Council Planning

1:06Oh, we got that noise.

15:50Good afternoon for members of the public and council

15:52joining the meeting.

15:53We're just waiting for quorum and expect

15:54the meeting to get started shortly.

21:55All right.

21:55Good afternoon, everyone.

21:57It is just after three, 10 minutes after three, I believe.

22:00I'm so sorry for the delay in starting our planning meeting

22:05today being Tuesday, May the 12th, 2026.

22:08So thank you for joining us.

22:10And right off the top, we are looking

22:12to move into a closed session.

22:15And as described on the open agenda,

22:18it is going to be under two items.

22:24The first is titled, Council Update the Outcome of Authority

22:26to Commence Legal Claim as per section 239 to ENF

22:31of the Municipal Act regarding litigation or potential

22:35litigation, including matters before our administrative

22:38tribunals affecting the municipality or local board.

22:41And advice that the solicitor client privilege,

22:44including communications necessary for that purpose.

22:46And the second one is update expression of interest, 170

22:50Stephanie Drive, as per section 239 to see

22:54of the Municipal Act regarding a proposed or pending acquisition

22:57or disposition of land by the municipality or local board.

23:00Now, before I call the vote to consider moving into closed,

23:03is there anybody that has any pecuniary interest

23:06or any general nature thereof for either of those two items?

23:10OK.

23:11I don't see or hear anybody.

23:13So I'll just look to my colleagues to maybe move

23:15so we can go and close.

23:16Clausen and Alt, thank you.

23:19And with that, I think I can call the vote, which I will do now,

23:22is anyone against moving into closed?

23:25That's nobody.

23:26So that's unanimous.

23:27Thank you.

23:28And so as usual, we'll go into closed just for those two items.

23:31And then when done, a high level summary

23:34can be done at the beginning of the open meeting, which

23:37will start at 4 o'clock.

23:38Thank you so much.

1:19:47All right.

1:19:48Good afternoon, everyone.

1:19:50And thank you so much for joining us.

1:19:52It's our May 12, 2026 Council Planning Meeting.

1:19:56We were in closed session just before coming here

1:20:02into the open session.

1:20:03And as I normally do, I would do a high level summary of what

1:20:07we discussed in closed.

1:20:10But I'm not going to do that right now because we're not

1:20:12actually done the closed session.

1:20:15We recessed the closed session.

1:20:17We wanted to get out here because we didn't want to have people

1:20:20waiting around.

1:20:21So we've got to have the open session.

1:20:24And once that's done, we're going to actually move back

1:20:26into closed session to finish that conversation off

1:20:28in there on the two items that we had.

1:20:30So just be aware that I'll do the high level summary much

1:20:34later.

1:20:36And with that, we'll move into the open session.

1:20:41And Councillor Caron is on her way to join us,

1:20:45just so everyone knows.

1:20:47And other than that, I think that I

1:20:49didn't have any other regrets or anything like that.

1:20:51So let's stand, if you're able, please,

1:20:54as we recognize our national anthem.

1:22:24Great, thanks, everybody.

1:22:25And will this have a moment of silent reflection, please?

1:22:39OK, thank you.

1:22:40And we'll now have to have our Indigenous territorial

1:22:43acknowledgement.

1:22:43As we gather, let us take time to reflect on our privilege

1:22:46to live and work here in Guelph, a city that's

1:22:48built over rich Indigenous histories.

1:22:50As guests here, we should reflect upon the responsibility

1:22:53to care for this land, the people who live here today,

1:22:56and the generations to come.

1:22:58If our actions today can move us towards reconciliation,

1:23:00we should take pause and make those decisions

1:23:02with intention and gratitude.

1:23:04This place we call Guelph is served as traditional lands

1:23:06and a place of refuge for many peoples over time,

1:23:08but more specifically, the Anwaranarok and the Hulunashoni.

1:23:12This land is held as the treaty lands and territory

1:23:15with the Mississaugas of the Credit First Nation.

1:23:18And Guelph lies directly adjacent to the Haldiman

1:23:20Track, which is part of a long established traditional

1:23:22hunting grounds for the six nations of the Grand River.

1:23:26Many First Nations, Inuit, and Métis people

1:23:27who have come from across Turtle Island call Guelph home today.

1:23:33Thanks.

1:23:34Thank you.

1:23:34Is there any disclosure of pecuniary interest,

1:23:36any general nature thereof for the items in front of us today?

1:23:41No, I don't hear or see anybody, so I'll consider that matter

1:23:44closed.

1:23:45We have a consent agenda here with several on here.

1:23:51We have 144 Dublin Street North with the intention

1:23:55to designate the 140 Suffolk Street, the intention

1:24:00to designate on that one as well, with 245 Dublin Street

1:24:04North with an intention to designate 115 Nottingham

1:24:08Street, the intention to designate.

1:24:11And then 221 Arthur Street North, that's

1:24:14an intention to demolish the cultural heritage resource.

1:24:18And then finally, we have the decision report on 115 Watson

1:24:23Parkway North proposed zoning bylaw amendment and draft

1:24:26plan of subdivision.

1:24:28Councillor Gibson, are you willing to,

1:24:30are you wanting to pull something?

1:24:31Are you willing to move consent?

1:24:33I'm willing to have consent with comments.

1:24:36OK.

1:24:37And Councillor Caiten, would you mind seconding consent

1:24:41for us today?

1:24:42Yeah, thank you.

1:24:44OK, so nothing pulled, a comment before I call the vote.

1:24:47Go ahead, Councillor Gibson.

1:24:49Thank you.

1:24:49I just wanted to acknowledge the work of the proponent,

1:24:54the Watson Road property, as well as staff and all the work

1:24:57they've collaboratively done over the last few months.

1:25:00I wanted to also acknowledge the learning and the willingness

1:25:04of the proponent to listen to the community

1:25:06and really strike a good chord on what the community is

1:25:09hopeful of on that property, from where we started

1:25:12to where we are today.

1:25:13I think it's come a great distance,

1:25:16and it's been a terrific process.

1:25:18So I just wanted to acknowledge that the efforts of everyone

1:25:21and speak to how appreciative I am on behalf of the community,

1:25:23I know others feel the same.

1:25:25So those are my comments on the file,

1:25:27and I'm happy to move them.

1:25:30Great.

1:25:31OK, thank you very much, Councillor Gibson.

1:25:33Anything further at all?

1:25:36No?

1:25:36OK.

1:25:37Well, a quick blurb from me then on the same file,

1:25:39and I saw Councillor Caiten nodding her head as well.

1:25:42So I know it thumbs up from her too.

1:25:43But I just want to say this has been a file

1:25:51that I really ran on 12 years ago.

1:25:55I wanted to get this piece of property

1:25:58done for the community.

1:25:59And I remember way back in the day,

1:26:02Councillor Gibson, you had with Jim Fafaro,

1:26:06had several town halls, it's been owned by, I don't know,

1:26:12two or three or four different entities

1:26:14over the last many years.

1:26:17And I think you rightly said, Councillor Gibson,

1:26:19that this project has people we're listened to by us

1:26:25and by the developer as well.

1:26:27So I'm excited about it.

1:26:30And thank you for the work that's been done on it

1:26:33and how you've been there all the way through.

1:26:37Councillor Gibson, from the beginning,

1:26:38you as well, Councillor Caiten, this term.

1:26:42And seeing this come to fruition

1:26:44is a big project, a big opportunity for our city.

1:26:49So thank you to staff as well.

1:26:51And I'm looking forward to, hopefully,

1:26:53unanimous vote here.

1:26:54So I'll call the vote then on the consent agenda

1:26:57as anyone against.

1:27:00All right, perfect.

1:27:01That's unanimous.

1:27:02Thank you so much.

1:27:03So moving into the items for discussion,

1:27:07we're going to have a presentation from staff

1:27:09on the exploring the potential for five-plus units in Guelph.

1:27:14And we do have one delegation as well.

1:27:18And then after, you know what, actually,

1:27:21can you just, everyone, give me,

1:27:22can everyone just give me one moment here?

1:27:25I just need to confer with the clerk, okay?

1:27:26Before we go, move ahead with that item.

1:27:28Just one second, please.

1:27:47Okay, you know, before we move into that item,

1:27:50I think you just, I was conferring with the clerks.

1:27:53We actually do have, I'm going to,

1:27:54I should have taken care of this right off the top.

1:27:56So my apologies, everybody.

1:27:58We actually have a formal request for a deferral

1:28:01that has come in on the,

1:28:05on the decision report for 328 Victoria Road South

1:28:09and 588 Stone Road East, known as the GID lands.

1:28:14And Councillor Klossin and Gibson, I think,

1:28:18both said that they would move Councillor Klossin,

1:28:21seconded by Councillor Gibson, on that deferral.

1:28:24But let's just put the deferral up on the screen

1:28:26if the clerks could do that, please.

1:28:28And just so everyone knows as well,

1:28:30the clerks were able to get a hold of a lot of the delegations

1:28:33and let them know in advance of today.

1:28:36And so I'll just read it out here,

1:28:39that council defer its decision and direct staff

1:28:42to continue to work collaboratively with the applicant

1:28:44to address the outstanding policy, technical

1:28:46and regulatory matters identified in this report.

1:28:49And number two, recognizing that this is one

1:28:51of the city's key growth areas

1:28:52and provides employment and residential growth to 2051,

1:28:56that staff report back to council in September,

1:28:58providing the applicant provides updated

1:29:01supportable material by June 15th, 2026,

1:29:04with an updated analysis and recommendation

1:29:07should the outstanding matters be satisfactorily resolved.

1:29:10And just to confer, September would be the planning meeting,

1:29:14is that correct?

1:29:15What date would that be in September?

1:29:17Through the mayor, so it would be September 9th

1:29:19and that could be added to the motion for clarity.

1:29:22Okay, I think we should probably do that.

1:29:25Councillor Klossin, would you be willing

1:29:27to just remove your motion for a moment?

1:29:29And Gibson, the seconder, just remove that.

1:29:32Thank you, is anyone in the council against that removal?

1:29:35No, okay, thank you.

1:29:36Councillor Klossin, would you retable that

1:29:38with September 9th being added to that for us?

1:29:41Thank you.

1:29:42Gibson, are you still willing to second that

1:29:43with the 9th being added?

1:29:45Okay, thank you.

1:29:46So with that, it is still a deferral,

1:29:48which means we have to call the vote right away.

1:29:50So I'm gonna do that now, okay?

1:29:52So is anyone against the deferral?

1:29:55No one, that's unanimous.

1:29:57So thank you, that sets our agenda now

1:30:00for the rest of the day really.

1:30:02So we are gonna head back to the potential

1:30:06for five plus units in Guelph.

1:30:08And we have two Emmelies that are here,

1:30:14Emily one and Emily two.

1:30:16So if you guys could come forward with your presentation

1:30:20to walk us through what you're suggesting to us,

1:30:23that would be great.

1:30:24And then we'll have our delegation.

1:30:25Dominica, I think I saw you sitting in the audience.

1:30:27Are you here?

1:30:28Yes, so you'll be in the wings after the presentation, okay?

1:30:51Good afternoon, Mayor Guthrie and members of council.

1:30:54My name is Emily Pitt from Planning Services

1:30:56and I will be presenting the findings of our review

1:30:59to explore the potential for five plus units in Guelph.

1:31:03I will present the first part of the review.

1:31:06Then my colleague Emily Irvine

1:31:08will present the second half of the review.

1:31:13Tonight we will be going over some background

1:31:16and criteria used, present the approach taken,

1:31:19discuss our findings from the scoped review

1:31:23and provide next steps and recommendations for the project.

1:31:31In December, 2024, official plan and zoning bylaw amendments

1:31:36were approved to permit for dwelling units

1:31:38on lots across the city.

1:31:40Staff continued to explore the feasibility

1:31:43of permitting five plus units

1:31:45as part of the ongoing half six initiative.

1:31:49Preliminary review of the five plus units

1:31:51was brought to council in December, 2025,

1:31:54where council directed staff to further scope the review

1:31:58to only corner lots adjacent to arterial

1:32:00and or collector roads.

1:32:08The same criteria used to identify potential properties

1:32:11that was applied to the initial review

1:32:13brought to council in December, 2025

1:32:16was used for this analysis

1:32:18to determine the potential for five plus units

1:32:20on corner lots.

1:32:22The criteria used to select suitable lots

1:32:25were sufficient infrastructure capacity,

1:32:28including linear water main and sanitary suitability,

1:32:32accessibility to transit services, and lot configuration,

1:32:36including lots with larger lot size and lot frontage.

1:32:43Applying the existing criteria

1:32:45to the review of corner lots adjacent to arterial

1:32:48and or collector roads,

1:32:50there were 30 corner lots identified

1:32:53as having potential suitability for five plus units.

1:32:57It is not recommended to move forward with the 30 lots

1:33:00due to these very limited results.

1:33:02Therefore, the review was expanded

1:33:05to include a review of all corner lots

1:33:07that met the previous criteria

1:33:09to explore the total potential for five plus units

1:33:13on corner lots across the city.

1:33:19The review included corner lots located

1:33:22at the intersection of different road categories.

1:33:26The findings have been broken down into three subsets,

1:33:29corner lots at major intersections

1:33:32of arterial and or collector roads,

1:33:35corner lots at arterial or collector roads

1:33:38and local roads, and corner lots at two local roads.

1:33:47The four unit project found that lots

1:33:50zoned low density residential one

1:33:52and low density residential two,

1:33:55also known as RL1 and RL2,

1:33:58of which there are a total of 32,000 in the city.

1:34:02The four unit project identified a total of 14,250 lots

1:34:08in the city that were suitable for four units.

1:34:11The initial criteria, including servicing capacity,

1:34:15transit access and lot configuration were applied,

1:34:19reducing the number of lots suitable for five plus units

1:34:23to 5,900 lots.

1:34:26As per council's direction,

1:34:27the criteria was scoped to evaluate corner lots

1:34:31at major intersections of arterial and or collector roads,

1:34:35which reduced the suitable properties to 30 lots

1:34:39or less than 1%.

1:34:41The expanded review that included all corner lots

1:34:44found a total of 560,

1:34:47including the 30 at major intersections

1:34:51and also included corner lots at arterial

1:34:54or collector roads and local roads,

1:34:56showing 160 suitable lots and corner lots

1:35:01at two local roads, showing 370 suitable lots.

1:35:06I will now pass it to Emily,

1:35:07who will be explaining the approach taken.

1:35:18Thank you and good afternoon,

1:35:19Mayor and members of council.

1:35:22In terms of the approach,

1:35:24staff undertook a further review

1:35:26of these three subcategories

1:35:28to identify any constraints in their suitability.

1:35:32This review found that the city's

1:35:33current official plan policies present potential challenges

1:35:37with corner lots at major intersections.

1:35:40The policies identify the function of these roads

1:35:43to move large volumes of traffic.

1:35:46Arterials also need to accommodate transit

1:35:49and limit access from individual properties

1:35:51onto these roads to avoid interference

1:35:53with the primary function of the roadway.

1:35:57Collectors need to control direct access

1:35:59and to avoid traffic hazards.

1:36:02In consideration of these policies,

1:36:04the corner lots at major intersections

1:36:06were removed from consideration

1:36:09and two subcategories remain.

1:36:11That are corner lots that were located

1:36:14at an arterial or collector and a local road,

1:36:18corner lots that were located onto local roads.

1:36:22This resulted in approximately 530 corner lots

1:36:26that meet the established criteria.

1:36:37The total potential units summarized here

1:36:40considers the 530 lots

1:36:42where expanded permission could be considered.

1:36:46The approach and total potential units

1:36:49summarized in this table presents a minimum of five units

1:36:52and a maximum number of eight units

1:36:55that could be permitted per lot.

1:36:57A maximum of five units would allow one additional unit

1:37:01as has been approved in the four unit project.

1:37:07A maximum of six units would permit two additional units

1:37:10and allow different built forms

1:37:12such as a combination of semi-detached units or detached.

1:37:16A maximum of eight units would allow expanded types

1:37:19of built forms such as walk-up apartments.

1:37:22Up to eight units could be accommodated

1:37:26within existing height permissions.

1:37:29One of the potential scenarios also considered

1:37:32is a blend of different maximum number of units

1:37:35depending on the type of road

1:37:36and the property they were located on.

1:37:39The total potential units with expanded permissions

1:37:42would be between 2,650 and 4,240.

1:37:48Taking into account the permissions

1:37:50that had been granted in the four unit project,

1:37:53this would result in a total potential net gain

1:37:56of between 530 and 2,120 units.

1:38:06Moving forward with permissions for five units

1:38:08would involve further review and discussions

1:38:11related to constraints such as infrastructure suitability,

1:38:15access to the properties, house typologies,

1:38:19and lot characteristics to determine the feasibility

1:38:23of permitting five to eight units on quarter lots identified.

1:38:29As well, the review of existing zoning regulations

1:38:33and official plan policies would include matters

1:38:36such as parking requirements, setbacks,

1:38:39and landscaped area.

1:38:41This review would also include public engagement

1:38:44to determine priorities for five unit implementation.

1:38:48All of this would inform appropriate development standards

1:38:51and minimum requirements to ensure that new developments

1:38:53for five units integrate into existing neighborhoods.

1:39:00Staff are seeking direction to advance

1:39:02the five plus unit project on corner lots

1:39:05as proposed to include corner lots at arterial

1:39:09or collectors and a local road,

1:39:12corner lots at two local roads.

1:39:15Staff anticipate advancement of zoning regulations

1:39:18and official plan policies will further advance

1:39:20the city's housing readiness.

1:39:27This concludes our presentation.

1:39:29Thank you for your attention.

1:39:32I thank you so much to the both of you.

1:39:37And one of the Emily's, it was your first time, right?

1:39:43The chair of mayor, yes, it was my first time.

1:39:46You did a great job.

1:39:47Thank you.

1:39:48So thank you so much, eh?

1:39:49We really appreciate it.

1:39:52Thank you.

1:39:53We have a delegation that's signed up on this too.

1:39:56Dominica is here, well-known to everybody

1:39:59from the Guelpham-Ellington Poverty Elimination Collaborative.

1:40:03And so come on down, Dominica,

1:40:05and no more than five minutes, okay?

1:40:08Chime at the four minute 30 second mark

1:40:11as your 30 second warning, okay?

1:40:13Thank you.

1:40:15Hi everyone.

1:40:16Thank you for the opportunity to speak to you this evening.

1:40:20I'm here to express strong support

1:40:21for the staff recommendation to continue exploring

1:40:24five plus units on corner lots.

1:40:27This is a practical and important step

1:40:29towards addressing the housing crisis

1:40:31by making it easier to build more homes in more places

1:40:35and increasing the diversity of housing options in our city.

1:40:40At its core, this proposal expands opportunity

1:40:43and unlocks potential for homes our community needs today

1:40:47and into the future.

1:40:49For too long, much of our city has been locked

1:40:51into low density zoning that effectively restricts housing

1:40:55to those who can afford detached home ownership.

1:40:59That has contributed to scarcity, rising costs,

1:41:02and the growing exclusion of many people,

1:41:05renters, young families, older adults,

1:41:07and people with moderate incomes

1:41:10who are increasingly priced out of neighborhoods

1:41:12where they live, work, and contribute.

1:41:15Allowing five plus units on corner lots

1:41:18is a way to begin correcting that imbalance.

1:41:22This change is modest in scale, but meaningful in impact.

1:41:26It applies to only 530 lots out of 32,000 in the city, 2%.

1:41:32This is not a dramatic transformation,

1:41:35but a targeted incremental way

1:41:37to allow density in appropriate locations.

1:41:40Corner lots are well suited to this approach.

1:41:44Many are near transit services and existing infrastructure.

1:41:48Allowing modest density housing there

1:41:51supports housing growth in places that can absorb it

1:41:54while still respecting neighborhood character and livability.

1:41:58This is exactly the kind of missing middle housing

1:42:01that has been underbuilt for decades.

1:42:04Cities evolve over time, and this is a careful,

1:42:07measured evolution of zoning rules

1:42:09to reflect today's housing realities.

1:42:13It's also important to clarify what this proposal does not do.

1:42:17It does not remove standards.

1:42:19Projects will still need to meet zoning requirements,

1:42:22building codes, and site regulations.

1:42:24For proposal fits and works, it can move forward.

1:42:27If it doesn't, it doesn't.

1:42:29As of right does not mean anything goes.

1:42:33It means clear expectations and predictable outcomes.

1:42:37That predictability matters,

1:42:39especially for small builders,

1:42:41including community-based and nonprofit developers

1:42:44who often face delays and uncertainty

1:42:46that can make projects harder to deliver.

1:42:50Reducing unnecessary barriers

1:42:52increases potential for more homes.

1:42:55This moment is also significant

1:42:57because our community has housing accelerator funding.

1:43:01Approving reforms like this demonstrates

1:43:04that Guelph is serious about addressing

1:43:05the housing crisis with concrete action.

1:43:08It shows alignment with broader efforts

1:43:10to increase supply and improve affordability.

1:43:13Choosing not to move forward risks sending a message

1:43:16that we are hesitant to modernize our framework

1:43:19even when resources are available to support change.

1:43:23This could affect our reputation

1:43:25and future opportunities for partnership

1:43:27and investment in our community.

1:43:30At the same time, I wanna be clear,

1:43:34zoning reform alone will not solve homelessness

1:43:36or create the deeply affordable housing

1:43:38we so critically need.

1:43:40We must continue supporting non-markets,

1:43:43supportive and deeply affordable housing,

1:43:45as well as action to stop the loss of affordable homes

1:43:48through meaningful measures like those you've supported,

1:43:51like the rent eviction and rental replacement bylaw.

1:43:54Those remain critical parts of a complete housing strategy.

1:43:58But this proposal that you're looking at today

1:44:01is still an important foundation.

1:44:03If we do not allow more homes to be built,

1:44:06we cannot meaningfully address scarcity

1:44:08or broader affordability.

1:44:10Expanding modern density is one of the most straightforward,

1:44:15mind you, limited tools available to you

1:44:18to increase housing choice and begin correcting

1:44:21longstanding patterns of exclusion in our zoning system.

1:44:25This is a practical step

1:44:27that potentially only affects 2% of lots.

1:44:31It strengthens certainty in the system,

1:44:33it can expand housing diversity,

1:44:36and it moves us forward in a way

1:44:37that is gradual, responsible

1:44:39and aligned with communities

1:44:41that are modernizing their zoning

1:44:42to reflect today's realities.

1:44:45If you are serious about affordability, inclusion,

1:44:48and long-term community wellbeing,

1:44:50it's important to ensure that the city's policies

1:44:53allow more housing to be part of the solution.

1:44:56I encourage Council to move forward with this

1:44:58as part of a broader strategy that includes supply side reform,

1:45:02sustained support of deeply affordable

1:45:04and non-market housing as you have been champions,

1:45:06and continued action to protect

1:45:08existing affordable housing.

1:45:10Thank you so much.

1:45:14Thanks Dominica.

1:45:15Is there any questions as a follow up to our delegation?

1:45:18There is not, but we appreciate you.

1:45:21Thank you so much.

1:45:23And we have some correspondence as well,

1:45:26don't forget about that.

1:45:28Okay, so we have the staff recommendation is here.

1:45:39Just one second.

1:45:40Sorry, I'm just trying to accommodate everybody.

1:45:56Yeah, I just need to ask the clerk's question.

1:45:58If you don't mind, sorry, I'm putting it on the spot.

1:46:00We have the staff recommendation that's in front of us here.

1:46:04And don't know where the will of Council's gonna go on it,

1:46:08but I do know that Councillor Downer has a motion

1:46:11to pause all this work at this time.

1:46:15So it's not completely stopping,

1:46:18it's just a pause at this time.

1:46:20So would it be best as a flow

1:46:24to have the staff recommendation tabled

1:46:27and then let's see where that actually goes

1:46:29and then an amendment from Councillor Downer

1:46:33or is Councillor Downer's motion like kind of contrary

1:46:36to what the staff recommendation would be

1:46:38and that should be voted on first.

1:46:40Through you, Mr. Mayor,

1:46:41I think the proposed amendment to take no further action

1:46:45would be contrary if moved as an amendment.

1:46:47So if the staff recommendations on the floor,

1:46:49it would need to be defeated.

1:46:52Perfect, so that fails.

1:46:54Okay, thank you, I just need to work that through.

1:46:56The delegation microphone is still on clerks, by the way,

1:46:59just so you know.

1:47:00Okay, so with that, Councillor Goller,

1:47:02I saw your hand go up indicating you'd move

1:47:05the staff recommendation and Gibson, you'll second.

1:47:09Yes, okay.

1:47:10And so why don't we see if there's any questions for staff

1:47:14and then we kind of know where this is gonna go.

1:47:16This is either, this is somewhat a yes or no

1:47:20sort of position, right?

1:47:22And if this fails, then I know Councillor Downer

1:47:24would have another motion to table, okay?

1:47:29So questions at this time, we'll go to Downer first.

1:47:33Thank you, through you, Mr. Mayor, to staff.

1:47:37And I think what you answered is at the last

1:47:39when we had this before, but are you monitoring

1:47:43the affordability of the units that we have

1:47:46with the three and with the four?

1:47:48And I understand there's only two applications

1:47:52for the four units, but for the three,

1:47:58through the mayor to the councillor,

1:47:59so we are not monitoring every one of the three units

1:48:03that are built.

1:48:04We do have a record of those that receive the CIP funding

1:48:07for an additional unit, but we do not monitor everyone

1:48:12and we're not monitoring the four again,

1:48:13unless they've applied for a CIP,

1:48:15of which they have not at this time.

1:48:17I can say since four units were passed,

1:48:20we have two building permits that have been issued

1:48:23for four units.

1:48:24Okay, can I speak to it?

1:48:27100%.

1:48:28Okay, so I'm just gonna speak to,

1:48:31I won't support the motion in that I would like to,

1:48:34I have a motion to not move forward with this at this time.

1:48:37I think staff time would be better used

1:48:40and resources on other projects and initiatives

1:48:45in the housing accelerator funding

1:48:49that would actually lead to affordable housing.

1:48:52What we've seen, what I've seen in even the three units

1:48:57in that is that it's mostly on investor

1:49:00that's been doing this building

1:49:03and that it's geared towards students,

1:49:06which is not that that's a bad thing,

1:49:08but it's not affordable, it's $1,200 a room

1:49:11is what they've been going for.

1:49:14And so I have a concern about that

1:49:16and the time spent on this at this time.

1:49:18I think we need to sort of evaluate this further

1:49:21before we have those extra resources going towards that.

1:49:26And I've said most of what I wanted to say

1:49:28before about this issue.

1:49:29So I won't say too much more at this time,

1:49:32actually not at all.

1:49:33Thank you.

1:49:34And Councillor Keran, please.

1:49:38And then Gibson and then Kate.

1:49:41Yeah, there's similar question about the uptake

1:49:42on the four units,

1:49:43because we only have had the four units as of right

1:49:46in place since 2025.

1:49:48So usually when we're updating or changing a bylaw,

1:49:53for me it's important that we have some evidence

1:49:56and we have some data

1:49:56and we have some impact feedback

1:49:58and we truly understand what the impact

1:50:01of the four units has had on our community,

1:50:03not just in terms of generating housing numbers,

1:50:06but impact on neighbors, noise, traffic, parking,

1:50:09infrastructure, water capacity.

1:50:11We know that many of the units that have been built

1:50:15in three as of right are renting by the bedroom.

1:50:18So things like water and wastewater,

1:50:20we don't have a full handle with evidence

1:50:24on the impact of that level of intensification

1:50:28for the three and the four units.

1:50:29So I think before we send staff out

1:50:32to do a significant amount of work

1:50:35to go to a five to eight unit bylaw,

1:50:39I think we need some data on the four units.

1:50:42And if we've only got two of them,

1:50:44we're not gonna get that data.

1:50:45So I favored deferrals,

1:50:47I'll be voting against the motion,

1:50:49but I don't wanna see this die and end here either.

1:50:53So I think gathering data and moving it forward

1:50:57to the next term of council is the right thing to do

1:50:59for us in terms of as policy makers.

1:51:02And that's our primary role here as policy makers.

1:51:06Thank you very much for your opinions as well.

1:51:08And so Gibson and then Katen and then Colossum, please.

1:51:12Yeah, thank you, Mr. Mayor.

1:51:13So rarely do we see a file that just has

1:51:16such healthy back and forth on like the fact.

1:51:20So we know there are, on the negative side,

1:51:24there may be a tendency towards investor

1:51:27or student housing, but on the pro side,

1:51:30we really are looking to create more opportunities

1:51:33for that lower end of the spectrum

1:51:36or micro housing for opportunities

1:51:39to just get housing on the table.

1:51:42So I'm inclined to vote in favor of this

1:51:45just because I don't believe it's a significant number

1:51:49of houses, but it is something.

1:51:51And quite frankly, I think the delegate articulated it well.

1:51:55I almost asked the question,

1:51:56has the delegate read up on the counter arguments

1:52:01and has come prepared to ready to answer them?

1:52:03Cause I think she articulated it really well.

1:52:08So I think I'm gonna vote in favor

1:52:11because I'd like to see what comes of it.

1:52:13And again, if it's five, 10, 15 units across the city,

1:52:18it's a small piece of policy work,

1:52:19but I think it needed, thank you.

1:52:23Okay, thank you.

1:52:25And I got Katen and then Colossum, please.

1:52:30Thank you, through you, Mr. Mayor.

1:52:32I just have a question to staff

1:52:34because I'm a bit on the fence on this one.

1:52:36I see the value.

1:52:38I'm just wondering in terms of staff time

1:52:43and the money within the half fund,

1:52:46are there other projects that we could be doing

1:52:51that would have a more immediate effect?

1:52:54Because if we've only got two of the fourplexes

1:52:58that have been built in that time,

1:53:00I'm just wondering in order to get more shovels in the ground

1:53:04and incentivize more housing,

1:53:08is there another path that we could be using

1:53:10that money in staff time for

1:53:12that you think would have a bigger bang for our buck?

1:53:14Or do you think that this is the best place

1:53:16to put this effort?

1:53:23Through the mayor to the council,

1:53:24so that's a bit of a loaded question.

1:53:29So through the half funding,

1:53:30we committed to taking a look at Exploring Five Plus.

1:53:35This report satisfies that we have taken a look at it

1:53:39and what, depending on council's decision,

1:53:42regardless, we've satisfied the requirement.

1:53:44We do have some money set aside

1:53:46to bring back five plus units in the half funding.

1:53:51And we would bring it back in the next term of council,

1:53:55the full Zoning Bylaw Amendment and the work.

1:53:59There is certainly the possibility

1:54:01that this could go to other projects that are half funded

1:54:06that could be potentially brought forward this year,

1:54:12additional money for even potentially the item

1:54:15you're gonna see on the council agenda later tonight

1:54:17for some subsidization of projects.

1:54:20But at this time, until we have a council decision,

1:54:22we've not allocated it anywhere else.

1:54:28Thank you.

1:54:29So with that in mind,

1:54:30I'm going to support deferral

1:54:35because I think that in terms of meeting our housing targets,

1:54:39there's potentially things that we can kind of do

1:54:42and incentivize to get more shells in the ground right now

1:54:46on different projects.

1:54:47And so I do think this is a good idea

1:54:51and I think we should be bringing it back later.

1:54:54So I'm gonna be working towards the deferral.

1:54:57Thank you.

1:55:01Thanks, Councillor Cain.

1:55:02And just so everyone knows,

1:55:02I think we're getting mixed up with lots

1:55:04of deferral language today.

1:55:06But I think the main point that councillor Downer

1:55:11is trying to make is that it would be a pause.

1:55:14So deferral is in the same,

1:55:15it's like a second cousin to the word pause.

1:55:17So I hear what you're saying.

1:55:20Thank you for your comments too.

1:55:22Claussen and then Hauser.

1:55:25Yes, thank you through you, Mr. Mayor.

1:55:28One of my questions was whether or not

1:55:32this report satisfies the half requirement.

1:55:35So thank you, Councillor Cain for asking a question

1:55:38that got to that answer.

1:55:39My second question, I think Mayor Guthrie, you clarified,

1:55:44but maybe I will ask the,

1:55:47I will ask Councillor Downer just to clarify.

1:55:52I think I wrote down evaluate further

1:55:54when it would be a good time to bring back.

1:55:57Would we be relying on staff to tell us

1:56:01when like they have enough data

1:56:04to like open up the five units again?

1:56:06I just am curious about the long-term

1:56:09about when this would come back potentially

1:56:12because we've done some policy work here

1:56:15and if it gets shelved right now,

1:56:17I'm just curious if there's a sort of timeline

1:56:20for bringing it back or a hoped for timeline.

1:56:26Well, my motion talks about the annual reporting

1:56:30of the housing strategies.

1:56:34And I don't have the motion in front of me,

1:56:35but so that would, yes, that would be it.

1:56:40So it would be the, I just gotta find it again.

1:56:44But yeah, it would be under the annual reporting.

1:56:46So then it would be flagged then

1:56:48whether once we have some more data on that,

1:56:50because that would identify how many, you know,

1:56:52the units are being built in the three and the four

1:56:55and provide the other data as well.

1:57:01Thank you for that clarification.

1:57:02That's very helpful, Councillor Downer.

1:57:06And then one more, if you will, Mr. Mayor,

1:57:08I would just like to clarify one more piece of information

1:57:14through for staff.

1:57:15So you, Ms. Wachee, you said that

1:57:20we keep a record of those who have received the CIP funding

1:57:25for the four units that have passed,

1:57:27or so the two units.

1:57:28So could you clarify if those two units

1:57:32received the CIP funding?

1:57:37So the Community Improvement Plan funding

1:57:39is for affordable accessory dwelling units.

1:57:44We have 21 in total since we started the CIP,

1:57:49that have taken advantage of the affordable CIP

1:57:53for an ADU.

1:57:54We have definitely more ADUs than that.

1:57:56They're, you know, 350 per year,

1:57:58the last couple of years,

1:57:59but 21 have taken advantage of the CIP funding.

1:58:06And two units in the four plexes have also taken advantage

1:58:11of the CIP funding.

1:58:16Thank you for that clarification.

1:58:19All right, thank you, Councillor Klassen.

1:58:20How is there then two, please?

1:58:23Thank you.

1:58:24My question was actually just asked.

1:58:25So thank you.

1:58:26Perfect.

1:58:28You can speak anytime.

1:58:30Councillor Chew, please.

1:58:35Thank you, through you, Mr. Mayor.

1:58:38I'm just looking at just the comprehensive analysis

1:58:42that was imparted through this study.

1:58:46Like when you guys were looking at the corner lots

1:58:48and just looking on the arterial roads and just the traffic,

1:58:52I know, I wonder like,

1:58:53is there some preliminary like traffic analysis

1:58:56or traffic flow studies that have been looked into

1:58:59when maybe talking to transportation engineering?

1:59:04I'd be curious to see if there's some information

1:59:07or insights that we got out of this so far.

1:59:13Through you, Mr. Chair, we have been in discussions

1:59:17with our colleagues in engineering and other departments,

1:59:20but we haven't done any preliminary studies.

1:59:23What we have done is looked at the existing policies

1:59:25and that's the recommendations

1:59:27and the approach that we have decided upon in this report.

1:59:31We're based on those policies.

1:59:34And I guess just the identification of those lots

1:59:37is primarily based on thought frontages

1:59:39and thought depth, is that correct?

1:59:43Through you, Mr. Chair, it's based on all the criteria.

1:59:48Infrastructure suitability, lot size and characteristics

1:59:52are certainly part of that.

1:59:53Proximity to transit was part of that as well.

1:59:56So it's all the criteria we used in the December report

1:59:59we've carried forward here

2:00:00and that was how we determined our subsets for this report.

2:00:06Okay, and if anywhere to continue with the study,

2:00:09would we be able to expect more information

2:00:12and based on conversations internally

2:00:15with transportation engineering,

2:00:16just based on those key intersections, for example,

2:00:20and why the suitability makes sense?

2:00:25Through you, Mr. Chair, yes.

2:00:26Once we develop our full policy,

2:00:28we would have a more fulsome discussion with our colleagues

2:00:31and that would be in part of a future study.

2:00:35Okay, and maybe this is a question to the mover, if I may.

2:00:39I'm just curious from your perspective,

2:00:42what more information would we receive

2:00:45from the annual reporting that would be helpful

2:00:47if we were to pause this?

2:00:49So...

2:00:51Is that okay to ask or maybe staff could even answer that?

2:00:54Not technically because the motion from staff

2:00:58is on the table.

2:01:00It's whatever the outcome from this vote is,

2:01:03which would maybe go to Councillor Downer's option,

2:01:07but she was just speaking about it in general

2:01:09with her comments there.

2:01:10So... I see.

2:01:11Yeah, so we can't really talk about that yet.

2:01:14Okay, I guess maybe I'll wait

2:01:16until that motion is tabled.

2:01:19But I guess maybe my initial comments,

2:01:20if I may, Mayor Guthrie.

2:01:23I just appreciate the work that's been done

2:01:26and just the mapping.

2:01:27Like, it's been very...

2:01:28It's really helpful for us.

2:01:30And I think the last delegate alluded to it as well.

2:01:33Like, a lot of the mapping here is really just to show us

2:01:37the opportunities and the constraints up front

2:01:39and to draw it out.

2:01:40And I think that certainty

2:01:42at least provides us to start looking at this

2:01:44from a more data-driven lens.

2:01:46So I do appreciate the initial work.

2:01:48And I honestly hope that it can continue

2:01:50because we're not saying to the public,

2:01:52this is gonna happen.

2:01:53We're just continuing to explore it

2:01:55based off of the half parameters.

2:01:57And I think this is well within it.

2:01:59So that's my opinion there.

2:02:03Okay, thank you.

2:02:04I have no one else at this time.

2:02:07Oh, sorry.

2:02:08I'm circling, I have to say it.

2:02:10So back to you.

2:02:10Yep, my previous were comments and I did have a question.

2:02:13If this fails and we do defer,

2:02:16just confirming with staff,

2:02:18given the work that you've done

2:02:19and not wanting to waste that valuable work,

2:02:24any applicant with a corner lot

2:02:26who wants five to eight units now

2:02:29could still pursue it through a zoning bylaw amendment,

2:02:31correct?

2:02:34Through the mayor to the council, that is correct.

2:02:36And the work that you've already done

2:02:37can help inform that because you've already

2:02:39kind of pre-identified some of the constraints

2:02:43that would allow it to go forward or not.

2:02:45So it wouldn't be wasted.

2:02:47Yeah, through the mayor, that is correct.

2:02:48They could rely on this report for a justification

2:02:50for a zoning amendment.

2:02:52Okay, that's helpful.

2:02:53Thanks.

2:02:54Okay, thank you.

2:02:56Is there anything further?

2:02:59No, all right, quick comments from me.

2:03:01So I'm obviously in favor of this.

2:03:06First of all, it's very good that we did include this option

2:03:11the last time we were talking about it

2:03:13because there were several kind of bullet points

2:03:17that we had to explain to the federal government

2:03:19in regards to getting the next tranche

2:03:21with the half funding.

2:03:23And this was one of them, okay?

2:03:26Because it was a very close vote last time.

2:03:30And we got millions of dollars

2:03:31because we were starting to look into this.

2:03:33So I'm very glad that it was a close call,

2:03:36as I would call it, that we didn't even have this here.

2:03:40So I'm glad we have it at least here.

2:03:43I heard comments like it's a good idea, but later.

2:03:48Well, to me, if it's something's a good idea,

2:03:51then we should do it.

2:03:52We should do it now.

2:03:54It's housing.

2:03:56We need housing.

2:03:57So we should do it.

2:03:59And as of right, makes housing easier.

2:04:02I don't want people to have to go through zoning.

2:04:05I don't want people to have to do that.

2:04:07We should make things easy.

2:04:09That's what this is about.

2:04:13You can't get data when you don't allow something to happen.

2:04:16We can't achieve any data or metrics on something

2:04:19if we're not even gonna do it.

2:04:21So I think the pause option, as Councillor Downer

2:04:24might bring forward, if this doesn't pass,

2:04:28to me, it doesn't feel like a pause at all.

2:04:30I think it's gonna die.

2:04:33That's what I think.

2:04:34I think it's not gonna come back at all.

2:04:36That's my feelings on it.

2:04:40I think we need to approve this.

2:04:43And I want to make housing units easier in the city.

2:04:47And so that's my perspective right now on this.

2:04:50And I would hope that it's passed,

2:04:51but if it doesn't, so be it.

2:04:55But I would be very disappointed.

2:04:57So with that, I'll call the vote.

2:05:00And is anyone against the staff recommendation?

2:05:04So Richardson and Alt and Billings and Katen.

2:05:09And Caron and Boositil and Downer.

2:05:18I believe that's seven?

2:05:20Through you, Mr. Mayor, that's correct.

2:05:22That's seven against six in favor.

2:05:24The motion's different.

2:05:25That's another close vote, but seven, six.

2:05:28Okay, so that fails.

2:05:31And so Councillor Downer,

2:05:33I will go to you to consider your motion.

2:05:37Okay.

2:05:38I would move if the staff could put up the recommendation.

2:05:42And I need a seconder.

2:05:45Councillor Caron.

2:05:49I haven't got a seconder lined up.

2:05:51I saw a whole thing.

2:05:52There's a few.

2:05:55There's probably six others.

2:05:56We've kind of spoken to this before.

2:05:58And it is, there's a growth management report

2:06:01that comes out every year.

2:06:04I just think that staff time,

2:06:05I think the funds could go into,

2:06:08like we talked about the next project,

2:06:10that would help actually affordable housing moving forward.

2:06:13And rather than some more of this type of housing,

2:06:18I actually don't think it should stop forever.

2:06:20I think we should,

2:06:22and if somebody wants to move an amendment,

2:06:23that reports back,

2:06:25but the reporting back is gonna be

2:06:28on that growth management report

2:06:29and when staff are ready to pick it up again,

2:06:33once we've had some more uptick with the four.

2:06:39Thank you.

2:06:40So let's just read this out.

2:06:42Staff be directed to take note further action

2:06:43regarding the five plus units project

2:06:45on low density residential lots.

2:06:48At this time,

2:06:48we continue to monitor the uptake for four units

2:06:51through the annual growth growth management report

2:06:54that the remaining budget allocated this project

2:06:56from the housing accelerator fund be redirected

2:06:58to other projects that are housing accelerator fund funded,

2:07:03fund funded, say that three times fast.

2:07:07Okay.

2:07:08Been moved in second.

2:07:09Okay, Councillor Gibson,

2:07:10do you wanna speak to this or?

2:07:12Yeah.

2:07:13Thank you, Mayor.

2:07:14I would just beg you to call the vote.

2:07:15I think this is a fairly redundant motion.

2:07:17No disrespect to the mover at all.

2:07:19I just think this is exactly what will happen

2:07:22as a result of the last vote.

2:07:23So this is just formalizing what staff are about to do,

2:07:26which is nothing on this front.

2:07:29So again, no disrespect to the mover,

2:07:31but I don't believe this needs a lot of debate.

2:07:33I think you should just call the vote.

2:07:34Thank you.

2:07:38Okay.

2:07:38But I do have two extra hands

2:07:40and then I will call the vote.

2:07:40So I'll go Guller and then Hauser.

2:07:43Okay.

2:07:45Thank you and through your worship to staff.

2:07:48As Council is not given direction to proceed with this work

2:07:53and there's another motion,

2:07:54would you need specific direction from us

2:07:57to come back at some point to reconsider this?

2:08:00I'm just wondering to Councillor Downer's point,

2:08:03she doesn't necessarily want this to die here.

2:08:05And I wonder if you need, you know,

2:08:07maybe do we need to say for you to revisit it

2:08:09in two years time or something like that?

2:08:14Through the mayor to the councillor.

2:08:15So every July, you get the growth monitoring report

2:08:19and then that report will report on four units.

2:08:22And we do the three units already

2:08:25and the CIP will be in the affordable housing report,

2:08:27which comes just before that.

2:08:29So I think you can take a look at that at that time

2:08:31and see if there is an uptake

2:08:34and if we need to make a motion,

2:08:35but we would need a motion at that point in time,

2:08:38but I think it would be at the time

2:08:39of the growth monitoring report.

2:08:43Okay, so a future council will need to say,

2:08:46okay, let's take a look at the five plus units

2:08:49and then it'll come back.

2:08:50And at that time,

2:08:53there, it won't be a motion of reconsideration

2:08:56to actually look at it.

2:08:57Is that correct?

2:08:58I'm just concerned that if we say no tonight,

2:09:00another council will have to have a reconsideration

2:09:03to bring it forward.

2:09:11To the clerks, because of the wording of at this time,

2:09:15it leaves it open that it can be considered

2:09:17at any future date, correct?

2:09:20Through you, Mr. Mayor, that's correct.

2:09:24Thank you. How's our please?

2:09:27Thank you. Through the mayor, I just want to clarify.

2:09:29I think it's important for us to pass the amended motion

2:09:33because I don't see any direction at all.

2:09:36And I am concerned that it will just die.

2:09:38So I think this gives direction that it will come back.

2:09:41That's, is that correct?

2:09:43Okay.

2:09:46I don't see any direction in,

2:09:48like when we failed that motion, there's nothing else.

2:09:50So I think we need to pass this one so that it does come back.

2:09:58Yep. Thank you.

2:10:00And sorry, did councillor Chew,

2:10:03did you want to say something too before the vote?

2:10:04Okay, go ahead.

2:10:06Yeah. Through you, Mr. Mayor, just I,

2:10:08I want to ask the question I was trying to ask

2:10:10the first time around, like maybe staff can answer this

2:10:14for this time around, like what new,

2:10:16what information besides update will we get

2:10:19out of the growth management report?

2:10:21And in particular with the four units,

2:10:25I'm just curious what kind of new information

2:10:27that would help us better assess the feasibility

2:10:30of what we're doing here.

2:10:35Yeah. Through the mayor to the, the councillor.

2:10:37So what would be the uptake on those four units?

2:10:39So when we presented four units,

2:10:41and I think it was in the staff presentation,

2:10:44there are 14,000 potential units for that.

2:10:46So we would be continuing to monitor the uptake on that

2:10:50versus the 560 that would be the five plus units

2:10:53that we identified.

2:10:56And do you think like there would be any new information

2:10:59regarding like servicing traffic impacts

2:11:02that we could extract out of this?

2:11:04Or would it also be the inter department conversations

2:11:07that will be had based off of the uptake?

2:11:16Yeah. I think it would just be that the uptake

2:11:18we've had in the four plus units.

2:11:20And I think we've always, always said that servicing

2:11:24capacity is key for any of these.

2:11:26And even three units as a right or four units of right

2:11:29is never guaranteed.

2:11:30We do have to have the servicing capacity

2:11:32and there's cumulative effects on potential streets as well,

2:11:35which are monitored as each application comes in.

2:11:40Okay. And I guess just a comment.

2:11:41I guess for me, like for all of this to work,

2:11:43that's kind of my primary like interest in learning,

2:11:48whether it's four or five years to begin with.

2:11:50So I appreciate the work that you're doing staff.

2:11:55Okay. Thank you, councillor Chew.

2:11:57So can we have the motions just thrown back up

2:11:59on the screen for us?

2:12:17Okay. Thank you.

2:12:18Just quick question.

2:12:19Sorry to put you on the spot, councillor Downer,

2:12:22but just a question through to you as the mover.

2:12:24Is there like a magic number for you

2:12:27or a percentage of uptake on four units

2:12:30that would trigger you or another,

2:12:32that you think another council in the future

2:12:35would require than it coming forward?

2:12:37Is it, is 25 a magic number is 250 a magic number?

2:12:41Like what kind of pushes it over the edge for you

2:12:45that would make this want to come back

2:12:47for a potential approval in the future?

2:12:50No, I don't.

2:12:51But I do, I do would like to see enough to assess sort of,

2:12:55so impact.

2:12:57So when, so what the motion we have before

2:13:01is asking staff to come back with,

2:13:05you know, all the zoning with the regulations

2:13:08and things like that.

2:13:09Well, once you've got,

2:13:10have more experience with the four units

2:13:12and even the three,

2:13:13there are other things that could be incorporated

2:13:15into those, into those regulations

2:13:18based on the experience that would be received

2:13:21from the four units,

2:13:22which we don't have right now.

2:13:23We've only got four units.

2:13:24Everyone got two of them.

2:13:25So there's no experience of them yet in the city

2:13:28because they haven't even been built yet.

2:13:30So I would be interested other than the ones

2:13:33that were built like 50 years ago on very large lots.

2:13:36So, you know, you know what I mean?

2:13:39That was a different time.

2:13:40It's very different now.

2:13:41So there are like, Councillor Chew talked about,

2:13:43there's traffic, there's other impacts on these.

2:13:46So I just think at this time,

2:13:49and the other part of this is,

2:13:52if the uptick is gonna be so low,

2:13:54then there's other initiatives like the next one

2:13:57that that money that's gonna be going into this,

2:14:01and it's fairly significant, I think,

2:14:03could go into that type of a program within the half.

2:14:09Okay, thank you.

2:14:10And if you could just put the motions back up for me, please.

2:14:28All right, thank you.

2:14:29So if there's nothing further,

2:14:31I'll be calling the vote on these two.

2:14:33And I will be supporting them

2:14:35because as Councillor Hauser rightly pointed out,

2:14:39the first motion, if you weren't to support

2:14:42or if it were to fail,

2:14:44it actually means that the item is dead officially, okay?

2:14:49The second piece is that staff does need direction

2:14:54to use the funds for something else, right?

2:14:56So I'm still quite disappointed in the previous outcome.

2:15:03Interesting, I might consider strong mayor powers on that,

2:15:06but I will support these two moving ahead just in case.

2:15:12So with that, I'll call the vote.

2:15:14Is anyone against those two motions?

2:15:18No, okay, so that's unanimous.

2:15:20Thank you.

2:15:23Through you, Mr. Mayor, I just have to note,

2:15:24Councillor Gibson is in attendance,

2:15:26I've already put his cameras off.

2:15:27Oh, I didn't see that.

2:15:28I can confirm vote results.

2:15:30I'm in support, I'm in support, I apologize.

2:15:33Okay, to the clerk, are you okay with that?

2:15:36Yes, you've captured that?

2:15:37Okay, so we're good, okay, thank you.

2:15:39Sorry about that, I didn't see the camera off.

2:15:43Okay, I need to apologize now,

2:15:46but we need to reconsider something

2:15:48before we go to the next item, okay?

2:15:51So I asked for the motions to be put up on the screen

2:15:57for the previous deferral,

2:15:59read them out quickly,

2:16:01and we voted on them appropriately,

2:16:03and the motions that were put up on the screen

2:16:05were actually incorrect.

2:16:07So I am, there's a little bit of a procedural rigmarole here,

2:16:12but I will have to ask Council

2:16:15to kind of come along on the journey here a bit.

2:16:18So I am going to ask for a motion

2:16:22for reconsideration on the previous motion.

2:16:28And so it's here that it is the following resolution passed

2:16:33by Council May 12, 2020, so it's just to be reconsidered.

2:16:36And it was the two items that we did.

2:16:39I do need a full vote of Council,

2:16:41not a full vote, but a majority vote of Council on that.

2:16:43So can you move that?

2:16:45Can someone move that for Richard Zingaller?

2:16:47Okay, thank you.

2:16:49And I'll call the vote on that

2:16:50as anyone against the reconsideration.

2:16:54Okay, thank you.

2:16:55That's nobody, you're okay with that?

2:16:57Clerks, yes?

2:16:59And Councillor Gibson, you just put your camera

2:17:01on, you're good with that, thank you.

2:17:02Okay, and now we are going to table the correct one

2:17:06for me to read out,

2:17:07and I'm very sorry about that, everybody.

2:17:10I could just top that up on the screen.

2:17:12This is a regular vote of Council now,

2:17:14that we don't need to have the Supermajority.

2:17:19That Council defer the decision

2:17:21and direct staff to continue to work collaboratively

2:17:23with the applicants to address the outstanding policy,

2:17:25technical and regulatory matters identified in the report.

2:17:29And that recognizing that this is one

2:17:30of the city's key growth areas

2:17:31and provides employment and residential growth

2:17:33to 2051, the staff report back to Council

2:17:36on September the 9th, so there's the 9th in there,

2:17:38to make a decision regarding the official plan amendment,

2:17:40the zoning bylaw amendment

2:17:42and the draft plan of subdivision,

2:17:43provided that the applicant provides

2:17:45the updated material by June 15th, 2026.

2:17:48And again, can I just have a mover on that clause,

2:17:51and will you move that again like you did last time

2:17:53and someone wanting to move it, Richardson?

2:17:56Okay, thank you.

2:17:57And I'll call the vote on that, everybody,

2:17:59on the deferral, Councillor.

2:18:05Worship, I'm just trying to understand

2:18:06what the difference was.

2:18:07I'm looking at the two, it looks to me like we're,

2:18:09like I'm not just, if I could just.

2:18:11No problem, there's four things there.

2:18:13The 9th is included,

2:18:14even though we had to add it the last time.

2:18:16And then the three actual specific things

2:18:19of what this report was gonna be for,

2:18:21official plan, zoning,

2:18:23and then also the addition of the draft plan, okay?

2:18:27Okay, so I'll call the vote on that then.

2:18:29Is anyone against that?

2:18:32And that's nobody on the deferral.

2:18:33So sorry about that, everybody.

2:18:35That's unanimous, thank you very much.

2:18:37We're at the final one here.

2:18:46Three, no, sorry, this is the multi-use accelerator grant,

2:18:50the proposed multi-unit accelerator grant.

2:18:54We will have a couple of staff presentations

2:18:58and then we'll make a decision on this one.

2:19:25Good evening, Mayor Guthrie and members of Council.

2:19:28My name is Andrew Dealman.

2:19:29I am a community and affordable housing specialist

2:19:32within the Strategic Initiatives

2:19:34and Intergovernmental Services Division.

2:19:40Tonight, I will provide an overview

2:19:42of the proposed multi-unit accelerator grant program,

2:19:45which plans to enable the acceleration

2:19:48of multi-unit residential projects

2:19:50that are already within the development pipeline in Guelph.

2:19:54The proposed program plans to use housing accelerator fund

2:19:58or half resources to stimulate earlier permit issuance.

2:20:03I will begin with the connection

2:20:05to the housing accelerator fund

2:20:06and then walk through the details of the proposed program.

2:20:13On January 8th, 2024, the city signed

2:20:16its contribution agreement

2:20:17with the Canada Mortgage and Housing Corporation,

2:20:20or CMHC for the housing accelerator fund.

2:20:24Through the agreement, the city was awarded $21.4 million

2:20:28delivered through four annual installments.

2:20:32Receipt of the third and fourth installments

2:20:35are dependent on the city,

2:20:36meeting both of its required

2:20:38housing accelerator fund initiative milestones,

2:20:41as well as its identified housing unit targets.

2:20:45In March, 2026, the city received

2:20:48its third full half installment.

2:20:52To date, we've made strong progress

2:20:54on our milestone initiatives,

2:20:56completing 81% of these initiatives,

2:20:59including the delivery of the affordable housing CIP,

2:21:02as well as the Stone Edinburgh CPPS.

2:21:05All information on these incentives and milestones

2:21:08have been made online and publicly available

2:21:11through our half web pages,

2:21:13and progress has been regularly documented

2:21:16through our semi-annual housing reports.

2:21:20Regarding the housing unit target,

2:21:22as of January, we still had 2,401 units left to achieve

2:21:27by January 7th, 2027, despite unlocking the potential

2:21:32for over 20,000 new units through the introduction

2:21:36of new policy pieces and or refinements to existing policy.

2:21:41Although the remaining unit figure

2:21:43has decreased slightly in early 2026

2:21:45because of additional permitted units,

2:21:48this gap remains substantial and poses a real risk

2:21:52to securing the full fourth installment of $5.4 million.

2:22:00Over the last two years, Guelph has seen a significant decline

2:22:03in permit issuance for new residential units.

2:22:07While we have made significant structural changes

2:22:09through the half initiatives,

2:22:11market conditions have been difficult

2:22:13for our development partners to deliver on new projects.

2:22:18That said, the city does have over 3,000 units

2:22:21that are site plan approved and could pull building permits

2:22:25to construct new units,

2:22:26which is the next stage in the approval process.

2:22:30We know that our community needs housing now,

2:22:33and to help meet our half housing unit targets,

2:22:36staff are proposing the multi-unit accelerator grant

2:22:39to help encourage these projects to advance.

2:22:46Staff recognize that other initiatives

2:22:49like continuing to advance affordable housing development

2:22:52through acquisition or longer term projects

2:22:56delivered through our housing affordability strategy

2:22:58remain important.

2:23:00However, they will not deliver permitted units

2:23:02within the next year.

2:23:05When the city received the third full half installment

2:23:07in March, staff quickly assessed what actions

2:23:11could meaningfully accelerate units

2:23:13before the half deadline.

2:23:15A grant program structured through section 107

2:23:18of the municipal act is one of the few tools available

2:23:21that can be implemented quickly and tied directly

2:23:24to near and short-term building permit issuance.

2:23:28City councils have authority under section 107

2:23:31of the municipal act to create grant programs

2:23:34when they serve the general interest of the municipality.

2:23:38Section 106 of the municipal act prohibits

2:23:41bonusing to private businesses.

2:23:43So the key distinction is council's determination

2:23:47that the rationale for the establishment

2:23:49of the grant program is for the general benefit

2:23:52of the municipality and not a gift or preference

2:23:55for the private benefit of recipients.

2:24:00In considering the recommendations of this report,

2:24:03council should consider and assess

2:24:05the intended community benefit.

2:24:08And also determine whether this is

2:24:11in the municipality's best interest.

2:24:13The public benefit as identified by staff

2:24:16is the accelerated delivery of new units

2:24:19by October 16, 2026 tied directly

2:24:22to building permit issuance.

2:24:25Related broader community benefits includes

2:24:28improved achievement of municipal housing targets,

2:24:32stimulated economic activity in the municipality,

2:24:36complementary impacts to other funding programs,

2:24:39further support for mixed rent projects

2:24:44that include affordable housing,

2:24:46and better positions the municipality

2:24:48in relation to securing the fourth half installment

2:24:51that this may unlock.

2:24:53To remain neutral and transparent,

2:24:56the program is designed to be broad,

2:24:58procedurally neutral, and first come, first serve.

2:25:04Here are the highlights of the program.

2:25:06So we are proposing a dedicated budget

2:25:08of $2 million, which is made available

2:25:11through cost savings and achievement

2:25:13of other half commitments.

2:25:15This grant program would not impact

2:25:17the municipal tax levy.

2:25:20Units would receive an incentive of $10,000

2:25:24for 20% of the eligible units in a project.

2:25:27To meet eligibility requirements,

2:25:29project must first include at least five new

2:25:33self-contained residential units

2:25:35as defined by Statistics Canada.

2:25:37And secondly, applicants must have assigned

2:25:40attestation that their project is accelerating

2:25:43the planned building permit issuance from 2027

2:25:46or later into 2026.

2:25:50The intent is to fund units

2:25:51that would otherwise not be permitted this year.

2:25:55So for example, if a 100-unit project applied

2:25:59and satisfied all eligibility criteria,

2:26:02the project could receive funding for 20 units,

2:26:05resulting in an incentive of $200,000.

2:26:08There are no affordability conditions

2:26:11attached to this grant program.

2:26:13However, the funding could support the market rate units

2:26:17of a mixed market project where the affordable units

2:26:20are receiving the affordable housing CIP incentive,

2:26:23and this provides $25,000 a unit.

2:26:26While funding can be stacked on a project basis,

2:26:29it cannot be stacked on a unit basis.

2:26:32Any unit receiving CIP funding would not be eligible

2:26:35for the accelerator grant.

2:26:40Staff will leverage online tools

2:26:42to create a submission portal.

2:26:44The portal would be open from June 1st to July 5th.

2:26:48Applications will be reviewed on a first come,

2:26:50first serve basis that is based

2:26:52on the timestamp of submission.

2:26:55As mentioned, applicants must identify

2:26:57their original intended permit issuance date

2:27:00and the identified accelerated permit issuance date,

2:27:03assuming funding is received to accelerate development.

2:27:07Applicants will upload supplemental information

2:27:10to the portal to confirm this information,

2:27:12like a detailed project schedule or a revised pro forma.

2:27:17Funding is not a credit toward any municipal fees

2:27:21like building permit application fees,

2:27:23and instead funding is transferred directly through a check.

2:27:27Funds would be released at permit issuance,

2:27:29which must be received by October 16, 2026.

2:27:33This date allows staff to finalize

2:27:36and to close out the entire suite of half projects

2:27:39while also leaving enough time

2:27:42to complete our annual CMHC reporting.

2:27:45If a building permit is revoked due to inactivity

2:27:49or failure to commence work in a serious manner,

2:27:52the funds will be repayable immediately.

2:27:58We understand this proposal may feel quick.

2:28:01As mentioned, there was uncertainty

2:28:03in receiving the third half installment.

2:28:05Because of this uncertainty,

2:28:07the receipt of the full third half payment

2:28:10led to opportunities for us to realize cost savings

2:28:13on other half initiatives that have been completed

2:28:17while looking at other ways to incentivize new units.

2:28:21Staff reviewed all potential near term options

2:28:24and found very few incentives capable of delivering permits

2:28:28and accelerating the permitted units

2:28:30before January 7, 2027.

2:28:33The program complements existing municipal incentives

2:28:37and aligns with anticipated provincial

2:28:39and federal initiatives such as the Canada-Ontario

2:28:42Partnership to Build Fund.

2:28:45Our federal partners will be reviewing the efforts

2:28:47we are doing to incentivize quicker development

2:28:50and to meet our housing targets.

2:28:52Approving a program like this would signal

2:28:56that wealth is taking our housing targets seriously

2:28:59and strengthening our position

2:29:01in receiving the fourth installment.

2:29:03Accelerating construction also supports

2:29:05broader economic activity at a time

2:29:08when housing permits and starts are slowing.

2:29:14The recommendation before council tonight is today

2:29:17is to approve the proposed multi-unit

2:29:19accelerator grant program.

2:29:21If approved, the application portal would open

2:29:24from June 1st to July 5th.

2:29:26Applications would be reviewed on a first come,

2:29:28first serve basis allocated in the order they are received.

2:29:33Funds would be released upon building permit issuance

2:29:35to construct new residential units.

2:29:38As with all grant programs offered under section 107

2:29:42of the Municipal Act, council must determine

2:29:46whether the program delivers a clear community benefit.

2:29:49In this case, the accelerated permit issuance

2:29:52of new housing units before October 16, 2026.

2:29:57Given the tight timelines required to meet half deadlines,

2:30:01staff do not recommend delaying approval

2:30:03for revisions or amendment.

2:30:06Furthermore, there is strategic risk associated

2:30:09with not approving this program.

2:30:11As it may signal to federal partners

2:30:13that the city is not fully leveraging available tools

2:30:17to support development.

2:30:21Thank you.

2:30:23Thank you.

2:30:25Andrew, we know this is your first time as well.

2:30:28Good job.

2:30:29You and Emily number two.

2:30:32Thank you very much.

2:30:34Councillor, you wanna move it for us?

2:30:36Would that be okay?

2:30:38And then Colosson, I saw your hand go up.

2:30:41Or Kateen, either one.

2:30:42Kateen, would you second?

2:30:44Yeah, Kate.

2:30:46It's on the floor from the two of you.

2:30:48Thank you.

2:30:48Is there any questions on this one?

2:30:51No.

2:30:53May I look to call the vote?

2:30:56I'm calling the, oh, close.

2:30:58Councillor Caron.

2:30:59We ask for questions, not comments.

2:31:01Kind of a question comment.

2:31:03Guelph is, we're probably doing better

2:31:06than all of our comparator municipalities.

2:31:08Is there anyone who else who met their targets

2:31:10and got as much housing accelerator funding as we did?

2:31:16Through the mayor to Councillor Caron.

2:31:19In collaboration and communications

2:31:21with our relative comparator municipalities,

2:31:24we're actually not meeting the same level

2:31:28of unit delivery that they're meeting.

2:31:31And furthermore, municipalities that have been receiving

2:31:35less units than us have had reduced funding installments.

2:31:39Great, thanks.

2:31:40Well, at least I'm glad to see this report

2:31:43and get it moved forward.

2:31:46This is why these types of programs are so important

2:31:48to show, like as an observation,

2:31:50like show to the government that we're doing all we can.

2:31:56Is there anything further then?

2:31:58Questions or comments?

2:31:59No, I'll call the vote then.

2:32:02Anyone against?

2:32:05Nobody, that's unanimous.

2:32:06Unanimous vote, hopefully sends a strong signal.

2:32:10Okay, perfect, thank you.

2:32:13We're not gonna do the bylaws yet

2:32:16because we're gonna move back into closed session.

2:32:19But Councillor Caton, you'll be on in the wings

2:32:22to move the bylaws when we come back, okay?

2:32:24So can I have a motion to move back into closed

2:32:29on the same two items that we did at the beginning?

2:32:34Alt and Hauser, great.

2:32:37And I'll call the vote.

2:32:38Is anyone against moving back into closed

2:32:40on those two items?

2:32:42Okay, that's so unanimous.

2:32:43So thank you very much.

2:32:44We'll close up our conversations in regards to that.

2:32:47And then again, come back out for the high level summary

2:32:50and to do the bylaws and adjournment.

2:32:52Thank you.

2:56:06And Councillor Caton, I don't know if you're there,

2:56:08but if you put on your screen for us, perfect.

2:56:12I just wanna count to make sure we have quorum

2:56:14so that you can help with the bylaws, okay?

2:56:17So one, two, three, four.

2:56:20Yeah, we're good, we have quorum.

2:56:21Okay, if you don't mind, I'll just do

2:56:25the closed session summary first

2:56:26and then I'll go over to you, Councillor Caton,

2:56:28for the bylaws, okay?

2:56:29So we went in closed under those two items.

2:56:33The first being outcome of authority

2:56:37to commence legal claim,

2:56:40and Council did give direction based on that.

2:56:44And on the second item,

2:56:45update expression of interest on 170 Stephanie Drive,

2:56:49Council did give direction on that item as well.

2:56:53And so that's the outcome of the closed session.

2:56:56And now over to Councillor Caton

2:56:57to help us with the bylaws, please.

2:57:00Well, by the way, just before we do that, to the clerks,

2:57:02do we need to change anything on the bylaws

2:57:05because of the deferral and all that kind of stuff earlier?

2:57:07Nope, we're good.

2:57:08Yeah, okay, we're good, go ahead, Councillor Caton.

2:57:13Thank you, it's for you.

2:57:15I move that the bylaws 2020-26-21192,

2:57:222026-21235 and 2026-21250 be approved,

2:57:29subject to section 284.114 of the municipal act.

2:57:37Great, seconded by your award mate.

2:57:39You okay with that Gibson?

2:57:41Okay, anything on the bylaws, anybody?

2:57:44Nope, okay, I'll call the vote.

2:57:45Is anyone against the bylaws?

2:57:49Nope, okay, so that passes unanimously as well.

2:57:51Nothing announcements wise for myself.

2:57:55So adjournment, I'll go to Billings and Boussatil.

2:58:01And I'll call the vote on adjournment, anyone against that?

2:58:05Nobody, that's unanimous as well.

2:58:07All right, thank you very much everyone.

2:58:09Have a good rest of the day.