Committee of Adjustment

8:37Good afternoon, Guelph.

8:38I'd like to call to order the October 10th,

8:412024 hearing of the Guelph Committee of Adjustment.

8:45This hearing is being held in hybrid format

8:47with attendees appearing in person or remotely

8:50and is being live streamed and recorded.

8:53Please be advised that public hearings form

8:55part of the public record and words, names,

8:58and images of those participating

9:00shall be recorded and posted online.

9:03Member Sayers, Member Spears, and Member Siegel

9:06have sent their regrets for this meeting.

9:09Before I outline the hearing format,

9:11if you wish to speak to an application

9:13that's listed on the agenda and have not yet,

9:16submit a request in advance of the hearing.

9:19Please call the number now displayed on the screen,

9:21which is 519-822-1260.

9:27That's 519-822-1260, and the extension is 2524.

9:33You will receive instructions then on how to participate.

9:39A final call for delegations will be made

9:42when each applicant is called.

9:44The agenda for this hearing has been posted online

9:47at guelph.ca forward slash c-o-f-a.

9:53I'll remind all committee members and staff participating.

10:00Sorry, excuse me, pardon me.

10:11I will remind committee members and staff participating

10:17in the hearing, sorry, excuse me.

10:26I beg your pardon.

10:27I remind all committee members and staff participating

10:30in the hearing to please mute your microphones

10:32when not in use.

10:33Applicants will be unmuted when their application is called.

10:37I'd also like to share the hearing format

10:40we'll be using to navigate through each application.

10:43Each applicant will be called by myself,

10:46pardon me, by the secretary treasurer,

10:48and the call in number for those wishing to speak

10:51to an application will be displayed on the screen.

10:54Afterwards, the applicant will be given an opportunity

10:57to add anything further to the application,

11:00to a maximum of 10 minutes.

11:02You will hear a chime at 30 seconds when 30 seconds are left

11:05and another when 10 minutes has elapsed.

11:09If you are the applicant and have nothing further to add,

11:12then you can simply say so.

11:13The committee will then be able to ask questions

11:16of the applicant or staff.

11:18After that, we will hear from members of the public

11:20who wish to comment on the application.

11:23Please note that all comments should be addressed

11:25through myself, the chair.

11:27Please avoid repeating concerns already stated by others

11:31and focus on adding new information.

11:34Comments are limited to 10 minutes or less.

11:37You will hear a chime when there are 30 seconds left

11:39and another when the 10 minutes have elapsed.

11:42For delegates who have advised city staff in advance

11:46of the hearing that they wish to display a presentation,

11:49your presentation will be displayed on the screen

11:52and a remote is available at the podium

11:55for such delegates to advance their slides.

12:00Any members of the public who have submitted a request

12:03to speak prior to the hearing will be given the first invite

12:06to provide comments.

12:08For those wishing, watching this hearing online,

12:11if you wish to speak to an application

12:13and have not yet submitted a request in advance

12:16of the hearing, please call the number displayed

12:18on the screen now.

12:21For those attending the hearing in person,

12:23you will also be given a chance to come forward

12:26to the podium and address the committee.

12:28Once all comments from the public have been heard,

12:31the applicant or staff will be given the opportunity

12:33to respond to comments.

12:35Finally, as the chair, I shall turn the committee

12:39for a motion and deliberation and we'll have a vote

12:42on the application.

12:44When the committee is making a decision on an application,

12:47as chair, I shall be asking the secretary-treasurer

12:50to conduct the vote by roll call.

12:52The secretary-treasurer will call each of the members' name

12:56and each member shall respond if they were in favor

12:59or opposed to the motion.

13:02As chair, I will announce the result of the vote.

13:06If you wish to receive a copy of the decision

13:09on an application, including information

13:11about the appeals procedure, you must submit a written request.

13:16A written request may be made by contacting staff

13:21using the contact information shown on the screen.

13:24To receive a copy of the decision, please email cofaatgualf.ca.

13:32With your name, the file number you're interested in,

13:36please note that owners and applicants automatically receive

13:39a copy of the decision.

13:45At this point in the process, it's time for our territorial

13:48acknowledgement and I will ask member Balaban

13:50to please provide this for us.

13:53Member Balaban.

13:55As we gather, let us take time to reflect on our privilege

13:59to live and work in Guelph, a city built on our rich

14:04indigenous histories.

14:06We are guests here and we should reflect upon the responsibility

14:09to take care for this land, the people who live here today

14:13and the generations to come.

14:15If our actions today can move us towards reconciliation,

14:19we should take pause and make those decisions

14:22with intention and gratitude.

14:26This place we call Guelph has served as traditional lands

14:30and a place of refuge for many peoples over time,

14:34but more specifically the Attawanderank

14:37and the Haudenosaunee.

14:39This land is held as the treaty lands and territory

14:43with the Mississaugas of the Credit First Nation.

14:46Guelph lies directly adjacent to the Haldeman tract

14:49and is part of the long established traditional hunting

14:52grounds for the six nations of the Grand River.

14:55Many First Nations Inuit and Métis peoples

14:58who have come from across Turtle Island

15:00call Guelph home today.

15:05Thank you, Madam.

15:06Member Balaban and forgive my outburst a little earlier.

15:11My throat seems to have dried up.

15:14Committee members, I would like to ask now

15:17if there are any disclosures of canary interest.

15:23Seeing none, I have confirmed with the Secretary of Treasure

15:28that we have not received any deferral withdrawal requests

15:31and at this point I'll ask the Secretary of Treasure,

15:34yes Madam.

15:37I'm sorry I did miss that.

15:38Member Mambrino, you are muted.

15:55Application A71-24424 Willow Road.

15:59I know that the applicants personally.

16:04And you're declaring a conflict,

16:07pardon me, a pecuniary interest in that?

16:10Conflict of interest.

16:13Okay, so noted.

16:16For those in the meeting, we shall,

16:20our member Mambrino will leave the meeting

16:24when that application is called.

16:29At this point, let me reconfirm with the Secretary of Treasure

16:33that we've not received a deferral or withdrawal request.

16:37And at this point, I shall turn it over

16:39to the Secretary of Treasure, Madam Secretary of Treasure.

16:44Thank you, Chair.

16:44I can confirm we haven't received any requests

16:46for withdrawal or deferral.

16:48And the first application that we have tonight

16:51is file A-65-24 variances to permit

16:56reduced off street parking, no electric vehicle parking spaces

17:00reduced buffer width strip width for 50 to 65 road.

17:06If you wish to speak to this application,

17:08you can do so by calling the number displayed on the screen,

17:10that number is 519-822-1260, extension 2524.

17:16And when you call in, staff will give you instructions

17:18on how you can delegate remotely.

17:22Thank you, Liz, the first applicant here.

17:29Hi, I'll be speaking on behalf of the project team.

17:33Yes, can you state your name for the record, please?

17:36Yes, Mia Trana from Tim Welch Consulting, Inc.

17:42And can you tell me if the sign was posted

17:44as per the Planning Act?

17:45Yes, it was.

17:48Well, welcome, and you have 10 minutes

17:50to address the committee.

17:52Thank you.

17:52I'd like to share a presentation, is that all right?

17:57Yes, by all means.

18:01Oh, great, it's already up.

18:06So, thank you.

18:08I'm Mia Trana from Tim Welch Consulting,

18:09and I'll be presenting on behalf of a building nonprofit homes

18:14for a minor variance application at 50 to 65 Road in Guelph.

18:19To start off, we'll actually have Howard,

18:21the board chair of the organization,

18:24briefly speak to some background on the organization.

18:27Howard, are you available?

18:29Yes, I'm available, as long as everybody can hear me okay.

18:34Yes, we can hear you fine, go ahead, please.

18:37I think the Mia's presentation here covers most of it.

18:41We're planning, we've been in a property

18:44that's been in existence as a nonprofit,

18:47providing a low income housing or affordable housing

18:51for almost 30 years, like 28 years I think.

18:57The plan is to knock down or tear down

19:02an existing smaller building

19:05that's in badly needed,

19:08has some badly needed repairs to be done,

19:12and replace it with the 18 units,

19:15for like the picture you'd see here,

19:18or same as the picture you see here.

19:20These will all be single occupancy units,

19:25which we know is badly required in Guelph.

19:28The low could be a number of accessible units as well too,

19:33and this fits very nicely with our property,

19:37fits very nicely with our goals and our mandate

19:40of providing affordable, safe, good place to live in Guelph,

19:45and I think it fits very well with the Guelph's objectives

19:49of the quality housing.

19:58And if anybody has any questions,

20:00we'd be happy to answer them between Mia and myself.

20:04Great, thank you, Howard.

20:05Would it be possible to go to the next slide?

20:10Great, and actually the next slide.

20:13So as Howard mentioned,

20:14this is an addition on the existing site.

20:16You can see it pictured sort of in the middle right

20:18of the screens where the three-story stacked townhouse

20:23development will be in the form of 18 in one bedrooms.

20:28So if you could go to the next slide please.

20:31We're requesting three variances.

20:34We've already gone to committee of Justin previously

20:36under the 1995 Zoning By-law.

20:39As mentioned, we'll be requesting a reduction

20:41in parking spaces from the required 102 to 95,

20:45a reduction in the percentage of designed

20:49electric vehicle parking spaces from 80% to 0%,

20:53and a reduction in the buffer strip around the perimeter

20:56of the surface parking lot from three meters to one meter

20:59and to permit the placement of a transformer.

21:02Could you please go to the next slide?

21:05So for the parking, the same variance was sought

21:08and approved previously at committee of adjustment

21:10under the 1995 Zoning By-law.

21:13There are currently 101 spaces total,

21:1695 are available for parking

21:18and six are used for waste collection.

21:21The current site has 70 apartments and townhomes

21:25and approximately 50% of current residents have cars.

21:29The existing resident parking demand is 57 total vehicles

21:33for the 70 residential units

21:35or about 0.67 spaces per unit.

21:39One bedrooms as the ones that will be going

21:41in the stacked townhouses are typically less likely

21:43to require a parking spot and the variance proposes

21:46providing the required amount of parking

21:49for the existing units and 0.8 spaces

21:53per stacked townhouse unit.

21:56Furthermore, the new development will add additional

21:58bike parking and is adjacent to transit routes

22:01providing a variety of transit options,

22:05transportation options for future residents.

22:09Could you please go to the next slide?

22:11Thank you.

22:12The other variance is to reduce the number

22:15of designed electric vehicle parking spaces

22:19from 80% to 0%.

22:21We will be meeting the requirement to provide 20%

22:25of parking spaces as EV parking.

22:29As the parking is going to be accommodated

22:31within the existing parking lot,

22:33it would require significantly more work,

22:36both cost wise and in terms of disruption

22:38to current residents to redo the existing parking lot

22:42and provide designed or rough parking spaces.

22:46So we hope this will reduction will be approved

22:48to reduce the burden on the project

22:51as well as reduce disruption

22:53in the construction of the new development.

22:56Could you please go to the next slide?

22:58And then finally, the reduction

23:00in parking lot buffer strip.

23:02So we're seeking to reduce the required buffer strip

23:05from three meters to one meter

23:07and to permit a transformer in the buffer.

23:09You can see the buffer strip provided in green.

23:12So while we're seeking a reduction,

23:14we will still provide a fair amount of soft landscaping

23:19around the building.

23:21The new building is being accommodated as mentioned

23:23within the existing site

23:24and with minimal changes to the parking lot,

23:29necessitating the minor variance.

23:31The reduction will permit a sidewalk,

23:32which is currently not permitted

23:34under the definition of a buffer strip,

23:36improving mobility for new residents,

23:38particularly those with mobility needs

23:40who will be living in the ground for accessible units.

23:43This will also again reduce the disruption

23:45to current tenants during construction

23:47and after by limiting changes

23:49to the preexisting parking lot.

23:51Next slide, please.

23:53And so thank you for your consideration.

23:56Upbuilding is highly motivated

23:57to move forward with this expansion project.

24:00The variances requested today are required

24:02in order to situate these much needed one bedroom units

24:05on the existing site.

24:06Alternative options have been thoroughly explored already

24:10and we look forward to your support and assistance

24:12in making this much needed housing a reality.

24:14The project team is available to answer any questions.

24:18Me, Howard, as well as our representative

24:21from Grimm Architects, the architect on the project.

24:24Thank you.

24:27Thank you.

24:29Community members, do we have any questions

24:31of the applicant or staff?

24:34I have a couple of questions for staff starting out.

24:38I note that these are called townhouses.

24:44They don't look like townhouses to me.

24:46Forgive my ignorance.

24:50Could staff help me with this a little bit?

24:57Sure.

24:58So the design, they're stocked townhouses.

25:01Oh, sorry, am I not the right person?

25:05I can answer unless Kelly, you wanna answer.

25:07It's either way.

25:10Okay, so this is Lindsay from Planning.

25:12I'm just joining virtually.

25:13So how we define the proposed units

25:19are actually multiple attached dwelling units

25:21and that definition and use was approved

25:24through the previous variants.

25:27I believe that was February of 2023

25:30prior to the passing of the new 2023 bylaws.

25:33So the use is a multiple attached dwelling unit

25:36and I can read the definition for you.

25:40I believe the applicant is calling them stacked

25:41but how we have reviewed the site plan

25:44and previous variances under the multiple attached

25:46dwelling unit, we think it fits better,

25:48which is a building consisting of three

25:52or more dwelling units,

25:53which are horizontally and vertically attached,

25:56which are entered from an independent entrance directly

25:59from the outdoors or from an internal hall or a corridor

26:03and share common facilities such as the common amenity area

26:05parking and driveways.

26:09Okay, thanks for that.

26:14I guess I'm still a little confused

26:17that they look like apartments to me

26:22and the definition I guess is what's troubling me

26:29a little bit that we're being asked to approve something

26:35and I'm wondering if it wouldn't have made more sense

26:40as a rezoning since these appear to be apartments.

26:45So to the chair, the variance requested

26:49isn't for the actual use or built form.

26:51The variance is with regards,

26:53the specific variances are with regards

26:54to the buffer strip parking and EV parking.

26:58The previous variance back in 2023 approved

27:01the multiple attached dwelling unit use itself.

27:05So that was previously approved.

27:06That's not what the committee is being asked

27:08to approve tonight.

27:10Okay, I stand corrected, but thanks for the,

27:16I'm still a little confused, but we'll let that go.

27:20I do have a question for the proponent

27:23and that is presently, how many units are planned for?

27:35I'm sorry, before you answer that,

27:36I guess my question is how many net new units are planned for?

27:4114.

27:4414?

27:46Yes, there are currently four units on the site,

27:48so the net new is 14.

27:51Okay, thank you very much.

27:53That answers my question.

27:55Do we have any other questions?

27:58Seeing none from my colleagues,

28:01are there any members in the gallery or online

28:04who would like to speak to this application?

28:12I can confirm, Mr. Chair,

28:14that we haven't received any delegation requests.

28:18Okay, thank you.

28:20Committee members, what is your wish?

28:22Do we have a motion on this application?

28:27Member Goodfellow.

28:29I move that we approve the application

28:32with no conditions as recommended by city staff.

28:35And we have a seconder.

28:38Member Balaban, is there any discussion on the motion?

28:49Seeing none, I'll turn it over to our Secretary of Treasure

28:55to call the vote.

28:58Thank you, Mr. Chair.

28:59I'll also note, I regret it, note earlier

29:02that we did receive some late correspondence for this file

29:05and that was from the Guelph Chamber of Commerce

29:08in support of the application

29:09and that correspondence had been circulated

29:12to the committee members and staff.

29:15So committee members, please indicate your vote

29:17by responding in favor or opposed to the motion,

29:19which is to approve the application.

29:22Chair Smith.

29:23Opposed.

29:24Member Balaban.

29:25In favor.

29:27Member Goodfellow.

29:28In favor.

29:29And member Mambrenio.

29:31In favor.

29:32That's carried, Mr. Chair.

29:34Your application has been approved.

29:37And you're free to leave the meeting.

29:49Madam Secretary Treasurer,

29:50may we have the next application, please?

29:56The next application is file A-71-24,

30:00variance for reduced side yard setback

30:02for proposed detached garage conversion

30:05to additional residential dwelling unit at 424 Willow Road.

30:10I'll note for those attending remotely,

30:12if you wish to speak to this application,

30:14you can call the number displayed on the screen.

30:18That number is 519-822-1260 extension 2524.

30:24When you call in staff,

30:25we'll give you instructions on how you can delegate remotely.

30:29I'll also note that we did receive correspondence

30:31after the comment deadline from the agent

30:34with photos of the property.

30:36And those photos have been circulated

30:38to the committee members and staff.

30:43I will also note that member Mambrenio

30:46has left the meeting as she declared

30:49a pecuniary interest.

30:51Is the applicant available?

30:55Yeah, Mike Norrie.

30:58Can you state your name

30:59and your relationship to this application, please?

31:02Yeah, my name is Mike Norrie

31:04and I am representing Two Rivers Building Group,

31:06who is the contractor for the project

31:10and also speaking on behalf of the homeowners.

31:14Thank you.

31:15Can you tell me if the sign was in place

31:18as per the Planning Act?

31:20Yes, it was.

31:22Okay, thank you.

31:23At this point, you have 10 minutes to address the committee.

31:26So make as much use of that time as you'd like.

31:29Excellent, thank you.

31:32So thank you again.

31:33My name is Mike Norrie

31:34and I'm here to speak on behalf of Two Rivers Building Group

31:37and representing the homeowners

31:39at 424 Willow Road in Glouc.

31:42Firstly, I'd like to thank you all for your time.

31:44I understand that the committee in the past

31:47helped Two Rivers push through a very similar minor variance

31:50over at 239 Liverpool Street.

31:53And in the past, that project went on to have great success.

31:58So to begin on this project here,

32:01it is no question how many benefits an ARDU brings to the city,

32:05especially in a time of a major housing crisis

32:08occurring in Glouc and across Ontario at large.

32:11I believe that everyone here would agree

32:13the cost of housing and rentals are too high

32:16and that at the forefront of this issue is a lack of supply.

32:19I commend the city on their continued efforts

32:22to expand the ARDU bylaws,

32:25supporting the creation, increasing unit count,

32:27size and many other additional benefits.

32:31Allowing homeowners the opportunity to develop more units

32:34in the city is critical,

32:37but they also must be able to do so

32:39in the most economical and sustainable way.

32:42Existing structures that can be converted

32:44into accessory dwelling units

32:46should be encouraged and supported

32:49in order to further support both the homeowner

32:52and the prospective tenants.

32:54Our proposal is to take an existing detached garage

32:59that was built well and built to code

33:01only three years ago back in 2021

33:04that is still in great shape now, just as it was then

33:08and convert it into a one bedroom dwelling unit

33:12where there is no additional proposed addition

33:16or changes to the existing structure.

33:19Almost all of the proposed work is being done

33:22entirely on the interior and anything exterior

33:26is material related.

33:29At this time, oh, you've already pulled it up, that's great.

33:32So we're looking at the site plan here.

33:35I would like to draw attention to the back right corner

33:40of the screen, which shows a rectangle

33:43representing the existing garage square structure right now.

33:4724 by 24 garage and is sitting on the property line

33:52in question about two feet off of the property line.

33:58Would I be able to ask to go down to the next page

34:02to show the proposed floor plan if possible?

34:11Oh, that's okay.

34:12If you can go to the structure

34:14that's a brownish looking building,

34:16that would be sufficient.

34:19One more, that one there.

34:23What we're looking at is the existing garage

34:26that we're talking about.

34:28As you can see on the left side,

34:30it is quite close to the property line

34:33and that is the area of concern right now.

34:39Two rivers has a growing reputation

34:41as a tiny home builder across block

34:43and has now constructed several units across the city.

34:47If such a new and solid structure was not already in place,

34:50there is no doubt that the proposed building

34:53would be built adhering to all the appropriate

34:55setbacks from the property line

34:57just as all new ARDU projects have been.

35:00We know that the city cares about sustainability

35:03and also wants to do what it can

35:04to support development and growth.

35:07That's the idea of us having to demolish

35:09and send to landfill, a building still

35:12in excellent condition, just to rebuild the structure

35:15of the same size and shape less than three feet over.

35:18Seems like it would not be a favorable decision for anyone.

35:22Potentially, we could even move the wood frame structure.

35:26However, to do so, it's still mean ripping up concrete,

35:29rebuilding a slab, which would even just that alone

35:33have environmental costs of thousands of pounds of CO2.

35:37On top of that, the cost to demo,

35:39excavate, order new concrete, build,

35:43order new materials, the labor and new landscaping

35:47can easily be estimated to be more than $75,000,

35:51which would be a figure that would put this project budget

35:53beyond achievable.

35:56The homeowners have spoken with neighbors

35:58regarding the project and no issues have been brought forward,

36:01especially considering the lack of exterior changes,

36:04as well as the fact that there was not a single window

36:06on the side yard property in question.

36:09It is our opinion that this change of use

36:11should pose no issue.

36:14If we can quickly actually look at some of the other photos,

36:18there's a previous, that one there.

36:21That is the one I mentioned earlier, 239 Liverpool,

36:25which was a previous project that we came

36:27to the committee regarding.

36:29As you can see, the existing garage was closer here

36:33than what bylaw would allow, typically, of an ARDU.

36:36However, our requests were still approved,

36:38and we were issued a building permit

36:40that has since been closed.

36:42We are not asking to do anything different here

36:45at 424 Willow than what was done on this previous project.

36:49We thank you for voting favorably on this previous project

36:52and hope that you will do the same again for this one.

36:55And the other images that were shared

36:57are also of this previous project,

36:59just showing the interior images of this garage

37:04that has become an ARDU that obviously showcases

37:09what it is in apartments

37:11and what we can come to expect

37:14of the proposed apartment as well.

37:16To conclude, we understand that the bylaws

37:21are in place for a reason,

37:22but we must not push the boundaries

37:24without absoluteness as a unit.

37:27But at the end of the day,

37:28we must consider the environmental and economical costs.

37:31It will be better on all parties involved

37:33to reuse this structure

37:37than to have to knock it down, remove it, and build anew.

37:42The housing crisis has never been more important

37:44than it is right now.

37:45More people are in the middle of the market

37:48and more people are living on our city streets

37:50and in public parks than ever before.

37:53We cannot deny housing opportunities

37:55such as this when they come up.

37:57I believe that a vote against this garage conversion

38:00would be a vote in favor of one less housing unit in the city.

38:05At this time, I do not believe that the city

38:07or its representatives should vote this way in good faith.

38:11I hope that you see the value in our project

38:14and the necessity of using the existing infrastructure

38:17to create more housing.

38:19Thank you for your time.

38:22Thank you very much.

38:24Committee members, do we have any questions

38:25of this applicant?

38:27Member Goodfellow.

38:28Yes, through the chair to the applicant.

38:30In the photo that you first drew our attention to,

38:33there was a building in the foreground of the photo.

38:38Can maybe Madame Secretary Treasurer,

38:40if we could pull that up?

38:43I'm curious what that is and if it's still in existence

38:46or has that been removed

38:48since the structure was constructed?

38:50I'm under the impression that this was an old photo

38:53and that structure is based on the site plan

38:56that we're discussing is not there.

39:01Okay, that's very helpful.

39:02Thank you.

39:06Any other questions of this applicant?

39:09I do have a couple of questions.

39:11The first of all is statement of principle

39:14that each applicant, application and each applicant,

39:19that comes before the committee of adjustment,

39:21is evaluated by our committee based on

39:26its own individual merits and approval or rejection

39:31of other similar applications do not act as precedent.

39:36So I just wanted to make that clear to the committee members

39:40as well as anyone watching on home and the applicant.

39:44But I do have a question for the applicant.

39:47Can you tell me the construction method

39:50of this existing garage?

39:52Was it built with collar ties

39:54or is it the Rufa Trust construction?

40:00The roof, the existing roof would be stick framed.

40:06I believe, sorry, I'm wrong.

40:08It is existing trusses.

40:14Sorry, it's existing trusses.

40:17That's correct, yes.

40:19So in order to comply with the building,

40:29pardon me, the zoning requirements,

40:31one truss could be removed and that exterior wall

40:35could be set back with little or no disruption

40:41to your plans.

40:46So, sorry, can you explain that again?

40:51Well, my understanding is that you're asking

40:53for variants based on side yard setback.

40:57Is that correct?

40:58That's correct.

41:00Right, and so if you were to comply

41:02with the zoning requirements for side yard setback,

41:06some minor demolition could be undertaken

41:10removing one of the trusses

41:12and the exterior wall rebuilt, so it does comply.

41:16That seems from the photographs

41:19that that would be an acceptable solution.

41:24Yes, that is an option.

41:25Again, sort of my argument to that is

41:28the additional cost and environmental impact

41:32that unnecessarily being required when a structure

41:39such as this poses no issue really.

41:44That side yard, as mentioned, has no windows in it.

41:48There, that whole property line in question

41:52has no openings whatsoever.

41:55So it's really mitigated in the risk, in my opinion.

42:02Okay, thank you for your answer.

42:05Any other questions, members of the committee?

42:10Seeing none, are there any members of the gallery who will,

42:12yes, would you like to come forward

42:14and speak to this application?

42:26If, yeah, there you go.

42:27Can you state your name for the record, please?

42:29My name is Orwa Al-Katlabi and I live at 42 Marksham Road,

42:33the house that I was showing behind the garage.

42:37Thank you.

42:39You have 10 minutes to address the committee.

42:40You can make as much use of that time.

42:42Thank you.

42:43The primary reason of my objection include

42:45but are not limited by the following.

42:49Impact on privacy.

42:50The construction of the garage near the property line

42:53between the neighboring property and my own

42:55significantly impact the level of privacy

42:57that my family and I have previously enjoyed.

43:00The close proximity of the new construction

43:03at the property line, particularly with windows

43:06facing directly into my backyard pool area

43:09and living space will result in an invasion of privacy,

43:13compromising our enjoyment and comfort in our home,

43:16or in our own home.

43:18The impact resulting from the change from a garage

43:21to a residential unit with occupants overlooking

43:25our privacy, private space is unreasonable

43:29and disproportionate the benefits of this conversion.

43:33Negative impact on property value.

43:36The construction of residential unit

43:38in such a close proximity to my property position

43:42right along the property line is likely to decrease

43:45my property value, the value impact

43:48and the alternation of the landscape caused

43:51by this new residential unit,

43:52negatively affect the aesthetic and curb appeal

43:58of my home, making it less attractive

44:01to potential future buyers.

44:03This reduction in value poses a significant financial

44:07concern to my family.

44:09Increased fire risk.

44:11The proposed residential unit at the property boundary

44:14introduces an increased fire risk,

44:16particularly given the wood frame construction

44:19and the other conceptual materials

44:23like siding, asphalt, shingles, and gas

44:26and electrical lines.

44:27In the event of a fire, the proximity

44:30of this new structure to my home will increase

44:32the likelihood of the fire spreading to my property

44:35which directly threatens the safety of my family.

44:38Additionally, there is a wood fence

44:40between the neighboring property and mine,

44:42as will as shed and other components on my property

44:46which might quickly catch fire if the new unit ignites.

44:50Furthermore, the narrow distance between the new residential

44:53structure and my fence poses a significant challenge

44:56for firefighting.

44:57Efforts limited access to the side of the new unit

45:00will hamper firefighters ability to adequately

45:04surpass a fire, especially if the fire is on the side,

45:08on the side facing my property.

45:11This represents an unacceptable safety risk

45:14for my home and my family,

45:16which must be taken into serious consideration.

45:19Increased noise and activity.

45:21While garages are relatively low activity structures,

45:24converting this garage into a residential unit

45:27will likely result in an increased noise,

45:29activity, and even vibration.

45:31As this neighborhood is traditionally quiet and peaceful,

45:35I am concerned that additional residents

45:37combined with the day-to-day activity

45:40associated with the dwelling unit

45:42will disrupt the peace and quiet my family and I have enjoyed.

45:46The increased foot traffic, household noise,

45:49and other disturbance will negatively affect

45:52the character and tranquility of the area.

45:55Compliance with the building codes.

45:57I have serious reservations regarding whether this conversion

46:00will meet all the necessary building codes

46:02and safety requirements for a residential unit.

46:05I request that a thorough review of the construction

46:08be undertaken to ensure it complies

46:10with the standards of residential housing,

46:13including fire safety and structural integrity.

46:16Change in neighborhood character.

46:17The proposed conversion alters the original intent

46:21and design of our neighborhood,

46:23which consists primarily of single family homes.

46:26Allowing this conversion could set a concerning president

46:30for further intestification and additional residential units

46:36which is not in line with the community's current character

46:41or zoning framework.

46:43In conclusion, while I understand that the engineer

46:45or other expert could be retained to assess

46:49the technical aspects of this conversion,

46:52I believe that even with such involvement,

46:54the core issues such as privacy invasion,

46:57fire safety concerns, and the negative impact

46:59on property value are unlikely to be resolved.

47:02Therefore, I respectfully request that this application

47:05for conversion be denied outright,

47:07as these concerns cannot be mitigated

47:09through technical adjustment alone.

47:12I would like to add that nobody talked to us about this

47:14as the mister was presenting.

47:18I haven't heard from our neighbors about this before,

47:21and if you may ask why I even allowed this to happen

47:24in the first place, this unit was built in 2020,

47:28not in 2021, as he said, and I have videos to prove that,

47:31and the construction was, during that time,

47:34I moved to this property in July 2020.

47:37Thank you.

47:38Thank you.

47:39If you want to wait right there,

47:40committee members may have some questions for you.

47:43And thank you for your presentation.

47:45I do want to make one qualification.

47:49You were the neighbor directly behind this?

47:52Exactly.

47:53Okay.

47:54The photos that showed the property from the top,

47:56I am with the one with the red rough tube,

48:00rooftop behind.

48:02Understood.

48:03So just second, committee members,

48:05do we have any questions of this neighbor?

48:11Seeing none, I'm going to ask staff just,

48:16let me ask you, if you understand that what we're being asked

48:23today is not whether it's too close to your property,

48:27but whether or not it's too close to the neighboring property

48:30to the side, you understand that.

48:33And if this proposal had complied with the setbacks

48:39required on that side, we wouldn't have a hearing here

48:46today, you do understand that.

48:49To be honest, I am not like an expert in the bylaw.

48:52And I made my point when, like, I didn't, as a garage,

48:56I don't have any problem with it, but this proper,

48:59like this garage has like windows directly into my backyard.

49:04Let me ask staff on your behalf a question about that.

49:08The neighbor has a concern about privacy,

49:13and I believe the zoning would allow for such a conversion

49:20if it complied with all setbacks.

49:22Am I correct in understanding that?

49:28To the chair, yes.

49:30The additional residential dwelling unit,

49:32the detached unit is permitted by right now

49:35in our zoning bylaw.

49:37The 1.2 meter setback does permit,

49:42through the building code and also through zoning,

49:45for windows on the first story of the dwelling.

49:50If it were to be a two-story ADU with a garage

49:54with a unit on top, then the setback required

49:58would be three meters to allow windows on the second story.

50:02But this is proposed a one-story ADU,

50:05and they are permitted to have windows,

50:10and the building code dictates if it's a 1.2 meter setback.

50:14Yes, there can be windows and openings.

50:17Okay, thank you.

50:18And any building, if we were to approve this,

50:22would require a building permit

50:25and be consistent with the Ontario building code, correct?

50:32Yes, to the chair, that is correct.

50:35Thank you, I hope that helps you understand

50:38the process a little bit.

50:39Thank you so much.

50:41Do we have any other questions of this delegation?

50:44Thank you very much for bringing this to our attention,

50:47we do appreciate it.

50:47Appreciate it, thank you.

50:49Madam Secretary Treasurer, do we have anyone online?

50:54Mr. Chair, I can confirm we don't have

50:56any other delegation requests.

50:57Thank you, is there anyone else in the auditorium

50:59that would like to speak to this?

51:02Seeing none, I'll turn to my colleagues,

51:04committee members, we have staff suggesting

51:09that this be refused, what is your wish?

51:20Mr. Chair, I do like your idea of the removal of a truss

51:25since it is a truss structure,

51:27it would be an easy fix to this

51:29to get the setback into line.

51:34And it would solve the problem of the issue that we have,

51:40I'm just putting it out there if anybody else, well.

51:44Can I, can I?

51:46I think of, at this point, our question is more,

51:53and that may be a solution.

51:55And if that was the case, it would be subject

51:57to a building permit application.

51:59So our role here I think is either to,

52:05I appreciate it, I appreciate it.

52:08Do we have any motion?

52:10I'm sorry, I'm sorry, your time to address the,

52:15the committee has expired.

52:20Do we have any motion?

52:34Member Goodfellow.

52:37Looking here to see, okay, what's city comments for?

52:41So I move we approve the application with no conditions,

52:47no conditions, because I don't see that city staff

52:51has offered some thoughts in terms of what conditions

52:54could be included here.

52:55So I'm just going to open for discussion with a motion

52:59to approve with no conditions.

53:02Do we have a seconder?

53:10We don't have a seconder on this motion.

53:12So we'll have to look for another motion.

53:15Well, member Malaman is looking,

53:19I'd like to go along with staff's recommendation

53:23and for refusal.

53:27And I'm looking for a seconder on that.

53:31Member Balaman, and that point we can have

53:34a discussion, member Goodfellow.

53:42Yeah, so I will be opposed to the motion to refuse.

53:48I do think that this is a good application.

53:52It addresses a need within the community.

53:54This is an existing structure.

53:57Personally, my preference is not to mess

53:59with existing structures wherever possible.

54:02So I think yes, although there may be opportunities

54:06to be creative here in terms of changes,

54:09I also see that that would take additional time

54:12and money and resources that might limit the speed

54:18at which this kind of project could move forward.

54:20So in the interest of trying to rapidly address

54:24some of the housing concerns in the city,

54:27I will be opposed to the motion.

54:31Fair enough.

54:33Member Balaman, do you wish to go pine?

54:38Well, I guess one of my concerns is fire.

54:43It is very close to a wood fence.

54:46And it looks like that I don't know totally

54:52what the structure is built with.

54:56It does say that it has to be built

54:58in accordance with building code.

55:03So that does give me some measure of feeling

55:07that it won't light up the whole backyard

55:12and other structures around it.

55:16So that's one of my biggest concerns, to be honest with you.

55:20I don't really have a problem with it being close.

55:24It's a small backyard, obviously.

55:28And that's another issue.

55:31So I guess I could be swayed to go your way.

55:49I followed city council's debate on the issue

55:55of ADRU quite closely and watched how they basically

56:02made the sausage on these regulations

56:06and what professional staff contributed to them.

56:09And I feel strongly that we should support

56:18professional staff on this.

56:20And as I say, I think there's a relatively easy fix

56:24in order to go forward with this.

56:27So that's why I've moved supportive staff and refusal.

56:32So unless there's more conversation,

56:35I'll turn it over for a vote.

56:38Can I ask you, when you went, I was,

56:40I did not live here then.

56:43And I mean, I do have some opinion about that whole issue,

56:50but was it, did they contemplate buildings

56:56being this close to backyard fences and side yard fences,

57:00or did they contemplate them being in bigger spaces

57:03than this?

57:04There was a lot of conversation about the need for setback.

57:09And privacy seemed to be number one more than fire safety.

57:17The Ontario building code can, based on side yard setbacks,

57:21can take that into consideration.

57:24And non combustible construction could be required,

57:30depending on the setback.

57:31I don't have my setback calculations in front of me,

57:36but yeah.

57:42So with that, Madam Secretary Treasurer,

57:44would you mind calling the vote, please?

57:48Thank you, Mr. Chair.

57:49And before we proceed to the vote,

57:50I'll just ask the mover if you can provide some reasons

57:54for that refusal.

57:55So we have that for the decision.

57:57Yes, based on professional staff's evaluation,

58:01that this is both not minor in nature

58:07and that it is not in the best interest of the community.

58:14Thank you, Mr. Chair.

58:17Committee members, please indicate your vote

58:18by responding in favour or opposed to the motion,

58:21which is to refuse the application.

58:24Chair Smith.

58:26In favour.

58:27Member Balaban.

58:29In favour.

58:30Member Goodfellow.

58:31Opposed.

58:32That's carried, Mr. Chair.

58:34Thank you.

58:35Your application has been refused.

58:42Madam Secretary Treasurer,

58:43may we have the next application?

58:51The next application is file A-77-24,

58:56variance to permit reduced side yard setback

58:58for proposed landing and exterior stairs at 42 Acre Street.

59:04I'll note for those attending remotely,

59:06if you wish to speak to this application,

59:08you can do so by calling the number displayed on the screen.

59:11That number is 519-822-1260 extension 2524.

59:17And when you call in, staff will give you instructions

59:19on how you can delegate remotely.

59:22Thank you.

59:23Is the applicant present?

59:27This is Tanvi Rai from Noble Prime Solutions.

59:30I'm here to present the application for 42 Acre Street.

59:37Can you state your relationship to this application?

59:41I'm an applicant for this application.

59:45Awesome.

59:46And can you tell me if the sign was posted

59:48as per the Planning Act?

59:50Sign was posted as per the Planning Act

59:52and the photos were provided to the staff.

59:55Thank you.

59:56And you have 10 minutes to address the committee.

59:58Please make as much use of that time as you wish.

1:00:01Okay.

1:00:02I'm here to present the owners for 42 Acre Street.

1:00:06The variance was to allow for a reduced side yard setback

1:00:11for a proposed landing and exterior stairs.

1:00:14Staff have recommended approval with condition.

1:00:17The condition is for the grading,

1:00:20drainage and grading plan approval

1:00:22to the satisfaction of general manager

1:00:25slash city and engineer.

1:00:27I have no further comments to add

1:00:32other than the staff report at this time.

1:00:35Thank you.

1:00:37Well, thank you for your brevity.

1:00:40And if you want to wait right there,

1:00:42my colleagues may have some questions for you.

1:00:44Committee members, do we have any questions of this applicant?

1:00:51I have a couple of questions

1:00:52and I'm not sure if they're to staff or to the applicant.

1:00:56I noticed that the stairs are already in place,

1:00:59that they are wooden stairs.

1:01:01And it appears from walking in the neighborhood

1:01:05that there are a couple of other homes

1:01:07with similar conditions would,

1:01:11and just not having looked at the inside of these houses,

1:01:17it appears that these are new entrances

1:01:20that have been added.

1:01:21Would they have gone through building permit

1:01:26in order to, in this particular case,

1:01:31there have been a building permit issued

1:01:34for this entranceway?

1:01:39So through you, Mr. Chair,

1:01:41this door was done and the stairs were put on

1:01:45without the benefit of building permit.

1:01:49And then the owner called us to get the application

1:01:52for a necessity apartment,

1:01:54and that's when this minor variance triggered.

1:01:57So once this is approved,

1:02:00we will apply for a building permit

1:02:02for above grade side door

1:02:03and the landing and the stairs as per the code.

1:02:06And also the accessory apartment after that.

1:02:09Okay, so the new entranceway

1:02:12was not built with a building permit, correct?

1:02:15That is correct.

1:02:17And so you're attempting to regularize that

1:02:19if I understand you correctly.

1:02:22That is correct, yeah.

1:02:23Once the zoning signs off on this,

1:02:25then we will be allowed to apply for a building permit.

1:02:29Awesome, and the stairs that are in place,

1:02:33are those planned to be left in place

1:02:36or are you going for non-combustible construction?

1:02:39So at this point, I believe the building code

1:02:43doesn't really ask us to go

1:02:45for non-combustible construction on this.

1:02:47I may be wrong on this,

1:02:48but then we can verify that when we work on the details,

1:02:52when we do work on the details.

1:02:54At this time, we were more concerned about the setbacks

1:02:57because if the setbacks are not gonna be allowed

1:03:00by the committee,

1:03:01there was no point of proceeding

1:03:02with the details designed for those stairs.

1:03:05Most likely those stairs will have to be rebuilt

1:03:07because we have to do or verify the existing footings

1:03:12that are in place, all those things have to be done.

1:03:15So it all depends what part we can keep,

1:03:18what part we cannot keep.

1:03:19So that one, I don't really have a,

1:03:23like if you want me to go through each information,

1:03:26I don't really have the detailed information on that,

1:03:27but then all those things will be taken care of

1:03:29when the building permit is applied for these stairs.

1:03:32Awesome, thank you very much for that level of detail.

1:03:35I do appreciate it.

1:03:36Committee members, do we have any other questions?

1:03:40Yes, Member Goodfellow.

1:03:41Through the chair, I believe to the applicant.

1:03:44Just to clarify, I think what you just said

1:03:47or to confirm what you just said,

1:03:51is it the case that those stairs may not be retained,

1:03:55that you may need to reconstruct them?

1:04:01Thank you, Mr. Chair.

1:04:03So let's say, for example, if those stairs,

1:04:07if the footings on these stairs are not proper,

1:04:12then what we can do is we can temporary brace the stairs

1:04:15that are there, and then we could just build the footings

1:04:19so that the stairs can sit on it.

1:04:20Like we don't really have to completely take off the structure.

1:04:24We can still use the part of the landing

1:04:26and temporary brace it if the footings

1:04:28are not sufficient to support it.

1:04:31And there may be the connections,

1:04:33like the ledger connection to the foundation wall.

1:04:37That may need an extra anchor bolt here and there,

1:04:40but we will try our best to keep the existing stairs as is

1:04:44just so that the owner can save some money on it.

1:04:49Yes, for sure, that makes sense.

1:04:50And maybe a follow-up question then.

1:04:53So the size and general configuration of the stairs

1:04:56that are currently in place,

1:04:59that's the intent going forward.

1:05:01They won't be smaller, for example.

1:05:04At three, Mr. Chair, yes.

1:05:06So we have to meet the building code requirements

1:05:08because this entrance is gonna be used

1:05:09for legal apartments.

1:05:10So I believe it calls for minimum 36 inches wide,

1:05:15or 35 or 36 inches.

1:05:16We have to keep minimum 36 inches

1:05:19for us to classify this entrance for a legal apartment.

1:05:25Okay, thank you.

1:05:26And just to clarify why I'm asking,

1:05:28I drove by today and thought that the access

1:05:30was really restricted to the backyard.

1:05:32So I am just trying to square that with what you've explained

1:05:37in terms of whether the stairs are staying

1:05:40or will be replaced.

1:05:41So I do appreciate your clarification.

1:05:43It's very helpful.

1:05:44Thank you.

1:05:45Thank you, you're welcome.

1:05:52Any other questions for this applicant?

1:05:55Seeing none, if you want to wait until we call the vote,

1:06:00first we may have some additional comments

1:06:04from people in the gallery or online.

1:06:06So please wait right there.

1:06:08Is there anyone in the gallery

1:06:10who would like to speak to this application?

1:06:13Seeing none, Madam Secretary Treasurer,

1:06:15do we have any delegations?

1:06:17I can confirm no delegation requests.

1:06:20Thank you.

1:06:22Committee members, what is your wish?

1:06:31Member Balaban.

1:06:33I move that we approve the application

1:06:35with the conditions that have staff that have recommended.

1:06:39Thank you.

1:06:40Do we have a seconder?

1:06:42Member Membrano, any discussion on the motion before us?

1:06:49Seeing none, Madam Secretary Treasurer,

1:06:52would you call the roll?

1:06:55Committee members, please indicate your vote

1:06:57by responding in favor or opposed to the motion,

1:06:59which is to approve the application

1:07:02with the one recommended condition.

1:07:04Chair Smith.

1:07:05In favor.

1:07:06Member Balaban.

1:07:07In favor.

1:07:08Member Goodfellow.

1:07:09In favor.

1:07:10And Member Membrano.

1:07:12In favor.

1:07:13That's carried, Mr. Chair.

1:07:16Thank you.

1:07:17Your application has been approved.

1:07:18You're free to leave the meeting.

1:07:20Thank you, Committee members and staff

1:07:21for working on this application.

1:07:29And Madam Secretary Treasurer,

1:07:32may we have the next applicant?

1:07:42The next file is file A-78-24,

1:07:46variances to permit reduced front yard setback

1:07:49for proposed open roofed front porch and stairs

1:07:53at 25 Aberdeen Street.

1:07:55I'll note for those attending remotely,

1:07:57if you wish to speak to the application,

1:07:59you can do so by calling the number displayed on the screen.

1:08:03That number is 519-822-1260 extension 2524.

1:08:10And when you call in,

1:08:11staff will give you instructions on delegating remotely.

1:08:17Thank you.

1:08:17Is the applicant in the chamber or online?

1:08:26Chair Smith, we have been encountering

1:08:27some technical issues with getting the applicant

1:08:31into the meeting.

1:08:32So if you give us a few moments,

1:08:33we can see if we can get that happening.

1:08:37I wonder if that's the case,

1:08:38if we could take a brief recess, say five minutes.

1:08:42Okay, we stand adjourned or recessed for five minutes.

1:11:49Hello, can you, we are back from our slight hiatus.

1:11:55And so I'm bringing this meeting back to order.

1:11:59And we are looking for,

1:12:04I believe the application is 25 Aberdeen Street.

1:12:07Is that correct, Madam Secretary Treasurer?

1:12:10Is the applicant online?

1:12:13I am, yes, Nicola Lowe is here.

1:12:16Great, can you state your name

1:12:18and your relationship to the application please?

1:12:22Nicola Lowe, the owner, occupant of the house.

1:12:27And was the sign posted as per the Planning Act?

1:12:32It was, yes.

1:12:34Thank you.

1:12:35You have 10 minutes to address the committee.

1:12:40Okay, I don't know if I need 10 minutes

1:12:42unless there's specific questions.

1:12:43I hope that's a fairly straightforward application.

1:12:47I purchased the property three years ago.

1:12:50It's a typical downtown old city, century old house.

1:12:57Needs a lot of renovation, which I've been doing.

1:12:59The previous occupants enclosed the porch 2017,

1:13:03I believe through Permanent with the City.

1:13:06And when we say enclosed the porch,

1:13:09I think this photo is on file.

1:13:12Essentially, there's a side door off the driveway

1:13:17that goes into the original brick columned porch,

1:13:23which is cantilevered above the second story.

1:13:25So the original porch that you see in old century homes

1:13:29is just essentially wrapped in plywood

1:13:31and white vinyl siding,

1:13:34which is not very attractive from the street.

1:13:37It's not heated, it's not insulated,

1:13:40it's just a very wrapping around

1:13:43all of the original brick columns.

1:13:46So my proposal is to essentially remove the plywood

1:13:50and the vinyl siding to restore the look

1:13:53of the original house.

1:13:55There is no change as needed to the structure of the house,

1:13:58no change in the footprint.

1:14:00It will just be restoring wooden railings around the porch.

1:14:05And then my request for the minor variance agreement

1:14:08is for the wooden steps to be restored

1:14:11in front of the front door.

1:14:14So it restores the original look and feel

1:14:17and character of the house and entrance

1:14:19onto the sidewalk from the front door

1:14:23as was originally there.

1:14:26So there is a photograph from the city of Guelph Archives

1:14:29from 1973, I believe,

1:14:32showing what the house would have been like

1:14:33from original construction up until the time of 2017

1:14:37when the porch was enclosed.

1:14:40So I'm essentially asking for very simple wooden steps

1:14:44about a meter in length to be constructed from the porch,

1:14:49which encroaches onto the setback distance,

1:14:52which was put into place after the house was built.

1:14:56And that is my request.

1:14:58I hope it will be an addition to the street.

1:15:01It's a very ugly, if I can be so bold,

1:15:04addition to the house.

1:15:06There is no front entrance.

1:15:08There is no front view of the house.

1:15:11It's ugly white vinyl siding in a neighborhood

1:15:14which is historically full of great houses

1:15:17and streetscapes and porches and communities

1:15:21sitting on porches,

1:15:22none of which is accessible at this house at the moment.

1:15:25So I believe that the work is an improvement to the house,

1:15:30to the neighborhood, to the street

1:15:31and to the city of Guelph overall,

1:15:33and definitely is in keeping with returning the house

1:15:36to the original character.

1:15:38Happy to answer any questions if that's appropriate.

1:15:43Well, thank you very much.

1:15:45And I will ask my colleagues if they have any questions for you.

1:15:49Committee members, do we have any questions of this applicant?

1:15:55Seeing none, are there any members of the gallery

1:15:59who would like to speak to this application?

1:16:04Seeing none, are there any online who would like to delegate?

1:16:10I can confirm we haven't received any delegation requests.

1:16:13Thank you, Madam Secretary Treasurer.

1:16:15Committee members, what is your wish?

1:16:18Member Balaban.

1:16:20I move that we approve this application.

1:16:23And do we have a seconder?

1:16:25Member Goodfellow, is there any conversation or debate

1:16:29on this?

1:16:33I'll be supporting this.

1:16:34And other than that, Madam Secretary Treasurer,

1:16:38would you like to call the vote?

1:16:41Committee members, please indicate your vote

1:16:43by responding in favor or opposed to the motion,

1:16:45which is to approve the application.

1:16:48Chair Smith.

1:16:49In favor.

1:16:50Member Balaban.

1:16:51In favor.

1:16:52Member Goodfellow.

1:16:54In favor.

1:16:55And member Membranio.

1:16:56In favor.

1:16:58That's carried, Mr. Chair.

1:17:00Thank you, Madam Secretary Treasurer.

1:17:02Your application has been approved

1:17:04and you're free to leave the meeting.

1:17:07Thank you very much.

1:17:09You're welcome, good luck.

1:17:12Madam Secretary Treasurer,

1:17:13may we have the next applicant, please?

1:17:18The next application is file A-76-24,

1:17:23bariances for reduced distance to primary dwelling

1:17:25and reduced side yard setback

1:17:27for proposed detached garage conversion

1:17:29to additional residential dwelling unit

1:17:32at 8 Grant Street.

1:17:34Also note for the committee members

1:17:35that correspondence was received

1:17:37after the comment deadline from Trevor Mitchell

1:17:40and Rocky Mugford, both in support of the application

1:17:43and that correspondence has been circulated

1:17:46to the committee members and staff.

1:17:48And for those watching the hearing online,

1:17:50if you wish to speak to this application,

1:17:52you can do so by calling the number displayed on the screen.

1:17:55The numbers, 1-9-822-1260, extension 2524,

1:18:00and staff will give you instructions

1:18:01on how you can delegate remotely.

1:18:05Thank you, Madam Secretary Treasurer.

1:18:06Is the applicant available?

1:18:12I am here.

1:18:14Can you state your name

1:18:15and your relationship to the application, please?

1:18:18My name is Justin Massacre.

1:18:19I am representing the owner as a consultant, David Akin,

1:18:23and his daughter Rachel Akin, who live in 8 Grant Street.

1:18:27Thank you.

1:18:28And can you tell me if the sign was posted

1:18:31as per the Planning Act?

1:18:32It was.

1:18:34Thank you.

1:18:35And now you have 10 minutes to address the committee

1:18:38and you're free to make as much use of that time

1:18:40as you wish.

1:18:42Perfect, thanks so much, Chair.

1:18:44We are here today requesting a minor variance

1:18:46to convert the existing double brick garage

1:18:49into an accessory dwelling unit.

1:18:51I would like to address both the rationale behind our request

1:18:54and why we believe it's in the best interest

1:18:56of the community.

1:18:58Myself, I'm a former plans examer with the City of Guelph,

1:19:01owner of MW Drafting and Design,

1:19:03Ontario Tiny Homes and Suite Builders,

1:19:06have a lot of experience with ADU and Tiny Home Design,

1:19:08especially in relation to building code requirements

1:19:11and efficient construction methods to build ADUs

1:19:13to create additional affordable housing.

1:19:16First and foremost, the purpose of this development

1:19:19is to provide a housing for an immediate family member

1:19:22who needs a home.

1:19:23This project is necessary to provide the required space

1:19:26for the family to all live together.

1:19:29The existing garage in question

1:19:31is a century old structure in excellent condition.

1:19:34Preserving this building not only maintains

1:19:36the historical character of the neighborhood,

1:19:38but also has significant environmental benefits.

1:19:41By reusing the existing structure,

1:19:43we are diverting tons of carbon intensive building materials

1:19:46from the waste stream.

1:19:48This directly supports the City Guelph's environmental goals

1:19:51by preventing the unnecessary demolition waste

1:19:53and reducing the overall carbon footprint of this project.

1:19:56In addition, the proposed conversion

1:19:59will utilize an electric heat pump,

1:20:01this primary heat source,

1:20:02which further reduces the carbon impact

1:20:04compared to traditional heating methods.

1:20:06This is both an economically environmentally sustainable

1:20:08approach, allowing with the City's commitment

1:20:10to green development.

1:20:12It is noted that the construction of this building,

1:20:14double-wide brick, non-combustible construction

1:20:16in the exterior wall,

1:20:18already meets building code requirements

1:20:19for a zero meter setback,

1:20:21which is a one hour fire resistance rating

1:20:23and non-combustible cladding.

1:20:25Modification is not possible

1:20:27due to the construction of the building.

1:20:29Minimal exterior improvements need to be made

1:20:31to convert the building.

1:20:32In terms of closing in an existing opening,

1:20:34maybe some flashing and closing in the front garage door

1:20:39opening.

1:20:41The building has been inspected.

1:20:42It is structurally sound

1:20:44and the double brick construction provides

1:20:45a sound transmission classification,

1:20:47which exceeds OBC requirements.

1:20:49It is noted that the OBC does not require an STC rating

1:20:53between detached buildings.

1:20:55So it's likely this privacy concern was taken into account

1:20:58when Council approved the bylaw requirements

1:21:00with side yard setbacks.

1:21:02There are no openings facing

1:21:04the proposed neighboring properties.

1:21:07For all intents and purposes,

1:21:08the neighbors are looking at a brick fence.

1:21:10We believe due to the unique construction of this building,

1:21:13we are meeting the Council's intent

1:21:14of maintaining privacy.

1:21:16There are no privacy concerns

1:21:17of this proposed construction.

1:21:19The project also includes the demolition

1:21:21and existing shed behind the garage,

1:21:23which is non-compliant from building code

1:21:25and zoning standpoint.

1:21:26Sort of a lean to structure that's built on in the back,

1:21:28which is visible on the site plan.

1:21:32Approving this minor variance

1:21:33will bring the existing building within compliance

1:21:35and further reduce the existing encroachment

1:21:38of the shed, which is required to be removed.

1:21:40And from a financial perspective,

1:21:42requiring the demolition and rebuilding of a new structure

1:21:44would place the project beyond the homeowner's budget,

1:21:47limiting the opportunity to create much needed affordable

1:21:49housing for a family member of the occupants.

1:21:52By preserving the garage and its current location,

1:21:54we can provide an affordable housing option

1:21:55meets the needs of the family

1:21:57while maintaining sustainability.

1:21:59We also recognize the planning department

1:22:01has recommended refusal based on the zero meter

1:22:04side yard setback, not conforming to zoning bylaws.

1:22:07However, I would like to emphasize

1:22:09that the garage is an existing structure

1:22:11and the conversion will not increase the footprint

1:22:13or further encroach on neighboring property.

1:22:15Furthermore, we have letters of support

1:22:17from all neighboring property owners

1:22:19who have expressed their preference

1:22:21for maintaining the existing garage.

1:22:23They agree that this is far less destructive

1:22:25than demolishing and rebuilding,

1:22:27which would likely cause unnecessary disturbances

1:22:29to their properties.

1:22:31And regarding the planning and building

1:22:33to parents request for an access and maintenance agreement

1:22:35to be registered on title,

1:22:36we believe this is unnecessary for an existing building.

1:22:39This type of agreement may be relevant for new construction

1:22:42where new boundaries are being established.

1:22:44But in our case, the building has existed for over a century

1:22:47with informal agreements between neighbors

1:22:49working effectively.

1:22:51Lastly, it's important to note that the garage

1:22:53is not required to meet parking provisions

1:22:54so its preservation does not impact

1:22:56parking requirements on the property.

1:22:58In conclusion, this project not only is economically feasible

1:23:02for the homeowners, but also supports

1:23:04Guelph's sustainability goals by reducing waste

1:23:07and lowering the carbon footprint.

1:23:09It offers a practical, affordable,

1:23:11environmentally conscious solution

1:23:13with the full support of the neighborhood.

1:23:15We need the committee support to proceed with this project.

1:23:18As there are no other feasible options

1:23:20to provide the necessary housing unit on the property.

1:23:23Thank you for your time.

1:23:24I welcome any questions or further discussion.

1:23:28Thank you very much.

1:23:29Committee members, do we have any questions of this applicant?

1:23:39Member Bellamant.

1:23:41Through you, Mr. Chair, the thing about this property

1:23:46is that there's no permeable area anywhere.

1:23:51It's just all concrete and

1:23:53brick and there's just no grass area, it seems to me.

1:24:01I don't know if I missed something.

1:24:05It just seems like there's a lot of area

1:24:08that doesn't allow for permeable area

1:24:13for all this structure.

1:24:16And it also being right on the property line,

1:24:20it just kind of, I know it's been there for a long time,

1:24:22but even with an additional dwelling unit,

1:24:25which is, it just doesn't make sense to me

1:24:28in terms of putting more,

1:24:32an additional kind of harder use on the property.

1:24:35That's not just a garage, it becomes a dwelling unit.

1:24:38So that's kind of a concern I have with the site itself.

1:24:43Like it's sort of a hard site, you know what I mean?

1:24:46Like a hard landscape site, it's not a soft site.

1:24:51That's one of my concerns.

1:24:52I am concerned about that.

1:24:54Member Malman, I don't mean to catch off,

1:24:57but do you have a question?

1:24:59Well, I just, is there a way to sort of reduce that,

1:25:05make it less, provide some more permeable area on the site?

1:25:14Answer your question.

1:25:15And I think planning staff can comment as well

1:25:18is that we do meet requirements for a landscaped area

1:25:22and the minor variance is not for landscaped area.

1:25:26So I believe that it would already meet the intent

1:25:28of the bylaw if the building was moved,

1:25:32the required setback away from the property line.

1:25:35We would still be meeting those requirements.

1:25:39So I don't know if landscape space really has an impact on it,

1:25:43but to speak to your question specifically,

1:25:45there are areas which are noted on the site plan as walkway.

1:25:51Those are wood.

1:25:52So they're basically just like an on-grade deck,

1:25:54essentially it's just boards basically on the ground.

1:25:57So even though it may look really solid surface,

1:26:00I guess from the site plan, all that's permeable.

1:26:04But yes, I do agree there are some impermeable portions

1:26:07of it, but I believe we are in compliance with the bylaw.

1:26:12Thank you.

1:26:15Thank you staff for bringing that site plan up.

1:26:22Member Goodfellow.

1:26:24Yes, through the chair to the applicant.

1:26:27You noted, I guess your comment in response

1:26:31to city staff's recommended condition

1:26:34if we were to approve the application.

1:26:37So specifically about the access and maintenance agreement

1:26:39and demolition of the shed.

1:26:42Can you comment on the existing fence

1:26:46and the need for it to be removed prior to the issuance

1:26:50of any building permit?

1:26:53Right, although I didn't speak to the owners directly

1:26:57with regards to that specific condition,

1:27:00I wouldn't have any issues with that

1:27:02because that is needed to meet parking requirements.

1:27:06So I would think that that's a reasonable condition

1:27:09to place on the approval.

1:27:12Okay, thank you.

1:27:18Any more questions of this applicant?

1:27:20I have one you mentioned that you had support

1:27:24of the neighbors.

1:27:26Does that include the neighbor directly to the,

1:27:30let's call it plan north,

1:27:34adjacent to this zero lot line?

1:27:40I do believe so.

1:27:41I'm just double checking the address

1:27:44if you could just bear with me a second here

1:27:46because we've got 101 Fountain Street,

1:27:51which is the one I think that's bordering that property.

1:27:56Okay, thank you, appreciate it.

1:28:00If you want to wait right there,

1:28:01we'll see if there are any delegations

1:28:03who would like to speak to this application.

1:28:05Is there anyone in the chamber

1:28:06who would like to speak to this application?

1:28:10Seeing none, Madam Secretary Treasurer,

1:28:12do we have any online?

1:28:15I can confirm no delegation requests.

1:28:19Thank you.

1:28:22Committee members, what is your wish?

1:28:24Do we have a motion?

1:28:31Member Goodfellow.

1:28:33Okay, I move we approve the application

1:28:37with the recommended conditions

1:28:39or the additional conditions recommended by city staff.

1:28:42And I can read those if we need to make it clear

1:28:46which those are.

1:28:53Are you noting the paragraph that says

1:28:57if approved planning services recommends

1:28:59the following condition?

1:29:01I am referencing those.

1:29:03Would it be helpful if I read those?

1:29:05Yes, please.

1:29:05Okay, so that the proposed accessory dwelling unit

1:29:09be constructed in general accordance

1:29:11with the submitted site plan sketch

1:29:13to the satisfaction of the general manager

1:29:15of planning and building services,

1:29:17which includes the removal of the rear shed

1:29:19as shown in the plan.

1:29:22Further, that access and maintenance agreement

1:29:25be registered on title of the neighboring property

1:29:28101 Fountain Street East to the satisfaction

1:29:31of the chief building official.

1:29:32The agreement shall contain provisions to permit access

1:29:35for the owner of eight Grant Street

1:29:37onto 101 Fountain Street East to allow for maintenance

1:29:40and construction of the additional residential dwelling unit

1:29:44in a separate building.

1:29:46That the existing shed number one be demolished

1:29:49prior to the issuance of any building permit

1:29:51for the additional residential dwelling unit

1:29:53in a separate building.

1:29:55And finally, that the existing fence shown

1:29:58through the required off street parking space

1:30:01be removed prior to the issuance of any building permit

1:30:04for the additional residential dwelling unit

1:30:06in a separate building.

1:30:10Thank you.

1:30:11And do we have a seconder for that member, Bellabent?

1:30:15Any discussion on the motion?

1:30:24I will be supporting this.

1:30:26I just want to remind again that every application

1:30:32is its own individual and given the support of the neighbors

1:30:39and given the age and the condition

1:30:42and the style of construction,

1:30:45I am satisfied that this is minor in nature.

1:30:50So I will be supporting your motion.

1:30:56As there's no more discussion,

1:30:58Madam Secretary Treasurer, will you call the vote please?

1:31:03Committee members, please indicate your vote

1:31:04by responding in favor or opposed to the motion,

1:31:07which is to approve the application

1:31:09with the four staff recommended conditions

1:31:13that were outlined by member, good fellow.

1:31:15Chair Smith.

1:31:16In favor.

1:31:18Member Balaban.

1:31:19In favor.

1:31:19Member Goodfellow.

1:31:20In favor.

1:31:21And member Membranio.

1:31:23In favor.

1:31:24That's carried, Mr. Chair.

1:31:26Thank you.

1:31:27Your application has been approved

1:31:28and you're free to leave the meeting.

1:31:31Thanks so much for your time.

1:31:33You're welcome.

1:31:37Madam Secretary Treasurer,

1:31:38may we have the next applicant please?

1:31:43The next application is file A-75 slash 24

1:31:47variance for reduced side yard setback

1:31:49for proposed detached garage conversion

1:31:51to additional residential dwelling unit at 82 Eramasa Road.

1:31:56All note for those members of the public

1:32:00that are attending the hearing remotely,

1:32:02if you wish to speak to this application,

1:32:05you can call the number displayed on the screen,

1:32:07set numbers 519-822-1260 extension 2524.

1:32:13And when you call in,

1:32:14staff will give you instructions

1:32:15on how you can delegate remotely.

1:32:17Is the applicant, yes, come forward please.

1:32:24Thank you, it's nice to see somebody in person.

1:32:26Can you state your name

1:32:28and your relationship to the application please?

1:32:30Yes, I'm Brennan Kurtz from Kurtz Construction

1:32:33and I am the applicant of the proposed variance.

1:32:39I'm also here on behalf of the owners,

1:32:40Richard Carroll, and we're here for the variance

1:32:44for the ADU for the garage.

1:32:46Thank you, and can you tell me if the sign

1:32:48was posted as per the planning act?

1:32:50Yes, it was.

1:32:51Thank you, well, you have 10 minutes

1:32:53to address my colleagues

1:32:55and make as much use of that time as you'd like.

1:32:58Perfect, thank you, Chair.

1:32:59As you can see, we have some slides here

1:33:02that show the existing garage conversion

1:33:05that we're hoping to do at 82 Eramasa.

1:33:09As you can see from, if we just flip to the next slides,

1:33:12please, to the site plan, if we can,

1:33:15oh, I can do that there.

1:33:17Yep, so you can see from the site plan here

1:33:26that the existing garage is very close

1:33:28to the existing property line.

1:33:30I know we're applying for the variance

1:33:31for a reduced one to 0.56.

1:33:35I'm obtained not what staff is recommending,

1:33:39but approval, would the,

1:33:48maintenance agreement be agreeable to you

1:33:51and your clients?

1:33:53Yes.

1:33:54Yes, it would, okay, thank you.

1:33:56And I didn't see any circulation of opinions

1:34:03from the neighbors, did you elicit any of those?

1:34:05No, we didn't get any negative feedback

1:34:08from any of the, especially the neighboring resident

1:34:11that's gonna be there.

1:34:12He has quite an extensive yard space,

1:34:15so we didn't get any negative feedback from him.

1:34:18So I don't see there being any negative feedback

1:34:21from the existing neighbors at all.

1:34:23Okay, thank you.

1:34:26Are there any, if you want to write right there,

1:34:28we may have some delegations

1:34:31who'd like to speak to this application.

1:34:33Are there any members of the audience

1:34:34who would like to speak to this application?

1:34:37Seeing none, Madam Secretary Treasurer,

1:34:39do we have any online?

1:34:42Mr. Chair, I can confirm no delegation requests.

1:34:45I'll also note while I have the opportunity,

1:34:49staff didn't mention in their comments

1:34:52about an agreement for access and maintenance,

1:34:55as they didn't feel it would be required,

1:34:57but you're certainly free to ask staff

1:34:59for any clarification on that.

1:35:03Okay, committee members, what is your wish?

1:35:16Don't all speak at once.

1:35:19Member Goodfellow.

1:35:22I move that we approve the application,

1:35:24but with the added condition or a new condition

1:35:27to include an access and maintenance agreement,

1:35:30and I would propose we use the same language

1:35:32as was included with the application at eight Grant Street.

1:35:39Okay, do we have a seconder?

1:35:42Member Bellaman, is there any discussion on this?

1:35:56I have to say that I have a little bit

1:35:59of a conflicted opinion about this.

1:36:03On balance, I am supportive.

1:36:06However, given the aggressive nature of the site

1:36:13and the confines adding an accessory unit

1:36:21in this location might be difficult.

1:36:25Having said that, we're to comply with the setbacks.

1:36:31They can build it as of right.

1:36:33So I think that trumps my qualms about accessibility

1:36:38and traffic patterns.

1:36:42So I do believe that it is minor in nature.

1:36:50Any other questions, comments on this application?

1:36:56Seeing none, Madam Secretary Treasurer,

1:36:58may we have the vote please.

1:37:03Committee members, please indicate your vote

1:37:05by responding in favor or opposed to the motion,

1:37:07which is to approve the application

1:37:10with one condition requiring an access

1:37:13and maintenance agreement registered on title

1:37:16with the neighboring property.

1:37:18Chair Smith.

1:37:19In favor.

1:37:21Member Bellaman.

1:37:22In favor.

1:37:23Member Goodfellow.

1:37:24In favor.

1:37:25And member Membranio.

1:37:27In favor.

1:37:28In favor.

1:37:29That's carried, Mr. Chair.

1:37:30Thank you.

1:37:31Your application has been approved.

1:37:33You're free to leave the meeting.

1:37:34If you can just click off the microphone, that'd be awesome.

1:37:37Thank you.

1:37:38Thank you, Mr. Chair.

1:37:45Madam Secretary Treasurer,

1:37:47can we have the next applicant please?

1:37:51The next application is file A-73-24,

1:37:55variance for reduced rear yard setback

1:37:58for proposed residential addition at 84 Forbes Avenue.

1:38:02I'll also note for those members of the public

1:38:04that are watching the hearing remotely,

1:38:07if you wish to speak to this application,

1:38:09you can do so by calling the number displayed on the screen.

1:38:12That number's 519-822-1260 extension 2524.

1:38:18When you call in, staff will give you instructions

1:38:19on how you can delegate remotely.

1:38:23Welcome.

1:38:24Can you state your name and your relationship

1:38:26to the application please?

1:38:27Jeff Buseman, Van Arten-Sierring,

1:38:29agent for the application.

1:38:32Thank you, Mr. Buseman.

1:38:33And can you tell me if the sign was posted

1:38:34as per the Planning Act?

1:38:35Yes, it was.

1:38:37Thank you.

1:38:38And as you know, you have 10 minutes

1:38:39to address the committee.

1:38:41This application is pretty straightforward.

1:38:43I don't know if it's worth it to put the drawing,

1:38:46the site plan from, yeah, that's great.

1:38:49The variances for, you can see the notation

1:38:52in the red there.

1:38:53Right now, the back of the house has a smaller building

1:38:57and it's actually closer to that rear property line

1:39:00than what we're proposing.

1:39:01And that addition is gonna be torn down

1:39:03and we're actually making it further setback

1:39:05to be 3.2 meters.

1:39:11So we're actually improving the situation.

1:39:14The whole idea here is that that room is,

1:39:17there's gonna be a room on the first floor

1:39:18and there's gonna be a balcony on the second floor.

1:39:21What's not so clear on that picture there though

1:39:23is pretty well the right half of that whole house

1:39:27is going to be addition.

1:39:28There's gonna be a garage and an apartment

1:39:31above the garage and so forth.

1:39:33This is a large lot and this variance makes a lot of sense.

1:39:38I'd be happy to answer any questions.

1:39:41Thank you.

1:39:41Committee members, do we have any questions of the applicant?

1:39:45Seeing none, Madam Secretary Treasurer,

1:39:48do we have any online who wish to speak to this?

1:39:54I can confirm we haven't received any delegation requests.

1:39:57Thank you.

1:39:58Are there any members of the audience

1:40:00who would like to speak to this application?

1:40:02Seeing none, committee members, what is your wish?

1:40:13Member Bellaman.

1:40:15I move that this application be approved.

1:40:21And we have a seconder.

1:40:23Member Membrano.

1:40:25Is there any discussion on the application?

1:40:29Seeing none, Madam Secretary Treasurer,

1:40:32may we have the roll call please?

1:40:35Committee members, please indicate your vote

1:40:37by responding in favor or opposed to the motion,

1:40:39which is to approve the application.

1:40:41Chair Smith.

1:40:42In favor.

1:40:43Member Ballaban.

1:40:44In favor.

1:40:45Member Goodfellow.

1:40:46In favor.

1:40:47Member Membrano.

1:40:48In favor.

1:40:50That's carried, Mr. Chair.

1:40:52Thank you.

1:40:52Your application has been approved.

1:40:55Thank you.

1:40:56You're welcome.

1:40:58Madam Secretary Treasurer,

1:40:59I think we have one more applicant.

1:41:03The last application is file A-74 slash 24,

1:41:08variance to permit increased fence height

1:41:10for fence extension from midpoint of existing dwelling

1:41:13to front wall of dwelling at 90 city view drive north.

1:41:18I'll also note for the committee members

1:41:20that comments were received after the commenting deadline

1:41:23with photos from the owner of the fence in question

1:41:27and that those photos have been circulated

1:41:29to the committee members and staff.

1:41:31And I'll also note for those attending the hearing remotely,

1:41:34if you wish to speak to an application,

1:41:36you can do so by calling the number displayed on the screen.

1:41:39And when you call in staff,

1:41:40we'll give you instructions on how you can delegate remotely.

1:41:45Welcome.

1:41:50The application,

1:41:54we put a pool in our backyard

1:41:56and part of complying with city bylaws for the pool,

1:41:59we found out that defense that we had had.

1:42:02Please, I see somebody at the microphone

1:42:05and I'm hearing voices.

1:42:07Sorry.

1:42:09So it's okay, this is my husband that's on the phone.

1:42:12He's the applicant.

1:42:13Can one person start and tell me

1:42:16the name for their record and the relationship?

1:42:19Yes, so I am Stacy Spiegel.

1:42:23I am the owner of the property

1:42:26and my husband, Mike Spiegel, is on the phone

1:42:29and he's the applicant and also owner.

1:42:32Thank you.

1:42:33And can you tell me if the sign was posted

1:42:35as per the planning act?

1:42:36Yes, it was.

1:42:37Thank you.

1:42:38So whomever would like to make the

1:42:42the conversation, a presentation rather to our committee,

1:42:48please go ahead, you have 10 minutes.

1:42:50Michael, speak to it as long as you can hear him.

1:42:53Can you hear us?

1:42:55I can hear you, can you hear me?

1:42:57Indeed we can.

1:42:58So technology has solved all the world's problems.

1:43:01You have 10 minutes to the committee

1:43:03if you'd like to make as much time,

1:43:07use of that time as possible.

1:43:09All right, thank you very much, Mr. Chair.

1:43:12The application is to move our fence

1:43:16from the midpoint of our house

1:43:18to closer to the front portion of our side yard.

1:43:23We had previously had the fence there

1:43:25for about 12 years or so.

1:43:27However, we've just recently installed a pool

1:43:30and in order to comply with city bylaw,

1:43:32we had to move the front portion of our fence back.

1:43:37There is a site plan if possible.

1:43:40Thank you very much.

1:43:42So the two parts that are circled had been existing.

1:43:45They have been since been removed

1:43:47and the fence line has been moved back

1:43:49to actually slightly farther back

1:43:51than midpoint of my fence.

1:43:53This application is to try and move the fence forward,

1:43:58which I guess would be part of the front side yard now.

1:44:02And so the variance to allow our fence

1:44:04to be the six foot of height that the rest of the fence is.

1:44:08I consulted with city staff

1:44:10and they confirmed that with the fence move forward

1:44:15that there was no problem with sight lines

1:44:18for coming around the corner.

1:44:21We also want to move it forward

1:44:23as we have a solar system,

1:44:25photovoltaic system on our roof

1:44:27and our inverter and all of our electrical gear

1:44:30used to be hidden behind our fence.

1:44:33Now it is exposed.

1:44:35And since we're a corner lot,

1:44:37right before a fair bit of undeveloped land,

1:44:42we're worried about passerby's messing with our equipment.

1:44:49It's been harmless.

1:44:50We've had some vandalism, very harmless.

1:44:52Eggs thrown out of our house over Halloween and things like that.

1:44:54But because we're the last house

1:44:56before we get to undeveloped land,

1:44:58we'd really like to be able to put our fence back

1:45:01to re-hide our electrical equipment

1:45:05as well as gain a little bit of our yard back where we had.

1:45:09We also have pet rabbits that use that to eat

1:45:13and we feed them with the grass that's grown there as well.

1:45:25I'm going to pause the clock for a moment.

1:45:28It looks like your partner would like to address us.

1:45:34I was just going to try to move the slide

1:45:36so you could see the other pictures,

1:45:38but I'm having technical difficulties.

1:45:41This is just our overall site plan,

1:45:46but we did have pictures just of the side yard.

1:45:49This is what we were talking about,

1:45:51what Mike was referring to.

1:45:53You can see our existing posts we didn't fully remove

1:45:57in hopes that we can move it back.

1:46:00But it just allows us to protect that area

1:46:06and have extra access to it.

1:46:10I believe that's all the slides.

1:46:17So that's all that I was going to show.

1:46:19Thank you.

1:46:20Thank you for the illustration.

1:46:23Committee members, do we have any questions of this applicant?

1:46:33Seeing none, are there, there's nobody else in the gallery.

1:46:37Is there anyone online who would like to address this application?

1:46:43I can confirm we haven't received any delegation requests.

1:46:47Thank you, Madam Secretary Treasurer.

1:46:51Committee members, what is your wish?

1:46:53Member Goodfellow.

1:46:59I move we approve this application.

1:47:03And we have a seconder.

1:47:07Member Balaban, is there any conversation on this?

1:47:18It's somewhat moved at this point,

1:47:21but I was curious about the, it just occurred to me

1:47:25that there appear to be hydrometers attached to the house

1:47:29where the, and they would be behind the fence, but that's,

1:47:36yeah, it's irrelevant.

1:47:39I will be supporting this.

1:47:43Is there any further discussion?

1:47:45Seeing none, Madam Secretary Treasurer, may we have the vote?

1:47:50Committee members, please indicate your vote

1:47:51by responding in favor or opposed to the motion,

1:47:54which is to approve the application.

1:47:56Chair Smith.

1:47:57In favor.

1:47:58Member Balaban.

1:47:59In favor.

1:48:00Member Goodfellow.

1:48:01In favor.

1:48:02And member Membraniel.

1:48:03In favor.

1:48:04That's carried, Mr. Chair.

1:48:06Thank you.

1:48:07Your application has been approved.

1:48:09Thank you so much, Mr. Chair.

1:48:11You're welcome.

1:48:12Thank you.

1:48:13And good luck to the rabbits.

1:48:15Thank you.

1:48:20I believe this concludes our business of applications.

1:48:26Do you have any staff announcements, Madam Secretary Treasurer?

1:48:31I do have some staff announcements, Mr. Chair.

1:48:34First is on the agenda, we have noted the appointment

1:48:38of a deputy secretary treasurer.

1:48:40This is an administrative item that's required.

1:48:43The last appointment for this was in April, 2023,

1:48:47and to reflect current staffing and to provide backups,

1:48:50Jordan will be taking on that role.

1:48:52So we're asking for the committee to pass the following motion.

1:48:56And that motion is as follows.

1:48:58That Jordan McDonald be appointed as additional deputy secretary

1:49:01treasurer pursuant to section 44, subsection 8 of the Planning Act,

1:49:06until such time as the successor is appointed,

1:49:09and that the previous appointment of Andrew Sandor

1:49:11as deputy secretary treasurer continues until such time as the

1:49:15successor is appointed.

1:49:17So I'll turn that over to the chair for this motion.

1:49:20Thank you.

1:49:21And I am happy to move this.

1:49:24Based on your recommendation, Madam Secretary Treasurer,

1:49:28do I have a seconder?

1:49:31Member Goodfellow.

1:49:33I don't believe there'd be any conversation about this.

1:49:37So do you mind calling the vote, Madam Secretary Treasurer?

1:49:42Mr. Chair, you can just simply do a raise of hands for this vote.

1:49:45Fair enough. All those in favor?

1:49:48That is unanimous.

1:49:50Welcome.

1:49:52Officially.

1:49:54Any other announcements?

1:49:58Yes, I do have a few other brief announcements as well.

1:50:02I'll also note that the OLT has scheduled a hearing for November 14, 2024,

1:50:07regarding the appeal of the committee's decision to refuse files B32-24 to

1:50:14B-34-24 and A-40-23-24 for 10 orchard crescent at the August 8, 2024 hearing.

1:50:25And lastly, I wanted to note that Member Siegel is taking a leave from the committee until April 2025,

1:50:31and staff are currently reviewing options for filling this temporary vacancy.

1:50:35And that's all the staff announcements I have, Mr. Chair.

1:50:38Thank you.

1:50:39And I would just like to add a personal note for Member Siegel.

1:50:45Best wishes and congratulations in anticipation.

1:50:49And we want to see her back with her wisdom in April.

1:50:57So with that, I will entertain a motion to adjourn.

1:51:03Member Balaban, seconded by Member Goodfellow.

1:51:11All those in favor?

1:51:13We stand adjourned. Thank you, ladies and gentlemen.