44:55Really what's happened is you've identified what's in and or not in but it's a real foundation for moving forward

1:45:02And then I would just add a little bit to what counsel Koran said with her bullet points around no parkland

1:45:08I mean over a year ago. It was

1:45:11uh discussed about looking at all these types of sites

1:45:15and um

1:45:18You know, I think it was I think it personally it was worthwhile to look at everything

1:45:22I think there is there is benefit to that

1:45:25But I would just add one extra stat

1:45:28There are thousands of homes that are approved and unbuilt in our community right now

1:45:35And so that like to me

1:45:37Where I view the agreement with the no parkland sort of demarcation

1:45:44stopping there

1:45:45Is because of that

1:45:47So there are currently thousands of homes approved and unbuilt in our community. I mean if that wasn't there

1:45:54um

1:45:55Maybe we could have a different conversation just as uh counsel Koran said like if there was a whole bunch other sites that

1:46:00You know didn't make sense. That's fine

1:46:02Uh, but until that time arrives, which more than likely won't be for a very very very long time

1:46:08Um, it is good for direction to be given in this way

1:46:12I I am not offended in any way of asking staff originally a year ago to look at everything

1:46:18That's cast the net wide see what happens come back and then us as a council

1:46:23You know filters it down to what we want the focus to be on. That's fair. That's absolutely fair to do that

1:46:29But with thousands of homes ready to go and not built

1:46:33You know taking away some parkland. Yeah, I I I fully agree with the amendment. Thank you

1:46:39And you know what?

1:46:40I'm just trying to remember what happened. It was originally when a report came months ago on that

1:46:47It makes sense for counsel or Koran to actually make the amendment today because it was originally counsel koran

1:46:52Who moved to defer that issue to today?

1:46:56If I recall my memory is usually pretty good. So, uh, it makes sense to kind of close the loop

1:47:02That's got that's what's happening today is actually we're closing the loop on that discussion

1:47:05Thanks. Sorry for the extra few seconds, but I'll call I'll call the vote then on number two. Is anyone against number two as amended?

1:47:14Okay, that's unanimous then as well. So thanks again to staff

1:47:18It's really good and exciting. Maybe opportunities to come forward that we'll be talking about in the future

1:47:25So let's go back now to 7.1, which is the housing and gulf semiannual update

1:47:31Lots of our staff are ready for

1:47:36An amazing presentation. No

1:47:39No pressure

1:47:41So our ceo terra baker will kick us off

1:47:45For that presentation go right ahead

1:47:50Okay, thank you. Good morning everybody. Um, and yes, we are really pleased to be here today

1:47:58This is our first comprehensive

1:48:01housing report of this kind and it was a big part of what you all directed

1:48:08Through me through the ceo objectives this year

1:48:12In making housing a top priority

1:48:15And including more frequent reporting. And so this is the first of two reports that you will see in 2025

1:48:22that summarize

1:48:24You know what we've done so far what we're working towards right now and what we're planning on in the months ahead

1:48:31Um, and so before we dive into the details, you'll there's a number of speakers today

1:48:37I just really wanted to start with some behind the scenes leadership context on the housing file

1:48:43one of the first first actions of

1:48:46of

1:48:47When I stepped into the role of ceo last year was to really rally everybody around the table on housing

1:48:54and the mandate of housing now

1:48:57And thinking through things a little bit differently and challenging our status quo

1:49:02and

1:49:03Our ability to then prioritize

1:49:06And communicate better when it came to staff resource allocation

1:49:12And so we formed what we call hest

1:49:16Internally it's our housing enabling strategy team

1:49:20And so we meet bi-weekly or bi-monthly every other week

1:49:24And and it consists of the senior leaders in the organization that are most involved in housing

1:49:30Across many departments because what you'll hear today is just how

1:49:35Complex and the volume of what you see in the report it crosses so many departments

1:49:39And for us to make sure that we're working together

1:49:41Collaboratively and united towards one very common outcome. We need to be more connected. And so I just really wanted to start

1:49:49today and just thank

1:49:52Our heasters

1:49:53in the room many of them are

1:49:56Back here or they're watching online

1:49:58And you know, I'm really proud of the work that we've done and and that you know, we're starting to really open

1:50:05the conversation for

1:50:07amazing things in the future so

1:50:10This team we go everything that comes to council on housing goes through this team. It's a bit of an internal

1:50:17strategy team that vets everything we challenge our risk tolerance on

1:50:23on things and

1:50:26We're trying to remove barriers and avoid

1:50:28pitfalls

1:50:30and so

1:50:31They were essential to the report that's before you and their voice and expertise is essential for our future growth

1:50:38So just thank you to everybody involved in in this report today in the presentation

1:50:48So moving on here. We have

1:50:51The topics that we're going to present to you. We'll start with foundational matters though. We've reported previously

1:50:57Providing context to better understand why and then where

1:51:01We're moving housing matters forward next. We'll highlight the numerous ways

1:51:05We are increasing the housing supply to our community. We'll dig into the housing accelerator fund action plan

1:51:12the housing affordability strategy and then introduce a new

1:51:17seed funding grant program for your approval today

1:51:21Then we'll provide an overview of how we finance development and important considerations around alternative funding models to support the cost of growth

1:51:29and to respond to some of the

1:51:32comments and

1:51:34Things you're seeing by other municipalities in the media and so just to provide a little bit more context to that

1:51:41And then next we'll share some challenges

1:51:44And then what we're doing to address those challenges

1:51:47and then finally

1:51:49You will hear about housing through a number of reports

1:51:53This year. So we'll we'll talk about what's ahead in terms of our reporting and then finish up with our final recommendations

1:51:59and so with that

1:52:01My brief comments are are finished and handed over to kristo walkie or general manager of planning and building services

1:52:14Thank you. Say oh baker the first portion of our presentation

1:52:20We'll serve as a reminder of the housing continuum

1:52:24And well swirl in housing our commitments in the housing pledge our building permit data over the last 20 years

1:52:30The status of our short-term housing supply

1:52:33And where we're focusing growth

1:52:38housing is complex

1:52:40The housing continuum helps us identify the wide range and types and forms of housing

1:52:46At the right end of the continuum are homeowners or renters who brought bought or rented through the private market

1:52:53At the left end are individuals and families who are in crisis

1:52:58using emergency shelters

1:53:00or experiencing homelessness

1:53:03Housing types on the left side of the continuum are referred to as non-market housing

1:53:07This can also include emergency shelters transitional housing supportive housing rental units

1:53:13that are geared toward income

1:53:15affordable non-market housing in wealth the response

1:53:19responsibility of non-market housing is shared between wellington county and the city

1:53:24Wellington county as you're aware is our designated

1:53:28Consolidated municipal services manager also referred to as cmsm

1:53:33That means on behalf of the city of wealth the county is primarily responsible for providing non-market housing

1:53:39With some administrative and significant financial support from the city

1:53:44You'll also see on this slide the middle section

1:53:48Where non-market housing meets market housing?

1:53:51This is where both the city and the county work together to provide

1:53:54affordable below market rental housing as well as affordable market home ownership

1:54:00This is also the space where we are focusing our efforts through the recently approved 10-year housing affordability strategy

1:54:11In march of 2023 the city issued a housing pledge to meet the province's targets

1:54:16Which were assigned to wealth of 18,000 units by 2031

1:54:21As a reminder, this is 6,100 units above the city's op projections, which the province also approved

1:54:29The target is ambitious and requires

1:54:32Constructing on average of about 2,000 units per year a rate of development, which the city has never seen before

1:54:39The housing pledge includes city-led initiatives to unlock housing potential and our commitment was very specific

1:54:46And called for provincial support to help us get to that goal

1:54:50Of the 29 action items that were included as part of that housing pledge

1:54:54AID are city-led such as the municipal comprehensive review, which is complete approval of the clear malty secondary plan, which is complete

1:55:02Uh new comprehensive zoning bylaw, which council has completed

1:55:06And to up zone many areas of the city

1:55:08The remaining 21 actions are requests of the city made to the province

1:55:13Many of which have not yet advanced

1:55:16Including financial support for infrastructure

1:55:18exemptions from appeals and secondary plans

1:55:22Timing for provincial ministry comments on development applications

1:55:26And to make provincial land available for affordable housing

1:55:30In 2023 the city met 98 of its housing target with

1:55:351320 residential building permits issued and

1:55:381287 housing starts

1:55:41Last year we did not meet the 1500 units that was our target with only 849 new housing units, which were started

1:55:50Guelph is among 82 of Ontario municipalities did not that did not meet their target in 2024

1:55:58Economic barriers

1:56:00Uh were part of the challenge

1:56:02Shortage and skilled construction workers high construction costs

1:56:07Rising unemployment rates application and permitting fees and higher interest rates among

1:56:13market uncertainty

1:56:15The housing pledge recognizes the need for partnerships with the development community public agencies and other levels of government

1:56:22To achieve our housing targets, especially in this volatile economy

1:56:28This graph I think council members have seen many times before it's our building permit activity

1:56:33In the last 20 years our average building permit

1:56:38Issued per year is just over a thousand permits per year with the highest number in

1:56:432004 being 1483

1:56:46In 2023 there were 1300

1:56:49residential building permits and that was absolutely the highest number since 2015

1:56:54But last year there was only four hundred and sixty

1:56:57Sorry six hundred and forty five residential building permits issued and the majority those were ad us

1:57:03at 330

1:57:06Multi residential development

1:57:08Uh were a portion of that but 92 residential units were single semis and towns in cluster towns

1:57:14So certainly smaller on those those market types in Guelph

1:57:19So starting around uh 2013

1:57:22We did start to see a higher average of multi residential developments apartments and condos and ad us being built

1:57:29Uh relative to single detached semi-detached and on street townhouses

1:57:34Adu numbers have increased increased since 2019

1:57:38And with a noticeable leap last year in 2024 and we also expect that to continue this year

1:57:46With the uncertainty in tariffs and market conditions

1:57:51Interest rates for dropping but that's still an uncertainty for for mortgage holders

1:57:55We do also expect a lower number of permits in 2025

1:58:03So as Amir previously mentioned, we do have a short term

1:58:07housing supply that we do track

1:58:10There are approximately

1:58:131500 units that are available in that short term supply

1:58:18Over about 150 parcels

1:58:21It's important to note in some cases. It's difficult to

1:58:25Build those units right now whether it be market conditions

1:58:29agreements between developers

1:58:31unstable housing market or the inability to concert

1:58:35secure trades or materials to construct the units

1:58:40For parcels approved more than three years ago, which are a substantial number of units

1:58:46City staff are actively reaching out to those developers and builders of part of these conversations

1:58:50Staff are asking how the city can continue to remove barriers

1:58:54If developers are interested in increasing the number of units due to changes in density allowances

1:59:03Seeing that certainly in the last few years where parcels have come back

1:59:10On this figure and this figure has been very helpful for staff to have those conversations

1:59:15And it's been very helpful for the developers

1:59:18We have two of our

1:59:20longest outstanding projects

1:59:22That are are moving forward that have been sold

1:59:25one's in for another development application

1:59:27And this map has been a very useful useful tool for staff in the development community

1:59:37So where we're focusing growth

1:59:42There are a number of skipped one. I'm just gonna go back. There we go

1:59:49There are a number of priority areas that we're focusing growth in order to accommodate our population of 208,000 by 2051

1:59:57the downtown

1:59:58In our major transit station area

2:00:00other strategic growth areas including the gid lands clear malty and the dolime lands

2:00:07In addition to the housing enabling infrastructure projects planned and underway

2:00:11A municipal finance servicing agreement is coming forward

2:00:15April 1st

2:00:17And that's often known as the front-ending agreement as well

2:00:21So how are we enabling growth in the downtown?

2:00:25The growth managed strategy identifies growth projections until 2051

2:00:30And identifying that the downtown can support an overall density of 200 residents and jobs per hectare

2:00:36Currently we're working on the downtown heights and built from standards

2:00:40And that's coming next month and this may also increase the density in downtown

2:00:47To accommodate this growth the following programs or policies have been initiated

2:00:52The multi-year downtown infrastructure renewal program

2:00:55the downtown heights study

2:00:57The community planning permit system

2:01:00Is currently underway for stonenberg as a pilot and then we'll be moving forward with downtown

2:01:06The downtown marking plan master plan was implemented and then it was updated by the province requiring zero parking spaces downtown

2:01:15And our community improvement plan

2:01:17Is anticipated to incentivize units through revitalization of vacant building spaces within the downtown

2:01:24To accommodate this anticipated growth in the downtown the following capital projects are planned in the next five years

2:01:31We have in 2025 the wind and wellington water and wastewater capacity improvement project

2:01:37Which will remove key constraints for intensification of the downtown

2:01:41Even as a planner i'm pretty excited about this project because it's going to open up downtown

2:01:46In 2026 wind of north reconstruction project opens up areas north of cardin street

2:01:53The macdenow street reconstruction project will bolster fire flow improvements in 2028

2:02:00And in 2029 the qubeck reconstruction project moves forward as well

2:02:05In the gid lands

2:02:09So the gid lands came into effect in 2017 following an oil teahearing

2:02:15And then it was amended some of the policy framework in may of 2024

2:02:21Through bill 162 which was called the get it done act

2:02:25And it modified the land uses within that plan

2:02:29To accommodate the gid the following capital projects are planned within the next five years. So in 2025

2:02:36We're doing the stone road and victoria road ea

2:02:40in 2025 to 2028

2:02:43York road phase four from victoria to the east of the city limits and in 2028 victoria road upgrades will also be underway

2:02:52So the block plan submission for gid block one and two is under review and that makes up 116 hectares of land

2:03:02How we're enabling claire malby

2:03:05claire malby is approximately

2:03:07415 hectares of land

2:03:09It was approved by council in 2022

2:03:12And then approved by the olt in march of 2024

2:03:18projects to

2:03:21Accommodate the growth in claire malby

2:03:24Which is about 7150 units

2:03:27So the gordon street and claire road ea as well as street a assessment is underway

2:03:35And the last of our focus growth areas is the dole line quarry lands

2:03:39So it was annexed and brought into the the city in

2:03:442022 and we're currently working with the applicant on that

2:03:48Who is initiating their block plan process?

2:03:55So increasing housing supply and wealth

2:03:58In addition to those substantial infrastructure projects on the previous slide

2:04:02There are many ways wealths housing supply through enabling infrastructure investments that lock intensification faster and more efficiently

2:04:10In our development approvals committee of adjustment

2:04:12approvals on severance applications

2:04:15advocacy

2:04:16And innovative policies including programs and tools

2:04:19This would include the cip for example

2:04:23for affordable ad us as well as

2:04:26under

2:04:27underutilized office space

2:04:29or residential space

2:04:31And as cao baker mentioned we have our hest team that is moving projects forward

2:04:42The city builds maintains and improves sidewalks bike lanes roads multi-use paths

2:04:47Underground utilities like water and sewer pipes

2:04:50This work is important to meet the demands of growth and our growing population

2:04:55So in the past

2:04:57Years we have recently approved and worked on york road phase three college avenue phase one

2:05:05white law road and baker street

2:05:08Moving forward from 2025 to 2026

2:05:12This rate of intensification work is going to continue

2:05:16Approximately 35 construction projects with 160 million dollars project work are moving forward. This includes the downtown infrastructure program

2:05:26Gordon enborough improvements the emeter url pedestrian bridge

2:05:30york road phase four and the ea's for clear malty secondary plan

2:05:35At a recent february 16th workshop the engineering and transportation staff shared how we can manage all these projects happening at once

2:05:43So with communication and directing the flow of traffic is essential part of this process going forward

2:05:53The other key projects that are needed to move forward are about address water

2:05:58capacity wastewater capacity

2:06:01obviously unlocking our downtown

2:06:03our innovation district and

2:06:05Clear malty so as you can see on this slide lots of projects are going to be under the way between now and

2:06:112029 to move these areas forward

2:06:18streamlining approvals we have made

2:06:21big steps to try to make things faster and go quicker in the city of guelph

2:06:26Our site plan applications compared to 2022

2:06:30Have gone our 450 times faster. So we are almost a year. We're at 23 days now

2:06:35zoning applications are 130

2:06:38percent faster than they were in 2022

2:06:41draft plan of condominiums are 400 faster than they were in 2022 by retooling our processes

2:06:48In condominium registration applications are 200 faster

2:06:53It was 14 days. I can tell you this morning. I signed a condominium application at eight days

2:06:57So we're continuing to push that new needle as quickly as we can

2:07:04So if you get a call today mere gut three it was only eight days

2:07:08And we're continuing to streamline your processes. So we're continuing to look at how we can move things faster

2:07:16Planning and our IT staff have a major project underway this year in our Amanda system

2:07:21To make our planning data readily available. So I don't have to count days on my fingers anymore

2:07:26And to have a live and interactive dashboard

2:07:29Which will share the number of units that are under review the number of units that are approved all in the various development processes

2:07:36So stay tuned for that project

2:07:41And last for me is the committee of adjustment

2:07:44So it plays a significant role in contributing to our housing supply

2:07:48In addition to considering minor variances, the committee also reviews

2:07:52Consents which are severances

2:07:54And create new lots for development in 2024 the committee approved a total of 46 new lots

2:08:01Most of which are semi-detached dwellings and the impact of these lots is even greater if additional dwelling units are proposed

2:08:09If it was built out to its maximum, which is now four units

2:08:15141 units could be built. However, if there's semis it is only three units

2:08:20So the volume of applications has surged in 2024

2:08:23With the number of ad us that are also being brought forward

2:08:28The committee of adjustment is proposed

2:08:31To merge with the property standards committee this year as part of the redesigning advisory committees

2:08:37The membership of both committees will be merged while the mandates of each committee will remain the same and distinct

2:08:44Additional continuous improvement efforts are underway to improve the committee of adjustment process

2:08:49These efforts have included increased data collection greater staff

2:08:55With the chair and vice chair and new orientation

2:08:59So with that i'm now going to turn it over to kushla mathews the city's development advisor of affordable housing

2:09:05And she'll provide an update on those policies programs and tools

2:09:22Hi mark three and members of council

2:09:29So in terms of rallying around

2:09:31And prioritizing cio bakers housing now direction

2:09:36This requires new programs new policies and tools that enable housing

2:09:41To create more incentives for affordable housing to be 2024 as i know you've heard many times before

2:09:49Guelph was awarded 21.4 million dollars from the housing accelerator fund also known as half

2:09:55This has been a really transformational program for for us and it's facilitated investment in foundational policies

2:10:02critical programs

2:10:04And innovative strategies that are required to advance housing in our community

2:10:09So without half we would not have had the funds or the staff to dedicate to these areas of work

2:10:16Most notably half has enabled the updating as mentioned before of our 10-year housing affordability strategy

2:10:22That did include extensive engagement and feedback from the community and interest holders from all across all sectors

2:10:29Including those with lived experience

2:10:33This updated housing affordability strategy also prioritizes new programs and policies that have been mentioned in this presentation

2:10:39But i'll go over them really quickly again in terms of the

2:10:42In terms of the affordable housing community community improvement plan

2:10:48Anthony will be speaking soon to the affordable housing seed funding grant program

2:10:53The municipal service and finance agreement also known as msfa. So essentially what that is is

2:10:59It's another way of removing barriers for housing development

2:11:02Typically if housing enabling structure is built it's according to a highly sequenced

2:11:08timeline according to phases of development

2:11:11What an msfa allows us to do is to front end that it allows a developer to potentially take on some financial burden

2:11:19in advance of when the city may be

2:11:21An earlier timeline than the city had planned

2:11:25We also have our community planning permit system pilot project for stoned enbro and then moving into the downtown

2:11:32And as mentioned before another key project underway that really links into all of this is our downtown building heights study

2:11:40And built form standards for tall buildings

2:11:45so

2:11:47In terms of the half

2:11:48This report captures wealth half's action plan

2:11:52Reporting period from january 8th of last year of 2024 to january 7th 2025

2:11:59And it talks about the spending

2:12:02From that first of four installments that first 5.36 million dollars that we received

2:12:07So some of the achievements

2:12:11Include again the updating of the 10-year affordable housing strategy the cip program

2:12:17The contribution of city-owned lands at 14 enbro road south

2:12:21For an affordable housing demonstration project for which there's an open rfp right now that is closing april 11th

2:12:27We've also done amendments to the official plan and zoning by-law that allow for more diverse and affordable housing options

2:12:34Through increased density with the four units as of right on low density residential properties across guelph

2:12:41And we've also done an updated inventory of city-owned lands and a comprehensive framework

2:12:46That we've used to evaluate sites and that's that framework

2:12:49And that identification of city-owned lands and inventory is what allowed us to identify 14 enbro road

2:12:57So as a result of this this important work and the achievements in year one

2:13:01We have just received our second payment of 5.36 million dollars bringing our total so far up to 10.75 million

2:13:10And many staff members across the organization contributed to the achievements of this

2:13:15So thank you to everyone for coming together

2:13:18To advance this important work to ensure that we received that second payment

2:13:22And for allowing us to continue implementing the guelph half action plan

2:13:31In february of this year staff submitted the first annual

2:13:36report to canada's mortgage and housing corporation also known as cmhc

2:13:40And they're the ones that administer the half program

2:13:44So according to cmhc our success is measured in two ways

2:13:48The first is the completion of the eight

2:13:51Initiatives within our half within our half program

2:13:55And that has to be done to cmhc's satisfaction

2:13:57The second measurement is our progress in achieving the housing unit targets set by cmhc

2:14:05So in our case, this is the 739 units over three years in addition

2:14:11To our average annual building permit numbers

2:14:15So if we don't achieve both progress and units

2:14:19We risk not receiving the full

2:14:2221.4 million dollars in funding or that third and fourth payment

2:14:25So as you can see on the slide at the time of reporting are over on the left side our overall

2:14:32Initiative progress was 56 complete

2:14:36We're on track to make significant progress this year

2:14:40And ultimately complete the eight action plan initiatives by the end of the funding period

2:14:46Um as as mentioned for example the next thing that will be coming year away very very soon

2:14:51Is the decision on the community planning permit system which is coming on april 8th

2:14:58On the right hand side, you'll see in year one our spending was just over 1.5 million dollars

2:15:04This investment was used to create organizational capacity

2:15:07And to develop those foundational policies like permitting four units on low density residential lots

2:15:13And and helped us create programs that incent and accelerate housing to ensure that we meet these

2:15:20milestones and deliverables in that in the next several years

2:15:24So over the next two years of the half spending we will increase the implementation

2:15:30at sorry as we increase implementation of new policy and refinements

2:15:34As we implement the housing affordability strategy and as we

2:15:39Uh award incentives through the affordable housing community improvement plan

2:15:44An affordable housing demonstration project

2:15:46That's what we'll be focusing on in the next couple of years

2:15:52So I mentioned earlier that our ability to receive the third and fourth payments or installments of the half

2:15:58Are based on achieving the total housing unit targets

2:16:02set by cmhc

2:16:05The total unit housing targets set for guelph are shown on the slide in the middle column there

2:16:11So you can see that we need to achieve a total of 3657 permitted units

2:16:17over the years 2024

2:16:192025 and 2026

2:16:21And this number includes that 739

2:16:24Incented units

2:16:27At the at the end of year one at that reporting period based on the reporting period only we achieved

2:16:33625 permitted units and zero incentive units

2:16:37But we're confident we will see an increase to these numbers in the next round of reporting

2:16:43Based on the projected uptake of the cip incentives the affordable housing demonstration project at 14 Edinburgh Road

2:16:50And other key policies that we have been working on

2:16:54That advanced housing

2:16:57The achievements and milestones completed in year one of guelph's half action plan will incentivize several hundred units

2:17:04To close the gap and get us closer to that 739 unit target

2:17:12The message from cmhc is clear

2:17:16Our progress on guelph's half action plan is commendable

2:17:20But we must demonstrate real progress on units to receive the rest of the funding

2:17:25Which totals just under 11 million dollars

2:17:29Now that we've received the second payment staff are prioritizing projects and organizational capacity

2:17:35Including shifting resources

2:17:38To accelerate housing related work that achieves the units needed to secure all future payments

2:17:47So looking ahead the focus and priorities of guelph half program are also clear

2:17:53We need to

2:17:55prioritize and sending units through creativity

2:17:57innovation and strategic resourcing

2:18:00And leverage the funding to demonstrate we will achieve the housing targets and bridge the gap in units

2:18:07We need to implement and monitor new programs and continue exploring policy refinements that could help accelerate housing

2:18:16Finally, we also need to advance the implementation of prior primary priority actions

2:18:22In the housing affordability strategy to unlock more housing and i'll touch on those in a minute

2:18:31So as mentioned earlier and not too long ago council adopted the 10-year housing affordability strategy and that was in december

2:18:39The strategy was created over 15 months with some significant public engagement

2:18:44The 30 actions identified were crafted based on conversations with interest holders around what they would like us to see

2:18:52See as focus on

2:18:56And it was also based on substantial analysis into our housing needs as well as our legislative capacity

2:19:02So what we can do and are able to do as a municipality

2:19:07What we shared with you in december was that this strategy focuses on that part of the housing continuum that mizwaki showed earlier

2:19:13And that's that affordable below market rental

2:19:17housing and affordable below market ownership that middle piece of the housing continuum

2:19:24We also highlighted in december that this strategy embeds within it our ability to continue to collaborate with the county

2:19:32And other partners to support the creation of housing units that may not fall

2:19:36Within what is considered affordable market ownership or affordable market rental

2:19:41We have also shared before that every action is important in the housing affordability strategy

2:19:47But in order to be in order to effectively and efficiently implement this strategy with the resources that we have

2:19:54We need to sequence the actions

2:19:57So with that knowledge we are advancing the work not only of the wealth half

2:20:03Action plan but also three

2:20:06Actions that are prioritized as primary in the housing affordability strategy

2:20:13That first action is to determine if the city can

2:20:17In a fiscally prudent way get more involved in building affordable housing not just facilitating the building of housing

2:20:25Starting with using city-owned land as a leverage

2:20:28So we've already done that with city-owned land for two projects the 65 delhi

2:20:33And again, we're branching out in a new way with the rfp on 14 edinborough road

2:20:39This would then be supported by that second primary action or that second piece of the house

2:20:44Which we need to advance and that's crafting a five-year land strategy

2:20:50We've already made some gains in this area with the publishing of our city-owned land inventory

2:20:55As well as the internal evaluative decision framework

2:20:59however

2:21:00The missing piece is applying this evaluative framework to all pieces of city-owned land

2:21:05That are in use but could potentially accommodate some residential use specifically affordable housing

2:21:12It can also identify potential additional surplus lands that could accommodate affordable housing or economic development opportunities

2:21:19And this land strategy could also look at

2:21:23A toward land acquisition to support new housing as well

2:21:27The third action that has risen to the top of the list

2:21:32relates to collecting monitoring and using existing data on affordable housing stock to guide policy development

2:21:39As it could relate to a renovation bylaw

2:21:43a vacant home tax or a rental replacement bylaw

2:21:48So in december when council directed staff to elevate the priority of this action from secondary to primary

2:21:55Which we have done and report they also asked you you also asked us to report back on how we plan to advance this action

2:22:04So in 2025 staff are focused on collecting data and working with other municipalities to monitor existing programs

2:22:12To determine the best municipal policy responses in wealth context

2:22:17This will include where appropriate

2:22:20tailored engagement tactics that seek to more fully frame the scope of impacts related to local renovictions

2:22:27And leverage existing data from community partners to inform policy

2:22:33Additional resources will be required for the implementation of any policy tools

2:22:39And staff recommendations will be brought forward for council consideration

2:22:43with the 2026 multi-year budget update

2:22:48Another action of the housing affordability strategy that is being quickly advanced is action 3.3.1

2:22:55Which is to target and support seed funding opportunities for registered and charitable non-profit organizations

2:23:01As well as to update the parameters around

2:23:03Which the affordable housing reserve funds could be allocated?

2:23:06And so my colleague anthony dolcetti our housing stability advisor is here to speak to that

2:23:20Good morning members of council. Um as my colleague kershal matthews alluded to i'm here to speak to the

2:23:26newly developed

2:23:28affordable housing seed funding grant program that is before you today for approval

2:23:33Um, so the affordable housing seed funding grant program aligns

2:23:36With the newly adopted housing affordability strategies strategies, sorry specifically action 3.3.1

2:23:43Which is to target and support seed funding opportunities for registered and charitable charitable non-profit organizations

2:23:51Um, the affordable housing seed funding grant program is a new initiative for the city of guelph that will provide incentives to

2:24:10organizations to encourage

2:24:12The creation of affordable units to meet the city's affordable housing targets

2:24:16The program will support registered and charitable non-profits with up to 25 000 per application

2:24:22per proposed development as defined under the development charges act

2:24:26The program will support this will be supported by the city's affordable housing reserve

2:24:31With 100 000 dollars being allocated from the reserve annually to support non-profit developers

2:24:37Based on program demand and availability of funding

2:24:41staff may seek

2:24:42council approval

2:24:44To increase the seed funding program beyond the annual allocated amount of 100 000 dollars in coming years

2:24:54some eligible activities from the the seed funding grant program

2:24:59would include

2:25:00special purpose surveys financial feasibility studies business plan studies

2:25:05professional appraisals

2:25:07site surveys preliminary design assistance

2:25:09project viability studies

2:25:11environmental site assessments and accessibility modeling studies

2:25:15Just to name a few of what would be considered eligible for this program

2:25:19Um, moving on to eligible projects

2:25:27So the city of guelph affordable housing seed funding program will assist in support

2:25:31Those registered non-profit and charitable organizations as mentioned before

2:25:35With pre-development activities related to the construction of new affordable housing supply

2:25:40Or renovation of existing affordable housing supply that will expedite affordable housing development

2:25:45Eligible projects include the development of new affordable or below market housing

2:25:50conversion of non-residential to affordable housing

2:25:53And renovation of existing affordable housing for the purpose of unit creation

2:25:57The expectation is that affordable rents will be maintained by the organization in receipt of the funding

2:26:03Should the proposed development move forward

2:26:05With the expectation that rents will be set by the province's affordable residential units bulletin

2:26:11For guelph and remain affordable for a minimum of 25 years

2:26:15Seed funding will be available on a first come first serve basis with applications being received on an ongoing basis

2:26:28The program will provide grants of up to 25 000 dollars per proposed development

2:26:32For eligible activities as spoken to on the previous slides

2:26:37When the program reaches capacity and the reserve allocation is exhausted

2:26:40Eligible projects and organizations will be notified and put on our waiting list until more funding is made available

2:26:47As noted in the earlier slide as well based on program demand and availability of funding

2:26:52Staff may seek council approval to increase the seed funding program beyond the annual allocated amount of the initial 100 000 if approved

2:27:00Program updates and evaluations will take place on a semi-annual basis through the semi-annual housing report

2:27:06And staff will report back on the number of projects that the program was able to support

2:27:11Status of projects as well as recommendation for an increased

2:27:15Increased of funding as mentioned before based on program demand

2:27:19If approved the next step will be to launch a communications campaign to raise awareness about the program

2:27:26In the coming weeks with applications anticipated open in the spring of 2025

2:27:34Uh, just going to pass it over to our deputy CEO over at Jane Holmes to speak towards

2:27:38Um, the finance development piece

2:27:46Thanks, anthony

2:27:47So over the next few minutes

2:27:50Over the next few minutes, I will walk us through the financial

2:27:53Considerations and realities related to our role in housing starting with the uncertainty that we face with development

2:28:00Collections recent investments in social housing and homelessness supports and grant opportunities

2:28:09Before development can occur

2:28:11Water wastewater storm water and road infrastructure must be in place

2:28:15After development occurs the city services must be provided for new residents and businesses

2:28:21The main source of funding for growth related capital costs is development charges otherwise known as dc's

2:28:28Approximately 27 of the city's 2.3 billion

2:28:32capital budget and forecast for 2025 to 2034 is dc supported capital spending

2:28:39And this is in addition to capital projects that were approved in previous capital budgets

2:28:44And are in the process of being executed

2:28:47dc collections are dependent on building activity as they are collected at the time of building permit issuance

2:28:57Building activity lag due to the challenging economic environment

2:29:01At the end of the third quarter of 2024 dc collections were at 23 of the 2024 budgeted amount

2:29:09And dc exemptions were at 110 of the budget

2:29:14The 2024 year end results will be reported in may

2:29:21Policy principle has been that growth should play pay for growth to the maximum extent possible within the legislative framework

2:29:29That does not have to continue to be the city's approach going forward

2:29:33But the financial implications of any decision to shift away from that approach must be thoroughly understood

2:29:39The city's 10 year capital budget and forecast

2:29:42Currently contains

2:29:44645 million dollars worth of projects funded through development charges and a reduction in the development charges

2:29:50Would mean shifting more of that burden onto property tax and utility ratepayers

2:29:55Without another non-municipal funding source

2:29:58This will have a detrimental effect on the detrimental impact on the housing affordability overall

2:30:06Over the last several years there has been significant focus on development charges by upper levels of government

2:30:11developers building associations

2:30:14academics and

2:30:15Economists this has resulted in numerous legislative changes and a growing conversation in the public forum

2:30:21These conversations sometimes lack complexity and nuance and also at times rate valid raise valid concerns for consideration

2:30:30This what has largely been missing direct conversations with municipalities about the most effective way to make change

2:30:43Some other municipalities have provided temporary reductions to development charges in an effort to spur building in the

2:30:49Building in their communities

2:30:51Vaughn reduced residential development charges by 50 percent across the board in late 2024

2:30:56While mississauga's council approved a time limited 50 percent reduction in their large apartment rate in january 2025

2:31:04In both cases the actual reductions will have to be funded by all the sources

2:31:08And the total cost of that will depend on the building activity in the reduction period

2:31:13Mississauga's motion indicated that grant funding would be used to cover these costs

2:31:17Vaughn and mississauga's development charges are both different from guelph's because they are both lower tier municipalities

2:31:24Of york region and peal region respectively while guelph is the single tier municipality

2:31:30Guelph provides all the services to the community while mississauga and vaughn provide some services and others are provided at the regional level

2:31:39This chart depicts the services included in guelph vaughn and mississauga's city development charges

2:31:45And are based on city-wide dc rates

2:31:52When vaughn and mississauga reduced the development rates

2:31:54It was very it was limited to the city portion of the overall development charge

2:31:59The regional development charges were not impacted by the reductions

2:32:03On this table the slide shows the development charge

2:32:07Development charge rates for guelph vaughn and mississauga prior to the reductions based on the large apartment rate

2:32:14The rates outlined for mississauga do not include the storm water management development charge

2:32:19Which is charged on a per hectare basis

2:32:24This is a small picture of what

2:32:26Watson and associates provided back in november when the dc rate was updated to re add growth studies

2:32:33This chart shows how guelph's dc rates compare with other municipalities

2:32:36The yellow arrow indicates the current rate in effect after the november 2024 update to re add growth studies

2:32:44And the green arrow shows where we were prior to that change

2:32:47Overall guelph is in the bottom half of these comparators

2:32:53The 2025 confirmed budget included significant investments on the left side of the housing continuum including

2:32:59a 28.9 million dollar

2:33:03Transfer to the county for social housing and homelessness support in our community

2:33:07This is an increase of 12.9 million dollars from the 2021 contribution or an 80.6 increase over five years

2:33:16A

2:33:18325,000 contribution to the affordable housing reserve and an additional

2:33:23additional community support for homelessness of 45,000

2:33:27Dollars for daytime shelter and related supports for those in our community experiencing homelessness

2:33:35Over the past year numerous grant opportunities have been announced by the provincial and federal government to fund growth capital costs

2:33:41And we have applied for every opportunity

2:33:44These grants provide valuable support at a time when municipalities across the province are struggling to balance investment

2:33:50out of in-growth infrastructure to meet the housing pledge targets with growing asset renewal backlogs

2:33:56We've also provided relief to offset the impact

2:33:59They have also provided relief to offset the impact of lagging development charge collections

2:34:05these grant offerings however

2:34:07competitive

2:34:08Are competitive or application based programs and do not represent a long-term

2:34:13source of funds that municipalities can rely on and plan for and the application and reporting processes are resource intensive

2:34:22If the objective of upper levels of government is to change the way that capital costs for growth enabling infrastructure and amenities are funded

2:34:30Competitive grants are not the answer

2:34:32Long-term stable and predictable grant programs linked to population growth

2:34:37Targets would be much more effective and efficient a much more effective and efficient approach that municipalities can plan for and factor

2:34:45Into development charge rates proactively

2:34:49So this slide shows three of the most significant housing focused grants

2:34:54The housing accelerator fund is dedicated to eight initiatives

2:34:57To advance housing these initiatives span strategy and policy development

2:35:03process efficiency direct financial incentives and housing enabling infrastructure

2:35:09The first the first allocation of the building faster fund was dedicated to capital infrastructure

2:35:14subsequent allocations if received are not currently committed

2:35:18The Canada Housing Infrastructure Fund application is in process and if approved would support major housing enabling capital infrastructure

2:35:28The most comprehensive information about numerous other grants that the city has received or applied for is provided in the city's quarterly

2:35:36budget monitoring reports

2:35:39Our strategy is largely focused on building a solid foundation to enable growth when economic conditions improve and developers are ready to build

2:35:47With a balance found in over seven million dollars

2:35:50In in half funding dedicated to short-term incentives to create affordable housing

2:35:59Just to review some of our ongoing

2:36:01Challenges, I'll start with appeals so changes in legislation over the last five years had led had led to

2:36:08Significant rise in appeals by the development community often resulting in settlements that compromise the original development plans

2:36:16The appeals to the 2023 comprehensive zoning by-law secondary plans and development applications have caused delays

2:36:22In managing growth and providing much needed housing with the appeal processes lasting

2:36:27Sometimes over a year

2:36:29The appeal process consumes staff resources and directs critical funding from infrastructure and housing application processing to legal processes

2:36:39Ongoing appeals hinder the implementation of policies designed to increase housing supplies such as the 2023 comprehensive zoning by-law

2:36:46Which had 16 appeals that affected a medium and high density residential development

2:36:52and this year

2:36:54Staff are working through three heritage appeals six property specific appeals and several appeals under the comprehensive zoning by-law

2:37:03Looking towards staff retention and and attraction a trend reported in the city's quarterly budget and monitoring is that

2:37:10staff vacancies continue to produce budget savings due to recruitment challenges and a variety of departments

2:37:17Notably in the engineering and transportation services area planning and building services as well as legal services

2:37:24The current labor market and competitive compensation

2:37:27Impact at the organization's ability to attract and retain staff

2:37:32One of the strategies that we are putting in place to mitigate capacity constraints associated with staff vacancies includes

2:37:38Organizational structure changes which enables us to accelerate housing and implement the affordable housing action plan

2:37:45We have established a new division of community and affordable housing in the strategic initiatives and

2:37:51Intergovernmental services department that assigns resources and capacity to address this community priority using the manager position

2:37:59approved in 2025

2:38:01In our planning division, we are leveraging existing FTEs for dedicated support on the last step before building permits

2:38:07Which is a site plan approval to increase focus on getting customers across the finish line

2:38:13This demonstrates an important step to advancing housing now

2:38:17And directly supports the ceo objectives to optimize our organizational structure to accelerate affordable housing units and meet our housing targets

2:38:26This change brings roles together that will continue to work collaboratively across the organization

2:38:32Including the housing accelerator fund program management

2:38:36Implementation implementation of the housing affordability strategy at ongoing housing stability work that includes our relationship with the county

2:38:44our cmsm

2:38:48Looking at volume of legislative changes over 30 pieces of legislation affecting housing have been introduced

2:38:56Since the current provincial government took office

2:38:59And this includes several bills

2:39:02this includes several bills

2:39:04revisions several revisions to the

2:39:07Provincial policy statement the pps and several other bills as well

2:39:11This legislative change is developed without

2:39:14substantial municipal consultation and have led to new processes

2:39:18Expedited expedited timelines costs and resource pressures and rework of the budgets and plans causing delays and other important work

2:39:29One such legislative change was the introduction of bill 185 cutting the red tape to building more homes act

2:39:36This act was enacted in june last year to accelerate building more homes across the province and reach the 1.5 million homes by 2031

2:39:45This one bill includes several provisions that impact

2:39:49existing city policies and city are and staff are reviewing the operational and financial impacts in order to

2:39:59processes and actions

2:40:00The nine components we are looking at include the expiry of frozen rates

2:40:06Bill 185 reduces the time for developers to pull building permits and pay chargers from two years down to 18 months

2:40:13incentivizing faster planning applications to maintain locked-in rates

2:40:19restrictions of parking and protected major major transit station areas bill 185 prohibits policies requiring parking facilities

2:40:28except for bicycles in these areas

2:40:31ending the city's payment in loop program for the downtown developments

2:40:35requests to amend official plan policies and protected

2:40:39major transit station areas

2:40:41An exception now allows applications to amend the authorized uses of land in protected major transit station areas despite general restrictions

2:40:50on amending official plan policies in these areas

2:40:54development of use it or lose it bylaw bill 185

2:40:58bill 185 allows wealth to manage water and wastewater capacity by setting criteria for allocation and implementation

2:41:06Implementing use it or lose it provisions to expedite housing development and reduce delays

2:41:11This work is being undertaken hand in hand with a water and wastewater capacity tracking tool to manage servicing needs early

2:41:18support housing growth and integrate capacity allocation into the planning process

2:41:25Lapsing provisions bill 185 mandates lapsing provisions for site plans and draft plans

2:41:31of subdivision if no billing permit is issued within at least three years aiming to address stall developments and meet housing targets

2:41:40Use of bonusing bill 185 allows the minister to permit municipalities to grant assistance to specific to specified businesses

2:41:48and staff are reviewing the implement

2:41:51implications to develop a corporate position

2:41:56Provincial planning statement 2024

2:41:58The new pps will be implemented through amendments to the city's official plan until those amendments have been completed

2:42:05It will be necessary to interpret

2:42:07consistency and conformity with both policy documents

2:42:12And finally the ability to appeal settlement areas

2:42:15settlement area boundary expansions

2:42:17applications to add land to a settlement area can now be appealed to the tribunal

2:42:22potentially increasing speculation and encroachment on agricultural and natural

2:42:27natural heritage lands

2:42:29However, we feel that this may not affect them

2:42:32Not affect wealth and with that mr. Mayor. I'll turn it back to the CEO Baker

2:42:41Okay

2:42:43We just have a couple things left so

2:42:45um, as you can see, uh, the city has

2:42:49A substantial amount of work ongoing and right now we have over 130 housing projects underway this year

2:42:56And so there's no shortage of information to share

2:42:59We report regularly on housing progress in a variety of ways each month. We publish the building permits issued on gulf.ca

2:43:08Each quarter we report on planning application data including

2:43:12Timelines required by the the mmah

2:43:15And this information was previously provided as an information report and will now just be directly on the website

2:43:22Three times per year. We provide operating budget variance

2:43:26updates and capital spending on all the projects that you just heard about as well as some of the the recruitment trends and other

2:43:34possibly

2:43:35You know opportunities and challenges related to

2:43:38all things housing

2:43:40This summer will provide our annual update on the projects and key performance indicators within the strategic plan

2:43:47Uh, and then finally in q4 we'll be reporting out on our annual achievement of the growth management objectives

2:43:55And also then you'll receive the second version of of this comprehensive report

2:44:03And so then in closing

2:44:07The recommendations are before you and as you've heard today, there's uh, we'll continue to be

2:44:14prioritizing the housing now mandate and the work that we've talked about

2:44:19We've made meaningful progress over the last year towards our housing goals and from

2:44:24From new approvals to key policy updates and incentive programs

2:44:28All of these measures are built to speed up our processes remove barriers and allow for responsible growth to take place quickly

2:44:37However, we have talked about some of the challenges that remain and we are committed to working through those

2:44:43And and we will create opportunities for housing

2:44:46But we don't build the homes and so rising costs and economic uncertainty will be a factor this year and we need to understand that

2:44:55So looking ahead we are committed to pushing forward

2:44:59You saw a number of things related to the housing affordable housing file that we're committed to

2:45:04We're exploring innovative solutions and strengthening our partnerships with all levels of government

2:45:09Including all levels of government or nonprofits and industry partners to meet the pledge

2:45:18And so as a last step we have our report the recommendations are on the screen before you

2:45:23I won't read them all out and with that I will thank you for your time. I know this was a lot

2:45:29But but I think it's just really important work that we wanted to take some time to talk about today

2:45:33So with that, mr. Mayor hand it back to you

2:45:38Great. Thank you very much to all the presenters and for putting it all together to give us and the community a snapshot of where we're at

2:45:46Just procedurally

2:45:48Alt and busitil has been willing to move and second the recommendations to put on the floor

2:45:56If there's a questions from council

2:45:59And or comments if need be

2:46:02Please just put them together. You can do questions or comments together

2:46:06I'll start with uh alt and then with uh Gibson. Thank you. I think too go

2:46:11Thank you very much. Mayor Guthrie

2:46:14Through you. I would like to uh to thank staff for what is a particularly

2:46:21Dense report and and I think it's actually been

2:46:26Good reading

2:46:28Regrettably, I also have to state that I think that staff really is much like

2:46:33The the character in the mists of sycophus

2:46:35You're rolling the rock uphill every day and every night

2:46:38It just rolls right back on you and I have a number of examples to ask you about on page six

2:46:45You've made reference to the different kinds of

2:46:49Building permits that we have and I was wondering if you could please that perhaps it's miss walkie could define

2:46:56For the purposes of building permits, what do we consider to be an ad you?

2:47:01Is it a basement renovation tiny home laneway expansion of a current home?

2:47:06Or is it all of the above?

2:47:08Just what exactly is it

2:47:12through the mayor of the councillor so it is

2:47:14What we count is new units created. So it's not expansion to a home if it's still a single home

2:47:21But it would be a basement apartment

2:47:24Or two or or a detached ad you as well. Okay. Thank you. The reason that this is important is if I look from 2004

2:47:32To 2024 under review

2:47:36There is a significant change in the character of housing that's being built in guelph and so consequently

2:47:43With all due respect and I know this was not the intention

2:47:46But I think it's important for the community to recognize that within these numbers ad us are

2:47:53increasingly assuming a significantly higher percentage of building

2:48:00Permits in guelph to the detriment of single family units, which I'm going to go on about

2:48:05Would I be correct in that and because I want to make certain that we're comparing things accurately

2:48:14Through the mayor to the councillor so absolutely ad us have increased in in volume

2:48:20um, we've enabled policies to allow ad use so that started back in 2022

2:48:25And we have enabled policies to allow ad use as a right and then we increased it to three units

2:48:31And then just recently this year we've increased it to four units. So that's why we expect that trend to continue

2:48:36It's also an affordability

2:48:38issue that

2:48:39You know a basement apartment for example renovation

2:48:43Could be undertaken in often by the existing homeowner to allow it in ad you based on the expense so

2:48:51With the market conditions

2:48:53And the price of homes it's very expensive to buy a single attached dwelling for example in guelph

2:48:59But you can put in an ad you at a much more reasonable cost, especially the basement apartment

2:49:04Obviously it goes up in cost if it's a a detached

2:49:08Unit in the rear yard, but I see that's why we're seeing that see the numbers and we are seeing a lot of renovations

2:49:14Our building permits last year overall were higher than the year before

2:49:19But not necessarily new units because a lot of people are undergoing renovations to their existing homes

2:49:25So we do see that trend trend going to continue

2:49:29So it's it's fair to say that essentially building permits are addressing the reality of affordability

2:49:34In in guelph that it's a heck of a lot more affordable for somebody to put it in an apartment for somebody to rent it or

2:49:41Perhaps put in a

2:49:43An accessory unit. Is that correct?

2:49:46That would be correct. Thank you

2:49:48Page 16 one of the things that struck me was that on page 16 is a statement that we are looking at

2:49:56moving to

2:49:57five units as of right

2:50:01Which is interesting because when I look at that in in comparison to page six

2:50:07It strikes me that we are affirming that the single family unit

2:50:13While it might be something that is

2:50:17A goal is an a goal of aspiration for people really is in many respects in guelph

2:50:22Not

2:50:23Something that we would recognize as necessarily being achievable for the average person

2:50:29It states approved four units as of right exploring five in 2025

2:50:36Yeah through the mayor of the council. So that's an existing council direction. We have to look at

2:50:40five plus units

2:50:42And we'll be looking at those in in certain areas

2:50:44So it may not be in every property but we'd be looking kind of at our nodes and corridors and in transit routes for for additional density along those areas

2:50:52The one that the the page that gives me and and I know that I recognize staff is only reporting out the realities page 18

2:51:00Is is an is an interesting

2:51:03Examination in my opinion. It looks like if I did the numbers correctly that we have

2:51:08accomplished between

2:51:09January 2024 and January 2025

2:51:13Approximately 21% of our objective in our target progress

2:51:19Which leaves 80 to be accomplished in another year. Am I correct on that?

2:51:29Through the the mayor to the council. So I haven't

2:51:32Done the exact math in the moment, but yes, we are behind we we shared that in 2024 our building permits are low

2:51:39Off to a bit of a slow start. We do have 600 a little over 600 units in the building permit process this year, which we're actually

2:51:47A little bit surprised at we have a higher number than expected. So

2:51:52We'll continue to monitor the trends and report on them

2:51:55Realistically in in my and I hope you could correct me, but I'm not certain that it is possible

2:52:00Realistically, I'm not seeing that we're necessarily going to attain that 80%

2:52:05That is correct. Thank you. Okay

2:52:07Um, the next one is uh page 23 the provincial guidelines versus the reality in guelph. Is there anybody that can answer?

2:52:17How close the reality of of rental

2:52:21Costs are in guelph versus provincial guidelines. Are we at provincial guidelines?

2:52:28Is a unit above them is a unit below them?

2:52:37through america 3 2 councillor Allt um

2:52:40Guelph's rental market is above

2:52:44In terms of affordability what the um provincial affordability guideline

2:52:48Is at this time. Okay. Thanks. And I'll just leave it at that because I know others have questions

2:52:53The last question probably is is for uh, either a cio

2:52:59Baker or one of the deputies and that's about staff retention and attraction

2:53:04I recognize that there are savings that we are getting the job done

2:53:07But what really concerned me is our ability to attract staff

2:53:11I was wondering if we could just expand upon that and what the impact of that is with regards to

2:53:18Our housing targets like this strikes me as something that means that we

2:53:22Were even further behind the eight ball. So it's not good news

2:53:29Through you mayor go through to councillor Allt. We are addressing as best we can the

2:53:34The staffing challenges that we're facing and as you know, we are in the process of negotiations with our

2:53:40Labor forces and we're trying to find ways to find common ground because it's important for us to ensure that we have

2:53:47Members and our staff working collaboratively to the betterment of the community

2:53:51Just to follow up on that. Is this a trend that we are seeing across the province as well

2:53:58Do you may have got three to council? Yes. This is a trend that's consistent across many municipalities as they face the challenges in these

2:54:04specified areas of

2:54:07Services and again, finally, I'd just like to say I'd like to thank staff for what I think is incredibly

2:54:13comprehensive report that addresses all of the challenges that we're going to have to deal with

2:54:17With regards to meeting our our housing targets in the next couple of years. Thank you very very much

2:54:23It's it's not necessarily an easy bill for us to swallow

2:54:30Uh Gibson and then goer

2:54:32Thank you through you mr. Mayor. So I'll I'll be brief great presentation. Thank you so much

2:54:37I really appreciate it hearing from the habitat. Sorry the housing affordability funds all the way through to what we're doing

2:54:44You you painted a picture and I'm just for high level information here about 10 million dollars received for the housing accelerator

2:54:51Um, I just want to know I saw the 700 and some incentivized units

2:54:56Can you can you just again high level?

2:54:59So the community knows as well as I do put my mind at ease most of that money is going to incentivize units, correct?

2:55:05So we did a lot of policy work. We did a lot of strategy a lot of evaluation

2:55:10I understand some of that might be administrative costs. I don't assume it's all

2:55:14um internal

2:55:16Uh work being done. There's probably some consultants involved

2:55:19But what percentage of that housing accelerator fund is getting to the bricks and mortar?

2:55:23That's that's the peace of mind that I'd like to have again high level not looking for

2:55:29hard numbers just

2:55:37through margaret three to councillor gibson, um

2:55:41We don't have an exact number in terms of the percentage that's going directly to bricks and mortar

2:55:45I think um, we did mention that about seven million dollars of of the

2:55:51Amount that we've received so far is going towards incentives

2:55:54Um, so that could be considered towards bricks and mortar. Um, we can report back though

2:56:00If if you would like it. No, it's fine. You've painted the picture of about 70 percent, which is which is acceptable

2:56:04And I think that that's appropriate

2:56:06Commentary on the housing piece. I think housing is changing

2:56:11I think a lot of people desire to have a certain type of home and unfortunately are realizing that that's not the reality

2:56:17In our community. I wish it was for everyone

2:56:20Um, so I think there's a calibration not just cost to build but cost to borrow

2:56:25A lot of homeowners are reevaluating priorities and when it comes to cost to borrow

2:56:29I know I talk to talk to my kids all the time about not getting locked into a million dollar 35 year mortgage. So

2:56:35um

2:56:36I think that that I think there's a little bit of instability with the economy

2:56:39I understand that but I do think that there's a two there's a two-part dance going on between developers

2:56:45And buyers on what the buyers want and what the developers want to move forward on. I hope it comes

2:56:51soon

2:56:52Again, you don't have to take my opinions. But I just that's what I'm seeing. So

2:56:56Thanks for that. And I'm hoping that the

2:56:59Things settle down soon for for buyers as well as developers

2:57:06Goal or please

2:57:09Thank you through worship

2:57:11I'll echo my colleagues wonderful amount of information. I really appreciate the report

2:57:16Um, I did want to follow up with the the cp that that we approved with incentives for

2:57:24homeowners to build

2:57:26additional dwelling units

2:57:28Has there been uptake since that was approved in december through margaritory to councillor Goller? Yeah, we have seen

2:57:39some really exciting uptake and lots of inquiries in terms of both

2:57:44streams both the

2:57:46Vacant units as well as the adu dwelling the adu grant side

2:57:52Perfect. Perfect. Okay. That's we have had our first application formal application last week. So that was really exciting for us as well

2:58:00Okay, okay. I really appreciate hearing that. Thank you

2:58:03Um, and with regards to today's recommendation 100,000 it doesn't seem like a lot, but I understand that it's to cede that fund

2:58:12um

2:58:12Just to be clear if that runs out then you would immediately come back to us saying we've used up the 100,000

2:58:19We and request for more from the reserve

2:58:27Through the mayor to council galler. Um, yeah, I think right now we're thinking, you know, 100,000

2:58:34For the first year and and coming back and respectfully asking council if need be to increase that amount

2:58:40um

2:58:41Yeah, okay

2:58:43Would it be possible that if that money is sold you stop that we just get a memo?

2:58:47So that we're not waiting until you know, if it all

2:58:50gets used up

2:58:52So that we fully understand where the rest of that reserve may be allocated to

2:58:57But that's just a request. Um, thank you

2:59:02Thank you, worship. Someone's building an adu

2:59:16It's like

2:59:17The cool the cool a guy. Hey comes through the wall

2:59:22All right

2:59:24Okay, um, sorry

2:59:29Uh

2:59:30Let's see here

2:59:32No, you're on my list now councillor bustill

2:59:37wait, we do uh

2:59:39We have a motion on the floor and there's some some um timing issues with some of our counselors

2:59:44So I'd like to get to the vote on this because we have a motion on the floor. They have to vote so

2:59:48They thank you and I just want to through the mayor uh echo praise for the staff

2:59:53This is a huge and comprehensive undertaking

2:59:56And so I'm going to share a question that I've received from a member of the public about the cip

3:00:02And the question is whether or not the cip not that it funds

3:00:08But uh, it's related to renovictions

3:00:12And if I take a a single unit and make three

3:00:15Does the developer have access to cip funding for new units?

3:00:22And the question that the individual is asking is is there an unintended consequence of facilitating

3:00:30renovictions that it's not for

3:00:32You know the intent there, but I can I can apply for the additional two or three units and then I have a supplemental question

3:00:46uh through the mayor to the counselor

3:00:49The way the programs were structured was to specifically preclude that so the units have to be um uninhabitable

3:00:58And it's the conversion of vacant space

3:01:02to other uh to a residential unit so

3:01:06Yeah, no, they would not qualify

3:01:10Thank you. Sorry. The the mayor was just clarifying. So is it a one year of vacant space that then gets converted into new units?

3:01:20Through the mayor it has to be uninhabitable and that is not doesn't meet the building code. So it has to be something substantial

3:01:27We're not funding the intent wasn't to fund

3:01:30You know new carpet and some paint

3:01:33It was more substantial to that it was to bring

3:01:36existing units up to

3:01:39building code and fire code

3:01:41And convert unused vacant space. I'm sorry james

3:01:46My drum ring ears. I can't hear a thing

3:01:49So I just gotta have to wait. I'm sorry

3:01:52I believe I saw one of the staff go back there to

3:01:55Okay, go fast go go go answer that question again

3:02:02Now I forget where I left off. But anyways

3:02:05Yeah, so the intent was and it's it's to convert space. So you think of some upper floors?

3:02:10Perhaps downtown that's being used for storage. So it'd be to create units there

3:02:14Or if there was unused office space to create units there

3:02:18Thank you. Thank you for that. And so it's not to create condo style living as you were saying, you know countertops and carpets and you know condo style living

3:02:28renovations

3:02:31Uh, well to the merit could be for condos or rentals, but it's

3:02:36Yeah, these are proper functional units full bathrooms full kitchens full living areas and sleeping quarters

3:02:44Thank you. And so my second question was around the data

3:02:48And so there is you know in the continuum we talk about there is that overlap in market

3:02:54Affordable and my question is about do we track or do we have any information or coordination with the county around market?

3:03:02affordability

3:03:03because of

3:03:05loss of that market rental and rent subsidies that are paid for by the

3:03:12CSM or through the city

3:03:14I'm not quite sure about all the categories of rent subsidies

3:03:17So one is is do we do we work with the county to be aware of that crossover between market affordable units?

3:03:27and things like rent subsidies because

3:03:30If they're lost then we're now paying even more mark

3:03:34market rent subsidies

3:03:41You can just say no and you'll follow up on that

3:03:44Through the merit council, but still I think that's ongoing work that we're continuing to do with the county right now

3:03:49You know analyzing those the trends and need and what the market's seeing

3:03:54And you know, hopefully in the near future we'll be able to report back more thoroughly on that. Thank you

3:03:59Thank you. And through the merit my last question is about the ad use and I've asked this before

3:04:04Is do we have a process for whether it's a reporter problem or through building?

3:04:09to capture units that are not captured

3:04:12through the building permit and so on because these are units that are

3:04:17new units that yes will increase the chart but

3:04:21You know our new units that we should be reporting. Is there a mechanism for the public to say and I've received calls saying

3:04:28You know, my son's gone through the process and you know registered and gone through building permits and the guy down the street

3:04:33Has this creation? Is there a process?

3:04:39through the merit to the council so anyone can call and

3:04:42Bylaw or the building department or planning department and issue

3:04:46Complaint on that and we will follow up. I can say last year because of calls that we did have there were many that were

3:04:53orders to comply with the building code and we also do

3:04:58Spot checks or voluntary search warrants to

3:05:01Capture some of those that we hear about as well that perhaps are advertised

3:05:05But absolutely they can report it

3:05:07Thank you

3:05:10Great. That's all that I have. Oh, we got one more buildings. Go ahead

3:05:15I just wanted to ask staff

3:05:18The grant money that we have received and that we're still applying for is there any hope that some of this seed

3:05:25The money for the seed funding program

3:05:28Can be taken from grant money instead of taxation

3:05:32So through through the mayor to councillor buildings at this point, that's not something that we had looked into

3:05:44We have

3:05:46The grant money that we do have is allocated for the programs and the projects they've heard about here today and so

3:05:53um at this point in time

3:05:55It's really

3:05:57The program was intended to be funded through taxes

3:06:01That doesn't mean that in the future if there was a new grant program that came to be we would absolutely look at that

3:06:07But at this point in time it's uh, there's nothing that we're aware of

3:06:12Thanks, turn. All right. Thank you

3:06:17Well with that, I think I will just say thank you a lot of the questions have been asked by my colleagues

3:06:23Thank you very much for the presentation and a thorough report

3:06:27um

3:06:28With that, I'll call the vote. Uh, is there anyone against?

3:06:33One that's unanimous. So that's great, especially with the starting of the that new hundred thousand dollar, uh, reserve for

3:06:42Charitable funding and such that's great

3:06:44Um, we only have one more item. I think we can do this quickly enough and so

3:06:51I've asked a councillor uh,

3:06:53alt and uh, councillor caton is willing to move in second the next item