Council Planning

5:06All right, good evening everybody.

5:07Thank you very much for joining us.

5:09This is our City Council planning meeting.

5:11It is Tuesday, July the 15th, 2025.

5:15It is just after six o'clock,

5:17so I'll officially call the meeting to order.

5:20Right off the top,

5:22I did get official regrets from Councillor Chu.

5:27I'll just yell that out off the top so everyone knows.

5:31With that, stand if you are able,

5:33as we recognize our national anthem.

7:09All right, thanks everyone.

7:10Just as we continue a moment of silent reflection,

7:24thank you everybody in our territorial acknowledgement.

7:28As we gather, let us take time to reflect on our privilege

7:30to live and work here in Guelph,

7:32a city that's built over rich indigenous histories.

7:34We're guests here and should reflect upon the responsibility

7:37to care for the land, the people who live here today,

7:40and the generations to come.

7:42If our actions today can move us towards reconciliation,

7:45we should take pause and make those decisions

7:47with intention and gratitude.

7:49This place we call Guelph is served as traditional lands

7:51and a place of refuge for many peoples over time,

7:53but more specifically, the Anoanarok and the Honolashoni.

7:58This land is held as the treaty lands and territory

8:00with the Mississaugas of the Credit First Nation.

8:03Guelph lies directly adjacent to the Haldeman track

8:05and is part of a long-established traditional hunting ground

8:09for the six nations of the Grand River.

8:11Many First Nations, Inuit, and Métis people

8:13from across Turtle Island call Guelph home today.

8:18Thank you.

8:19And just any disclosure of pecuniary interest,

8:22any general nature thereof on the items in front of us

8:25before I continue?

8:27Don't hear, don't see anything.

8:30So consider that matter closed.

8:32If we have a consent, a large one,

8:36I will go through it as quickly as possible

8:40and see if anybody wants to pull anything

8:43or address anything there.

8:45A lot of them are notices of intention to designate.

8:49So we have one Norwich Street West,

8:53three Norwich Street West,

8:55five Norwich Street West,

8:58seven Norwich Street West,

9:00nine Norwich Street West,

9:02240 Woolwich Street,

9:051949 Gordon Street,

9:071989 Surrey Street East,

9:11and 117 Surrey Street East,

9:1518 Paisley Street,

9:1856 Paisley Street,

9:21the endorsement of the Connecting Links program.

9:26And that's it.

9:31So,

9:34Councillor Goller.

9:35Your worship, I wanted to pull item 3.11,

9:3956 Paisley Street, just to ask a question about it.

9:44Okay, why don't you,

9:45I'll turn the floor over to you if it's just a question.

9:48Do it now, and then we can look to move consent after that.

9:50Go for it.

9:51Thank you, through your worship to staff.

9:53Just regarding the letter of objection,

9:56the resident to the homeowner raised a couple of objections.

10:01I just wanted to touch base with staff

10:03and see if they had a chance to go back

10:05with the homeowner and address the three concerns

10:08that were raised.

10:12Thank you for the question and through you,

10:14Mayor to Councillor Goller.

10:17Yep, I have had personally conversations

10:20both with the homeowner and with the homeowner's partner

10:23to address the concerns.

10:25This was previous to the objection being filed,

10:28but we have had discussions about the issues raised.

10:33Okay, okay, and just for clarity,

10:35the designation would not impact our ability

10:38to put an addition to the home

10:39to make the changes that they spoke about in the letter?

10:44It may impact the process because depending on the nature

10:48of the addition of the alteration,

10:52there may be a permit required,

10:55but as with all of our permit processes,

10:57it starts with a conversation with the heritage planners.

11:00So there is an opportunity to sort of guide them down a path.

11:05I appreciate that, knowing that they would still be able

11:07to do those changes.

11:09Thank you, thank you, Your Worship.

11:10All right, thank you, Councillor.

11:11Would you be willing then to move consent?

11:13I didn't hear anybody else wanna pop up.

11:15No, you're willing to move it, Councillor Goller?

11:18Downer is willing to second the consent.

11:20Okay, is there anything further on consent to anybody?

11:23No, okay, I'll call the vote.

11:24Is there anyone against the rest of the consent?

11:27Nobody, okay, so that's unanimous

11:30for all of those items I just went through.

11:33We're now under the public meeting

11:35to hear applications section.

11:37And the first one is actually just a quick presentation

11:40on the extension of transition provisions

11:42zoning bylaw amendment.

11:44And so Katie is gonna come up.

11:47Thank you, there you are, Katie.

11:48And then after that, we'll get into the decision

11:54for Elmira Road.

11:57And we have a couple other ones

11:59that we need to look at as well.

12:01But for this one,

12:02it's the extension of transition provisions, zoning, bylaw.

12:05Katie, I'll turn it over to you.

12:06Thank you so much.

12:09Thank you.

12:11Good evening, Mayor Guthrie, members of Council,

12:13city staff and members of the public.

12:15This is the statutory meeting

12:17and decision recommendation

12:19for a city-initiated zoning bylaw amendment

12:22to make minor changes to the transition policies

12:25in the 2023 zoning bylaw.

12:28It would allow specific sites

12:30with active site plan applications

12:32to be able to complete their site plan

12:34and building permit processes

12:36under the previous 1995 zoning bylaw.

12:44The 2023 zoning bylaw contains transition provisions

12:47that allow site plan and building permit applications

12:50that were already underway

12:51when the 2023 bylaw came into effect

12:55to continue to proceed

12:56under the previous 1995 zoning bylaw.

12:59Most of the transition provisions expired in April of 2025,

13:03which is two years after the 2023 zoning bylaw

13:06came into effect.

13:10Staff determined that 15 sites across the city

13:13still had active site plan applications

13:16that were impacted by the transition provisions ending.

13:20Approximately half of the sites are multi-unit residential

13:23and half are mix of industrial, commercial

13:25and institutional development proposals.

13:31This map illustrates the 15 sites

13:35that they're generally spread across the city.

13:39And these are sites that started site plan applications

13:41in 2022 or 2023 under the 1995 zoning bylaw

13:46and do not yet have site plan approval

13:48or building permits issued.

13:59Because the expiration of the transition provisions

14:02would impact these sites,

14:03staff recommended an amendment

14:05that would allow an extra two years

14:07for these specific sites

14:09to be able to complete their site plan

14:11and building permit approvals as currently proposed.

14:14Providing this flexibility will allow these sites

14:17the opportunity to complete

14:18their current planning processes

14:20and be developed as already reviewed

14:22through the site plan process to date.

14:24Creating efficiency for developers

14:26and avoiding the costs and review time

14:28needed for additional minor variances

14:30or detailed site plan revisions

14:32in order to comply with the 2023 zoning bylaw.

14:36For these reasons, staff recommend the amendments

14:38to the transition policies of the zoning bylaw

14:41to allow these specific sites

14:43and additional two years to apply for building permits

14:46under the 95 zoning bylaw.

14:48And I'm happy to answer any questions you might have.

14:50Thanks.

14:52Thanks a lot, Katie and to staff.

14:54And is there any, actually we have no delegations on this,

14:58but I guess we'd have to give the,

15:00if you don't mind, just to hold the questions

15:02just for a moment, you can have a seat

15:03and then we'll just allow anyone to,

15:05if they would like to speak to the matter

15:07and also put a phone number up on the screen.

15:10Is there anyone in the room

15:10that wants to speak to the matter?

15:13Okay, seeing none.

15:14So I'll put a phone number up on the screen,

15:16519-837-5603.

15:21And we'll just wait like three, four minutes or so

15:23just to see if anyone wants to call in on this matter

15:25and then we can address it and move on.

15:27Okay, thank you.

15:28Just give us a moment.

17:48All right, nobody called in at all on this one either.

17:52So we're good to go there.

17:54So it is back to council then

17:56and would someone be willing to move the motion

17:59at least just to get it on the table?

18:01All right, thank you.

18:02And then we'll go to Kate and Claeson.

18:03We'll go with you two there.

18:04And is there any further questions on this at all?

18:07Or can I, looks like I can call the vote.

18:11Okay, I'll call the vote then.

18:12Is there anyone against?

18:16Nobody that passes unanimously.

18:18Thank you very much to staff on that

18:21and all the best to those trying

18:22to get those developments finished up.

18:26Back to the agenda.

18:28We are moving into 105 Elmira Road North.

18:32This is a decision item.

18:36We have a couple of delegations that have signed up

18:38but I was just told before the meeting started

18:39that actually the delegations

18:42might be doing it sort of together.

18:44And that would be Rachel Bossy and Daniel Medill.

18:49Is that correct?

18:51And both in person, are they here?

18:54Yes, it's separate.

18:58Oh, okay.

18:59Would you like to get to know each other at all?

19:00Or okay, all right, separate.

19:03All right, sounds good.

19:04All right, Rachel, come on up then.

19:06You will let you go first there.

19:10Daniel, now I know where you are sitting.

19:11So thank you for waving your hand.

19:14So this is, because this is a decision meeting,

19:16it's a five minute time allotment, okay?

19:18So for both of you, you'll hear a chime

19:21at the four minute and 30 second mark,

19:23which is your warning that you have 30 seconds left, okay?

19:26Don't let it get to the five minutes

19:28because your microphone will be turned off.

19:30I don't want that.

19:31And then just stick around in case

19:32there is any questions for myself or my colleagues, okay?

19:35Sorry about that, go ahead.

19:36The timer will start whenever you start.

19:39So mayor and members of council, good evening.

19:41My name is Rachel Bossy.

19:42I'm a senior planner with GSP Group.

19:44I'm here tonight with Wes Hordek

19:46and Scott Higgins from HIP developments

19:48and Hugh Handy from GSP Group.

19:50We're here tonight to respectfully request

19:52that council support the staff recommendation

19:54to approve the official plan and zoning by law amendments

19:57at 105 Amira Road North, highlight the updates

20:00to the plan and provide some additional commentary

20:03and answer any questions.

20:05So since the public meeting

20:06and receiving staff's comments in May,

20:09we met with staff and updated the plan

20:11to add two three-bedroom units

20:13in response to council's feedback.

20:15This change reduced the overall unit count to 124 units

20:18and parking spaces to 142 spaces.

20:21Visitor parking spaces have been increased to 10 spaces

20:24now representing 8% of the parking spaces

20:27and amenity areas have been adjusted

20:29and now provide a combined total of 15.06 square meters

20:33per unit, both including common and private amenity space.

20:37So we recognize that some members of the public feel

20:40that this application represents a significant change.

20:44This is likely due to the changes

20:45that were made through the city initiated 2023,

20:48comprehensive zoning by law update,

20:50which are now coming to light,

20:51which rezoned the property

20:53from a neighborhood shopping center zone,

20:56which only permitted commercial uses

20:58at a maximum height of two stories

21:00to a neighborhood commercial center,

21:01which now permits residential uses

21:03in a mixed use building above the first story

21:05and allows the maximum height of six stories.

21:08While the requested amendments

21:10remove the commercial requirement,

21:12no increase to the height is requested

21:13and the proposed development reflects a general built form

21:16that is comparable to what would be expected

21:19under the current zoning

21:20if a six-story mixed use building was proposed.

21:23I also wanted to highlight that new fencing is proposed

21:26along the rear and interior lot lines

21:27along with new trees along all property lines,

21:30which will screen the parking

21:31and outdoor amenity from adjacent properties.

21:34This will be implemented

21:35through the site plan approval process.

21:38So questions have been raised

21:39about the number of site specific provisions requested.

21:42The planning act allows applying

21:44for site specific provisions

21:45when doing a zoning by law amendment

21:47and there's no limit on how many can be requested.

21:49It's very common for site specific provisions

21:52to be requested when rezoning a site

21:53to accommodate a specific development.

21:56This is in part because standard zones

21:58are applied broadly across the city

22:00and are not tailored to reflect specific sites

22:02or specific developments.

22:04And the number of scale of site specific provisions

22:06in itself is not an indicator

22:08of whether a proposal is appropriate.

22:10Each provision is assessed on its own merits

22:13and within the context of the overall development.

22:15In this case, all of the required site specific provisions

22:18have been supported by technical studies

22:19prepared by qualified professionals,

22:22which have been reviewed and supported by city staff

22:24as outlined in the staff report.

22:27This development would deliver

22:28much needed purpose about rental apartment housing,

22:31which is critical to address

22:32Guelph's growing housing demand.

22:34The proposal aligns with both provincial

22:36and city policy directing supporting intensification

22:39in a location that makes efficient use

22:41of existing land and infrastructure

22:43while delivering secure long-term housing

22:45on an underutilized vacant site

22:47at the corner of two arterial roads.

22:49In conclusion, we're before you tonight

22:51to respectfully ask you to support the staff recommendation

22:54and are happy to answer any questions.

22:55Thank you for your time.

22:57Great, thank you.

22:58And just before we continue, I just wanna apologize.

23:01I read my notes wrong.

23:02It was you and Wesley, I think that might be here.

23:05Who's Wesley?

23:07Oh, okay.

23:08So did you guys wanna answer any questions together

23:11or are you wanting to actually do your own delegation too

23:14or you're kind of covering it off?

23:16So I will say Scott Higgins is available for questions

23:19if necessary.

23:20Okay, so my apologies.

23:22I just read the notes wrong.

23:23So thank you very much for your presentation.

23:25Is there any questions at all as a follow-up

23:28to the proponent?

23:30Okay, we'll go with Koran and then Bucitil.

23:37I'm new.

23:38This is a minor question.

23:40It's not about the nature of the density.

23:42I was looking at the renderings that are in our package

23:45and there isn't a clearly defined entrance

23:48from what I can see.

23:49I just wanted to confirm that there is an entrance

23:52that is street-facing, not parking lot-facing

23:56that is at the corner of Willow and Elmira.

23:59So through you, Mayor, there is a corner.

24:02The main entrance is at the corner of Willow, Rodinomir.

24:04There's a bit of a notch out

24:06and that's where the entrance

24:07will be the main entrance for pedestrians.

24:10Okay, so visually, I'm thinking in word five

24:12at the corner of court rate and at Nubara,

24:15we have a similar development.

24:17That is kind of the model of the street-facing facade

24:22that I believe is the same developer.

24:30Yes, yes.

24:31I could be wrong.

24:32Yeah, okay.

24:33Yes.

24:34Great, that was just clarification.

24:34Thanks so much.

24:35Great, thank you.

24:37And Bucitil.

24:38Thank you.

24:39Through you, Mayor, just a question of clarification

24:41on the number of parking spaces.

24:44I know you reference 10 additional for visitors.

24:47Can you just walk me through the number of parking spaces

24:51and where any anticipated overflow parking might go?

24:56So through the chair, what we did,

24:59so before we had 144 parking spaces

25:02and then we adjusted the units to have the two,

25:05two, three bedrooms.

25:06So our unit count went down to 124 units.

25:10And then we also did compact parking spaces.

25:13So we have 15% are compact, 10 are visitor.

25:16Of the visitor, one of them is accessible

25:18and we have six accessible parking spaces.

25:21And in terms of overflow,

25:24there's been analysis that demonstrates

25:27that our proposed visitor parking rate,

25:28which is now up from the proposed eight spaces

25:32that we were proposing before,

25:33that that will be sufficient to support the site

25:37based on our hip and kill-ems experience

25:40with many buildings, as well as the study

25:43that was prepared in support of the application by Croger.

25:47And also this rate that we're proposing

25:49also aligns with the 2019 IBI group study.

25:53Because we're at 1.145,

25:55which is extremely close to that 1.15.

25:58And lastly, we aligned with the rate

26:01that is permitted if we were doing

26:04residential and a mixed use building.

26:06So hopefully that clarifies.

26:10Okay, thank you.

26:12That's it for questions for you.

26:14So thank you very much.

26:15We appreciate your time.

26:17And Daniel Madill, come on down.

26:23Thank you so much.

26:31And whenever you're ready, okay?

26:32The clock will start going ahead.

26:34Thank you very much, Mr. Mayor and Council

26:36for the opportunity to speak.

26:40We felt we'd take advantage again of the opportunity

26:42to present our concerns to the council.

26:46Resident letters attached to this agenda point

26:49out several concerns that neighborhood residents have

26:52with the proposed development.

26:54How much higher density than even the change zoning allows.

26:57Just to give you an example,

26:59the townhouses across the street

27:01are much lower density and the overflow

27:03actually ends up on our streets.

27:07So we've already seen overflow parking

27:09from another much smaller development.

27:12So lack of sufficient parking as far as we're concerned,

27:16all parking will be surface parking, increased traffic,

27:19safety issues for children and many other issues.

27:21Some won't go through them all.

27:23They were all remarked upon in the initial planning meeting

27:26and in subsequent letters,

27:28which I trust that you've read.

27:31As far as we're concerned,

27:33the developer seems to have done very little

27:35to address the concerns in the revised proposal.

27:39As far as we can tell,

27:40only a few minor changes have been made

27:42and the developer will still not meet a significant portion

27:45of the zoning requirements.

27:47As the staff noted in their initial report,

27:50their impression was that this proposal

27:52was an over development of the site

27:54and we feel that very little has changed

27:57and we agree with the initial assessment by staff

28:01that it's an over development.

28:07The residents expressing concerns about this proposal

28:10have lived at their properties for years, even decades.

28:13They faithfully paid their taxes

28:15and submitted to bylaw requirements.

28:17Whenever they wanted to build a deck,

28:19a fence, a pool, et cetera.

28:22And so it doesn't feel fair to us

28:25that the developer can go past 30% of the requirements,

28:29zoning requirements.

28:33We moved to Guelph from Waterloo more than a decade ago

28:37and our experience from Waterloo

28:38was that city ignored what residents advised,

28:41did what they wanted

28:43and the residents suffered the consequences

28:45and we're hoping for better here in Guelph.

28:50And so I thank you for your attention.

28:52Thank you for listening.

28:54Yeah, for sure.

28:55And just before you walk away,

28:56this is let me check with my colleagues

28:57to see if there's a follow up for you.

28:59There is a Councillor Busuttil.

29:01Thank you.

29:03Thank you for the delegation.

29:05Just a question, you mentioned about the overflow parking

29:07that's on your street.

29:08Is that on McLaughlin or on Flaherty

29:11that there's the overflow that you're finding?

29:14I think it was neighbors on Flaherty, right?

29:16That, yeah, that said they had overflow

29:19at the end of Flaherty near Willow, I think.

29:22And is there currently parking permitted on Flaherty South?

29:28There is parking permitted, yes.

29:32Remember from last meeting there was parking,

29:35they talked about parking along Elmira Road.

29:38There is parking along Elmira Road,

29:39but that's often occupied,

29:42I think probably by residents who live along that strip.

29:45But yeah, so the overflow would naturally not go

29:49on Elmira, I think, but would more likely go upon.

29:52Will Flaherty in the surrounding streets?

29:57Thank you.

29:59Great seeing nothing further.

30:01Thank you very much for taking the time to come down.

30:02Yeah, thank you.

30:05Okay, it's back to us Council.

30:08Is there someone that would be willing to please move

30:10the motion to approve?

30:14Okay, Richardson and Gibson?

30:17I will second, okay.

30:19And is there anything further on this

30:21before I call the vote with staff?

30:24No, okay.

30:25I'll call the vote then.

30:26Is there anyone against the approval?

30:31Sorry, Mr. Mayor, I think Christine had her hand up.

30:35So those.

30:35Oh, sorry, Councillor Billings, okay.

30:37I didn't call the vote there officially.

30:38So go ahead, Councillor Billings, you go first.

30:41That's okay.

30:42I just wanted to speak to this application

30:46with respect to the density.

30:48I do think going 30% higher than the max required is too much.

30:54And for this neighborhood, I believe an alternative

30:58that would be better than this proposal is stacked townhomes.

31:02And this site is really being overbuilt

31:05with respect to the neighborhood

31:08and the zoning bylaw amendment

31:12is really proving that point on the density.

31:17The parking, I still have a concern about the parking.

31:22And if you remember many, many times, Mr. Mayor,

31:26former Councillor Oror would often fight to have more parking.

31:31And that's just because of experience,

31:33not a parking handbook or a study,

31:36just the experience that after a build,

31:39then there wasn't enough parking.

31:42And I think that the parking requirement is too low anyway.

31:47And now we're not even requiring the amount of parking

31:51that's required.

31:53So what do you do with that?

31:54So I'm just going to vote against this application.

31:59I think, thank you very much.

32:02All right, I will call the vote then on this

32:05and is there anyone against the application?

32:08Okay, just Alt and Busatil and Gibson and Billings.

32:16Okay, so that passes.

32:18And we have approval for that, okay?

32:21Thank you very much.

32:22And we will continue on.

32:26We have 30 and 32 Eremosa Road.

32:29We have an objection to the notice of intention

32:32to Desig-Mate.

32:34And we have a presentation first from Jack,

32:37our heritage planner,

32:39and we have one delegation, Adam Stewart is here as well.

32:42Jack, whenever you're ready,

32:44feel free to give us your presentation on the matter.

32:46Okay.

32:54Thank you, Mayor and members of council.

32:57The city quirks office has received an objection

32:59to the notice of intention to Desig-Mate.

33:0130 and 32 Eremosa Road

33:04issued at your April 8th council planning meeting.

33:08Before addressing the historical significance

33:10of this property,

33:11I'd like to take a step back

33:13and consider the broader context of what we're doing here.

33:17Since the passage of bill 23,

33:20municipalities across Ontario have been working urgently

33:23to safeguard the heritage that shapes our identity,

33:26shared history and sense of place.

33:29If you listen closely,

33:31the buildings and landscapes of Guelph have stories to tell.

33:34And as stewards of our city's history,

33:36you are tasked with deciding

33:38which of these stories we will preserve

33:40for future generations.

33:43Prior to bill 23,

33:44Guelph maintained a robust municipal heritage register

33:47that allowed council to consider designation

33:49in response to demolition applications.

33:52This approach was preferred by staff

33:54as it provided flexibility for property owners

33:57while enabling council to act when necessary.

34:01The loss of the municipal register

34:03represents a significant erosion

34:05of local democratic authority

34:06in determining the fate of our cultural heritage.

34:10Over the last two years,

34:11heritage planning staff and the Heritage Advisory Committee

34:15have worked hard to evaluate Guelph's most significant

34:17heritage properties for your consideration.

34:21Through this process,

34:22we have heard from some property owners

34:23that they have encountered issues with their home insurance

34:26due to designation.

34:28Staff are working to mitigate this issue

34:30to the best of our ability.

34:32We have posted a list of heritage friendly insurance companies

34:35on our heritage planning website.

34:37We're working on a financial incentive

34:39to bring to council in 2026.

34:42We are adding wording to our designation bylaws

34:44to provide clarity to insurance companies

34:46about replacement in case of total

34:49or partial loss of heritage attributes.

34:51And we are conducting outreach to property owners

34:55two months prior to the Heritage Advisory Committee meeting

34:58to consider proposed designations.

35:04The property before you today,

35:0530 and 32 Aramosa Road,

35:08was identified by the Heritage Committee

35:10as a priority for designation in 2024 and with good reason.

35:15This building is one of Guelph's most historically

35:17significant industrial structures.

35:20Constructed in the early 1850s

35:22for industrialist and mayor Adam Robertson,

35:25it is the site of one of Guelph's earliest iron foundries.

35:30Built in the Georgian functionalist style using rubble stone,

35:33it is one of the oldest surviving industrial buildings

35:35in the city.

35:37This foundry played a transformative role

35:40in Guelph's development.

35:42Before its establishment,

35:43tools and agricultural improvements were crafted

35:45by blacksmiths, an expensive and time consuming process.

35:50The advent of industrial production

35:52at the Robertson Foundry marked a turning point,

35:55positioning Guelph as a hub of agricultural innovation

35:58and paving the way for later industrial giants

36:01like Taylor Forbes, Woodyette and Crow.

36:06Originally, the building featured a one story addition

36:09along Aramosa Road and smokestacks

36:11for its boilers and smelters.

36:14What remains today still demonstrates

36:16a remarkable craftsmanship,

36:19particularly in its rubble stone construction,

36:21cut stone coins and tooled lintels and sills,

36:26testament to the skill of the masons who built it.

36:29Additionally, the building's conversion

36:31to residential use in the 1920s

36:34is one of the earliest examples of adaptive reuse

36:36of industrial architecture in the city.

36:40I do want to acknowledge a darker chapter

36:43associated with this building's history.

36:46During the American Civil War,

36:47Guelph's population was divided

36:49in their support for the North and the South.

36:52Adam Robertson, the owner of the foundry,

36:54was a staunch supporter of the Confederacy

36:56and he plotted to manufacture canons and grenades

37:00for the South in this very foundry.

37:03Fortunately, the plan was thwarted

37:05and the weapons were never delivered.

37:08I really want to be clear,

37:10this designation is not intended to celebrate

37:13or glorify that troubling episode from our city's past.

37:18Rather, it serves as a reminder

37:19that history is rarely simple or one-dimensional.

37:23It is often shaped by contradictions,

37:25by moments of progress and innovation

37:27that exist alongside injustice and moral failure.

37:32Preserving this building allows us

37:34to confront that complexity head on.

37:36It challenges us to engage with the full scope of our past,

37:40not just the parts that are comfortable.

37:43In doing so, we gain a deeper, more honest understanding

37:45of how our community has evolved,

37:47how decisions made generations ago

37:49continue to shape our values, built environment

37:52and collective identity.

37:54This is the true purpose of heritage conservation,

37:57to preserve the stories that help us grow, reflect

37:59and strive for a better future.

38:04This building tells the story of far more than one man.

38:07It is a living archive of the many hands,

38:09lives and histories that have passed through its walls.

38:12It speaks to the skilled masons who carefully laid each stone

38:15with precision and pride,

38:18crass people whose names may be lost to history,

38:20but whose work still stands as a testament to their artistry.

38:24It speaks to the foundry workers who endured

38:26the intense heat and danger of industrial production,

38:29forging tools and machinery that would shape

38:31the agricultural landscape of Wellington County.

38:35It speaks to the tools that were cast here,

38:37plows that tilled the soil, harvested the land

38:40and supported generations of farmers.

38:43These tools were not just products,

38:45they were instruments of transformation,

38:47helping to define Guelph's role as a center

38:49for agricultural advancement.

38:52And it speaks to the many individuals and families

38:54who have called this building home over the last century.

38:57Their wives, layered over time,

38:59have added new chapters to the building story,

39:02chapters of domestic life, community and adaptation.

39:06The structure is more than stone and mortar.

39:09It is a witness to the evolution of our city

39:11and a reminder that heritage is not static,

39:14but is continually evolving.

39:17Council, I respectfully submit that this property

39:20meets the criteria for designation

39:22under the Ontario Heritage Act

39:24and is well worth preserving for future generations.

39:27Thank you.

39:30Thank you so much.

39:31We appreciate it.

39:32We have one delegation on this.

39:35And so Adam can come down, Adam Stewart.

39:39And let me just confer with clerks for one second, Adam.

39:47Yeah, it's five minutes.

39:48Just wanted to confer to make sure I was right.

39:49Yeah, so no more than five minutes.

39:51You'll hear a chime at the four minutes and 30 second mark

39:54as a 30 second warning.

39:56And then just stick around in case

39:57there's any questions as a follow up, okay?

39:59Thanks for coming, Adam.

40:00The time will start when you start, okay?

40:01Go right ahead, okay.

40:03Good evening, Mayor, Council and staff.

40:04My name is Adam Stewart, owner of 30 Airmost Road.

40:06And I'm also speaking on behalf of the owner

40:08of 32 Airmost Road,

40:10as this is a semi-detached residential dwelling.

40:13There are several items I'll be discussing

40:14leading to our position,

40:15that this notice to design is based on the flawed process

40:18and misrepresentation of heritage attributes

40:20and ultimately unable to support the designation

40:22at this time.

40:24To begin the consultation and engagement process

40:26was not reasonable.

40:27City staff sent a letter to me as the property owner

40:30on Monday, February the third, 2025.

40:34Only three days before the February 6th meeting

40:36of Heritage Guelph,

40:38when the property report was presented to the committee.

40:42I would ask Council to agree that the three day period

40:44is insufficient for ability to be properly engaged

40:46in the process and involved in the committee meeting.

40:50If that opportunity were to be extended to us.

40:54As I was not advised on opportunity

40:56to engage the committee meeting,

40:57we're sharing with you some inconsistencies

41:01of the property attributes and context

41:03that goes beyond the report.

41:13Our connection as owners of the property

41:15plays a significant role in assessing

41:16heritage Guelph claims,

41:18which are rooted in the risk of demolition

41:21and risk of heritage protection.

41:23Since staff did not engage us to learn more

41:26about our time of ownership,

41:28our investment into the property,

41:31through permits, we have renovated and curated

41:32for the property with significant investment

41:34to preserve the home for ourselves

41:36and for generations to come.

41:38In short, we're the first true custodians of this property

41:40bring the property to its highest and best use as is today.

41:43And I encourage your questions relating to the point

41:45of highest and best use.

41:48I feel the council will be sympathetic to 30

41:50and 32 Eremos Road is not worthy of designation

41:52as like to offer the perspective

41:53on the heritage attributes that were identified.

41:55It was said by a committee member on February 6th

41:57that this is an important activity

41:59for strong heritage reports to link as best as possible

42:01the statements of significance to property attributes

42:04and I encourage council to cross-reference

42:06to the heritage report.

42:09I feel very strongly that the property should not

42:10be criteria in four and five because there's a lack

42:12of a documentation of any form of significant

42:14industrial innovation of the property.

42:16Also, it's been indicated that the property

42:18is passed association with Adam Robertson,

42:20the supporter of the Confederate suggest

42:21the proper dialogue and community outreach

42:23has not been considered with the general stakeholders

42:25such as the Guelph Black Heritage Society.

42:28You may find it concerning that heritage Guelph

42:30would support new designations with associations

42:32of Adam Robertson and his sympathetic political views

42:34of the Confederates in the American Civil War.

42:38The subject property does not meet criteria in one, two

42:40and eight based on historical images.

42:41The property consists of buildings in red

42:43and I have an image here that I've referenced

42:46but it's not available for your viewing.

42:47I know Councillor Goller has that image that I've prepared.

42:52Based on the images, the property consists

42:53of the buildings in red and the existing residential residents

42:56in question is identified in white

42:58which is labeled as a pattern shop in historical records.

43:00The foundry is however labeled in red

43:02which is no longer in existence.

43:04I need to be very clear, the section of building labeled

43:07iron foundry is not where the existing property is.

43:09In addition, the other identifiable buildings

43:12that once did are no longer present.

43:14Therefore, functionally, historically and visually

43:16it is irrelevant to its surroundings.

43:18The building in its current residential form

43:20currently not represented of the foundry,

43:22in form and function has served as a residential property

43:25for over 100 years, far longer than it has served

43:28as a pattern shop to the foundry.

43:31In the building's current use, the form has changed

43:33significantly and does not represent

43:35the original structure.

43:35There's evidence showing the buildings

43:37west facing facade is having six large openings.

43:39The building currently has two small window openings

43:41on the second level and two modified window openings

43:43in the main level.

43:44There are two additional openings in the west facing

43:46that are no longer present and presumably enclosed

43:49at time change to residential use.

43:51Historical images show a very different side gable

43:53than what heritage gulf report indicates.

43:57Images appear to show the west facing facade

43:59is having a steeped, stepped or tiered gable

44:01that no longer exists.

44:02Also images seem to indicate that the roof pitch

44:05has been reconstructed to a high pitch

44:07after its original built form in current residential form.

44:10The pitch of the roof is much greater.

44:13At the front of the building, there's a porch

44:14that has been an addition to the building much later

44:17than its change to residential use.

44:19It has also been rebuilt, shared with me

44:21from the past property owner that indicated the vehicle

44:23hit the damage, hit and damage the blocks and columns,

44:26thus not original.

44:28These are not heritage attributes

44:30and the difference in stone and concrete materials

44:32would also suggest this.

44:33In addition, the porch is encroaching

44:36on the city's right of way

44:37for additional planning staff consideration.

44:40The exterior limestone walls appear

44:41to be of the inferior construction techniques

44:42and finish as it relates to limestone construction methods

44:45as per examples of superior limestone construction enclosed.

44:49In the building's current form, the stone stills below

44:51the first and second story windows

44:52do not appear to be the original

44:54to the first construction of the building.

44:56Given the most windows have been altered,

44:57it is most likely that all windows stills

44:59would have been new at the time of the building's

45:01reconfiguration to a residential use.

45:05All right, thank you.

45:06I'm sorry to stop you there,

45:08but there might be some follow-up questions for you.

45:11But yeah, just stick around.

45:12Thank you very much for your presentation.

45:14Is there any questions as a follow-up at all for?

45:17Okay, I see Councillor Gibson on the screen.

45:19Go ahead.

45:20Thank you, Mr. Mayor.

45:22I'm not a heritage specialist and I don't want to weigh down.

45:24I don't want to weigh in on this decision tonight too much,

45:27but I do want to ask the delegate

45:29about your conversations with staff.

45:31How have they gone?

45:32Have you had an opportunity to delegate to Heritage 12?

45:35Have you had an opportunity to have this conversation with them?

45:40So Councillor, yes, we had the chance to meet

45:44with Jack Nal and last week.

45:47I very briefly just to discuss sort of,

45:51I guess the property in and of itself

45:52to understand better process,

45:53but prior to receiving our letters, again,

45:57I mean to get there was a three-day period

45:58between February 3rd, receiving a letter

46:01indicating that a property would be brought forward

46:02to the committee, but that committee met on the 6th,

46:06which really didn't give myself

46:08the other property owner time to consider options for us

46:11and present ourselves in an organized manner

46:14and to present alternative facts to the property.

46:19Sure, sure.

46:20I'm not hearing that you're opposed at the time.

46:23I heard that at this time.

46:25And I'd like to ask, maybe I'll ask staff the question next

46:29about the conversations that could be had

46:32over the next few weeks or few months

46:34to sort of get everyone to yes or to get everyone to no.

46:37And maybe I'll pause there

46:39and I'll wait for questions to staff

46:41unless you have something that you'd like to add there as well.

46:46All right, thank you.

46:47Is there anything further for the delegate though?

46:49Is that yourself, Councillor Pazzo?

46:51Go ahead.

46:52Thank you.

46:52Through the mayor to the delegate, Adam,

46:54thank you for being here.

46:56Just a quick question.

46:56If you can help me understand,

46:58are you opposed to being designated?

47:02Is the opposition to being designated

47:05or is it as Councillor Gibson is saying,

47:08is it about the timing of that?

47:11So I think that's a big question

47:13that I think needs to be explored quite a bit further.

47:19I would suggest that in the short period of time

47:22where I'm trying to understand the process and opportunities,

47:26I would like to see an opportunity where heritage

47:31can thrive with individuals like me

47:33that see a benefit to doing that.

47:34And I don't see a benefit at this time

47:37in terms of tax incentives,

47:39in terms of programs that are in place

47:41that would allow individuals like me

47:43to voluntarily designate my property.

47:46So there are a number of concerns

47:48that a number of people have been raising,

47:52including insurance is one.

47:56I think it's been documented to staff

47:57that there are valid concerns with respect to insurance

48:03at time of designation for properties.

48:05So I think what I'd like to see is a program in place

48:10that supports heritage, but also supports homeowners.

48:13And right now I just don't see that.

48:15However, through further consultation with city staff

48:20and Council, perhaps there's opportunities

48:22to develop a bit of a better approach together.

48:27Thank you, Adam.

48:28And so what I'm taking away from this,

48:29I'm gonna synthesize it for me,

48:31is not opposed to heritage, not right now.

48:35Well, as a realtor myself in Guelph,

48:37I do represent all kinds of properties,

48:40those that are historical in nature,

48:44designated and non-designated.

48:46And I do my best to promote those as much as possible

48:50for sellers.

48:51And so in terms of being supportive of our built heritage,

48:56absolutely I'm supportive of that.

49:00Thank you.

49:03So I see no further questions, but maybe I'll ask it.

49:07I think maybe some of my colleagues have tried to ask it.

49:11And maybe I just need to hear it in a little different way.

49:15Are you, would you be more receptive to like a pause

49:21right now as you continue to work with staff on the issue?

49:24Is that where you're at?

49:26Or are you saying, no,

49:28here for asking for anything further, no extra time

49:31to talk with staff at all.

49:32I just want you to not designate this.

49:34No, no, I think what I'm asking is a bit more clarity

49:37around what staff have presented

49:40to what I'm seeing myself.

49:43So I think there's probably better opportunity

49:45to have conversations together

49:47to identify what that might be.

49:49And hopefully in time, council and staff

49:52can develop programs that would truly be beneficial

49:56for homeowners to designate.

49:57So I can't give you a yes or no answer

49:59because I don't see a direct answer right now.

50:06And I know you said that you're representing the neighbor,

50:09but do you think that you and the neighbor

50:12would be willing to sort of work together

50:14if there was a lot more time to work with staff

50:17to get more information, just to kind of work things out?

50:20If they've, or not, I mean, I can't,

50:23I won't speak on behalf of the neighbor

50:26in terms of the level of engagement that they will have.

50:29But what I will say is that they've been very supportive

50:32of my approach to council so far, so absolutely, yeah.

50:35Okay, all right, thanks a lot.

50:37There's nothing further.

50:38Thank you very much, Adam.

50:40We'll bring it back to us for a conversation, okay?

50:43Yeah, thanks.

50:44So just give me a moment, everybody.

50:55Okay, we have recommendations here.

50:58The first ones that the notice of objection be received.

51:01Sorry, everybody, to be received.

51:05And then the second one, though,

51:06is that the designation by-laws for this site,

51:09which is 30 and 32 Air Massa, actually be approved.

51:12Okay, so does anyone want to move those two?

51:18All right, we have Karan and Quasin.

51:23And now I'll turn it over for questions.

51:26I'll start with Alt and then Gibson and then Karan, okay?

51:30Sure, thank you very much,

51:32Mayor Guthrie, through you two staff.

51:37The delegate who just previously spoke

51:40provided what I would call as a plethora

51:42of challenges to staff,

51:44including outlining that this building is perhaps

51:49inappropriately designated.

51:51And Councillor Goller has provided us with the map.

51:54I was wondering, first of all,

51:56if staff could possibly respond to that

51:59in a fairly succinct fashion.

52:06Through the Mayor, Councillor Allt,

52:09I consider the entirety of the building constructed

52:12in the early 1850s to be the Robertson Foundry.

52:16If the map is from the one I assume it is,

52:18from the 1892 Fire Insurance Plan,

52:23the building itself is labeled

52:25a Robertson and Sons Foundry.

52:29Whether this building was the site of the machine shop

52:32or the site of the smelter,

52:34I think that's relatively immaterial

52:36to what history the existing building can convey

52:40to the citizens of Guelph.

52:43Okay, thank you.

52:44That was good in succinct, actually.

52:46Now, there are a couple of other issues as well.

52:49One of the points was raised, insurance,

52:52and I've heard that ad infinitum just recently.

52:54That's a concern.

52:55I was wondering if you could restate

52:57where staff stands on that

53:00and where the understanding is of insurance provision

53:04for heritage designated buildings.

53:09Through the Mayor, staff of,

53:13since we've been made aware of this issue,

53:16we've been conducting outreach to insurance providers

53:19to hear from them what their policies may be

53:22for designated properties.

53:24We've also spoken to the Insurance Bureau of Canada

53:26and the Ministry of Citizenship and Multiculturalism.

53:31I've discovered that insurance is not very regulated

53:36in this province and it depends insurance company

53:39to insurance company,

53:40what their attitude towards heritage designation is.

53:44But on our website, we have a list of properties

53:48or a list of insurance companies

53:49that are at least willing to have a conversation

53:52with owners of designated properties.

53:54Okay, thank you.

53:55And the last question I have,

53:57reference was made to incentives

53:59and I'm sympathetic to this, I have to tell you.

54:02I was wondering, is staff examining the potential

54:05for incentives and will this be potentially offered

54:09to buildings that are currently on the heritage list

54:14or just possibly to future buildings if this ever arises?

54:19Through the Mayor, as per previous council direction,

54:22it's staff's intention to bring forward recommendation

54:25on financial incentives alongside the Ward West

54:29Heritage Conservation District Plan and guideline.

54:33Thank you very much.

54:35Thanks, Gipson and then Karan.

54:37Thank you, Mr. Mayor,

54:40Councillor, I'll ask my first question about insurance

54:42and what I've read through the correspondence

54:44and what I've heard from tonight is that

54:46there are insurance companies that are willing

54:47to have the conversation,

54:48but a heritage destination unfortunately would result

54:51in many homeowners still needing to search for a new policy

54:56or have new conversations,

54:57which may impact premiums with new riders

55:01and things like that.

55:02So I have heard the answer from staff.

55:04I'm not convinced that we have settled that issue

55:07for homeowners with homes that are just simply listed

55:11and under heritage and then having to go back

55:13to their insurance companies and potentially search

55:15for a new plan.

55:19We had the same conversation last month.

55:21It was unanimous vote of deferral.

55:23I think this falls under the exact same premise.

55:26We have a homeowner who is not opposed

55:27to a heritage designation.

55:30They are encouraging more conversation.

55:33I think the timeline associated with the engagement letter

55:36to the motion passed or the recommendation

55:39passed at heritage,

55:40I think that merits some more conversation

55:42between the homeowner and staff.

55:44Again, I didn't hear an outright objection.

55:46I heard a request for more time.

55:49So Mr. Mayor, I think I will move a motion

55:51of deferral on this file looking for a seconder.

56:00Okay, it's been seconded by Councillor Goller.

56:07Okay, I have to follow the procedural bylaw

56:10and just call the vote right away.

56:12So is there anyone against the deferral?

56:18Okay, Caron and Alt and Downer and Lassen.

56:27So the deferral passes.

56:30Okay, technically we're done,

56:34but if you could just give me a bit of grace here,

56:38it would be really great.

56:40That deferral had nothing in it about timeline.

56:43So, but you guys understand why I had to call the vote.

56:47So I would just encourage, okay?

56:51The word is encourage.

56:52I would encourage you Adam,

56:54because you're still hanging out here,

56:55to speak with staff,

56:57just about some sort of a timeline

56:58to try to resolve the issues as quickly as you guys can

57:01within that kind of framework.

57:05A referral motion might have been able to have

57:08sort of some dialogue and time to come back

57:11and stuff like that.

57:12The deferral though just kind of leaves it lingering.

57:15And so it is what it is and the deferral has happened

57:18to kind of give you more time,

57:20but let's see if we can sort of see if there's an opportunity

57:23to bring it back when there's a meeting of the minds perhaps

57:26or more information is given to you.

57:28Okay, so that's just my encouragement

57:29as you walk out of the building here today, okay?

57:32So thank you to staff and thank you to yourself

57:35and we'll leave it in your capable hands,

57:38the two of you, okay?

57:41Okay, we are moving along then.

57:45And that is,

57:48wealth, growth, management

57:50and affordable housing monitoring report.

57:52We have a presentation from one of our planners here,

57:55Jason, Jason's coming on down.

57:58And we're moving right along.

58:04So thank you for coming Jason

58:06and for the presentation you're about to do.

58:10Take your time, get a drink

58:11and then we'll turn it over to you for the presentation.

58:21Good evening, Mayor Guthrie and members of council.

58:23Tonight I'll be taking you through a presentation

58:26on some of the from the wealth, growth management

58:30and affordable housing monitoring report for the year 2024.

58:34For the first time in a decade,

58:36we've reintroduced those supports as a staff report

58:37rather than an information report

58:40at the request of the local development

58:41and home builder community last year

58:44to continue to foster and enhance collaboration with them

58:48and also to provide opportunity for the public

58:50and engagement through delegations or written submissions,

58:53especially as we navigate the challenges

58:54of a slowing economy and its impact on housing creation,

58:57housing supply and housing affordability.

59:03This report provides members of council, city staff

59:05and the public with information on wealth achievement

59:07of official plan growth policies and targets

59:10achievement of the policies of the provincial planning

59:13statement, progress towards Guelph's provincial housing pledge

59:16of creating 18,000 new homes by 2031

59:19and achievement of the affordable housing targets in 2024.

59:23This report also includes detailed information

59:25on last year's development activity

59:27and the current housing supply and Guelph.

59:30And typically this report would also establish

59:32the affordable housing benchmarks for the year

59:34or these benchmarks are set using the affordable housing

59:37price thresholds released by the province

59:40through its annual affordable housing bulletin.

59:43And originally this bulletin was expected to be released

59:45on June 1st, but the province has since indicated

59:49that it will be released sometime this month.

59:52And once that's available, a separate information report

59:54will be provided to council to set Guelph's affordable housing

59:58benchmarks for this year.

1:00:04To begin, I'd like to start by explaining

1:00:05the city's growth plan framework,

1:00:07illustrated in schedule 1A of the official plan.

1:00:11The city's official plan sets the policies and targets

1:00:13for growth and development for specific areas of the city

1:00:16that are identified on this schedule.

1:00:18This includes the built up area, intensification targets

1:00:21and density targets for the designated Greenfield area,

1:00:25downtown also referred to as a major transit station area

1:00:28and strategic growth areas.

1:00:30And on this map, you can see the built up area

1:00:32shown in purple.

1:00:34It is planned to achieve a minimum intensification rate

1:00:36of 46% of all new residential growth annually.

1:00:40The Greenfield area shown in beige

1:00:42is planned to achieve a combined 68 persons and jobs per hectare.

1:00:46The downtown towards the center of the schedule

1:00:49is being planned to achieve a minimum density of 150 persons

1:00:52and jobs per hectare by 2031, 175 by 2041 and 200 by 2051.

1:00:59The 12 strategic growth areas identified in red on the schedule

1:01:03have individual density targets assigned to them

1:01:06that are provided in the cover report.

1:01:11At the end of 2024, Guelph had an estimated population

1:01:14of 149,600 people and 87,000 jobs.

1:01:19Now, this population figure is referred to as a census

1:01:22equivalent population, which does not include the net census

1:01:25under coverage, which are those people that were missed

1:01:28being counted in the census.

1:01:30When factoring in the net census under coverage,

1:01:32Guelph's estimated population is 154,800.

1:01:37And Guelph's official plan is planning

1:01:38to achieve a population of 208,000 people, which

1:01:41does include the net census under coverage,

1:01:44and 116,000 jobs by 2051.

1:01:49To achieve our growth forecast by 2051,

1:01:51we need to continue to plan for an additional 51,000 people

1:01:55and nearly 29,000 jobs.

1:02:00And this slide you see here depicts

1:02:02the number of new units created each year by type

1:02:04over the past 20 years.

1:02:06In 2024, building permits, building permit activity

1:02:10resulted in the creation of 629 new residential units,

1:02:14the lowest number in the last 20 years,

1:02:16below the 20-year average of 978 units per year.

1:02:22The majority of these units were additional residential units

1:02:24or ADUs, which accounted for 325 units or 52% of that total.

1:02:31Townhouses make up the next largest share with 253 units

1:02:35or 40%.

1:02:37The remaining units included 29 single detached homes,

1:02:4012 semi-detached homes, and 10 new apartments.

1:02:44But considering that fewer units were created last year

1:02:47than expected isn't a story that is unique to Guelph.

1:02:50Reflects a broader trend seen across municipalities

1:02:53across this country, and especially in Ontario.

1:02:57Housing starts across the province

1:02:58were down by an average of 16% last year,

1:03:01a trend that's expected to continue through this year

1:03:04and over the coming years.

1:03:07Even the Ontario budget for 2025 through 2027

1:03:11projects a 20% decrease in the number of housing

1:03:13starts over the next several years.

1:03:17And these 2024 housing construction numbers

1:03:19are reflective of the impacts of multiple economic factors

1:03:22that reach their peak in 2023 and are expected to continue

1:03:26to have effects over the next several years.

1:03:28And some of these factors include rising construction costs

1:03:31resulting from inflation, worldwide supply chain issues

1:03:34that continue following COVID,

1:03:38a shortage of skilled construction labor

1:03:40which has the effect of increasing labor costs

1:03:42in home building and high interest rates.

1:03:45And these interest rates increase borrowing costs

1:03:48for not only homeowners, but have also made financing projects

1:03:51significantly more expensive for developers and builders.

1:03:54Now these interest rates have started to decline

1:03:58from their peak last year, but it will take time

1:04:00for the housing market to adjust.

1:04:02The Canadian Housing and Mortgage Corporation

1:04:04anticipates that housing construction in central Canada

1:04:07will continue to decline this year,

1:04:09particularly due to trade conflict between Canada and the USA

1:04:13which began earlier this year,

1:04:15potentially further increasing construction costs

1:04:17and placing additional uncertainty on the housing market.

1:04:21Employment conditions have also weakened

1:04:23across most regions of Canada over the past year

1:04:27and a cap on international student admissions

1:04:29to post-secondary institutions

1:04:31introduced last year are also both negatively impacting

1:04:34the housing market.

1:04:38Now moving on to some of our growth targets,

1:04:41last year we did exceed our intensification target

1:04:43of 46%, the 65% of all new residential growth

1:04:47occurring within the built up area.

1:04:49We're also meeting our Greenfield Area Density Target

1:04:52of 68 residents and jobs per hectare,

1:04:54achieving a density of 73 residents and jobs per hectare

1:04:56by the end of 2024.

1:04:59And over the past few years,

1:05:00we've seen both residential and job growth

1:05:03within several of our strategic growth areas

1:05:06and we are on track to achieve those density targets.

1:05:09And each of the city's 12 strategic growth areas

1:05:11have unique growth targets

1:05:12and more information on those can be found in section 4.4

1:05:15on page 21 of attachment one to the report.

1:05:20And last year, wealth saw 1,147 housing starts,

1:05:26about 76% of our provincial target of 1,500 starts.

1:05:31I should note that municipalities who achieve 80%

1:05:34of their target qualify for funding

1:05:36through the Ontario Building Faster Fund.

1:05:39And had we reached 1,200 housing starts,

1:05:40we would have been eligible for some funding.

1:05:44Now it's important to note that municipalities

1:05:46have very limited control over housing starts.

1:05:49These are largely driven by market conditions

1:05:51and developer timelines.

1:05:56Now consider our growth targets.

1:05:58I did wanna highlight our downtown density target.

1:06:00By the end of 2024, downtown was an estimated 95 residents

1:06:06and jobs per hectare, a decrease from 105 in 2023.

1:06:12This decline is due to the cooperators relocating

1:06:14approximately 1,200 employees to the Hanley Creek Business

1:06:17Park in the fall of 2024.

1:06:20However, some of those jobs are expected to return

1:06:22when Conestaway College opens a satellite campus

1:06:24in the same building.

1:06:25And that opening is now anticipated for some time in 2028,

1:06:30following a recently announced delay.

1:06:33Now, few measures that we are taking to help achieve

1:06:35our density targets downtown as shown in this slide

1:06:38include the Council recent adoption

1:06:41of the downtown height study, which increases

1:06:43the maximum permate of heights of buildings downtown.

1:06:46And although this study has been appealed

1:06:48to the Ontario Lantribunal, once it does come into effect,

1:06:51it will create additional development opportunities

1:06:53within our downtown.

1:06:55A community planning permit system study is also underway

1:06:58for downtown that's expected to significantly reduce

1:07:01development approval timelines for developments

1:07:03within the downtown.

1:07:05And the study is anticipated to be presented to Council

1:07:07for adoption in early 2026.

1:07:11We're also moving forward some infrastructure upgrades

1:07:14that are either planned or underway for both Wellington

1:07:16Street and Wyndham Streets.

1:07:18They will also increase servicing capacity downtown,

1:07:21removing barriers to development that would otherwise

1:07:24be limited or constrained by that servicing capacity.

1:07:27And these projects are expected to be completed

1:07:29by the end of 2027.

1:07:34And we are meeting the provincial planning statements

1:07:36housing supply policies that require a minimum

1:07:39of three years of housing on lands that are serviced and zoned,

1:07:42which we termed Guelph's short-term housing supply.

1:07:45We currently have 6.4 years of housing on these lands.

1:07:49And on lands that are designated for residential development,

1:07:52we have 17.1 years of supply for a combined total

1:07:55of 23.5 years, where a minimum of 15 years

1:07:58is required under provincial policy.

1:08:02Now, the majority of the city's short-term housing supply

1:08:04are about 72% are lands that are zoned outside of plans

1:08:07of subdivision, with about 8% within draft plans

1:08:11and 20% within registered plans.

1:08:14The majority of the designated and available supply

1:08:16of housing is located within our approved secondary plans,

1:08:20such as the downtown, the Guelph and Innovation District,

1:08:23and the recently approved Claremultby secondary plan.

1:08:27The housing supply on these lands that

1:08:29are designated for residential will eventually

1:08:30become part of the city's short-term housing supply

1:08:33as development applications are approved.

1:08:37Now, I would also like to note that an additional 6,200 units

1:08:40have been discussed at our Development Review Committee,

1:08:43either in pre-consultation or in initial meetings with staff.

1:08:47Once these units do form part of an approved

1:08:49development application, they will also form part

1:08:51of Guelph's short-term housing supply.

1:08:54And further to this, Guelph has 352 housing units

1:08:57within our short-term housing supply

1:08:59that are either approved through site plan

1:09:02or are exempt from site plan control.

1:09:04And these 352 units are ready for building permit applications,

1:09:08meaning no further approvals or conditions are required.

1:09:12And on average, these units have been ready for permits

1:09:14for approximately five years, and around 90% of them

1:09:18are located within plans of subdivision.

1:09:22Now, it should also be noted that our short-term housing

1:09:24supply figure is intentionally conservative.

1:09:28We've worked extensively with the local home builders

1:09:31to arrive at a agreed-upon figure and methodology.

1:09:34And this supply only includes unbuilt residential units

1:09:37on sites approved through consent applications,

1:09:39as well as unbuilt units on lands

1:09:41that have been rezoned with council approval.

1:09:44Does not account for the full development potential

1:09:47permitted under current zoning,

1:09:49nor does it include units on mixed-use sites

1:09:51that allow for residential uses.

1:09:53The short-term housing supply also excludes

1:09:55additional residential units or ADUs on sites

1:09:58that permit three units as of right

1:10:00or four units were applicable.

1:10:03These ADUs have played a significant role

1:10:05in our recent residential construction,

1:10:07accounting for over 50% of our new units in 2024,

1:10:11and approximately 30% so far this year.

1:10:16We also note that although building permits have slowed,

1:10:18development approvals are still significant.

1:10:21In 2024, we reviewed 4,849 units

1:10:25through zoning, official plan, consents,

1:10:27and condo applications.

1:10:30In various stages of the process,

1:10:31from pre-consultation to formal applications.

1:10:34And so far at the midway point in 2025,

1:10:36we've reviewed 3,456.

1:10:43However, some of the lands that contribute

1:10:44to golf short-term housing supply

1:10:45do face additional constraints,

1:10:47separate both the city and the province,

1:10:49that must be addressed before building permits

1:10:51can be applied for.

1:10:53For example, some of these sites are considered brownfields

1:10:55that require soil remediation

1:10:57before development can proceed.

1:10:59And in cases of a change of land use,

1:11:01such as from commercial to residential,

1:11:03a record of condition would be required

1:11:05to be submitted to the province for approval,

1:11:07as required under provincial regulation,

1:11:10which can delay development of the site.

1:11:13Some sites are also subject to zoning holding provisions,

1:11:17which includes specific conditions

1:11:18that must be addressed before development can proceed.

1:11:21And these conditions are typically the responsibility

1:11:23of developers or builders,

1:11:25who often control the pace

1:11:26at which they are addressed or satisfied.

1:11:29But considering the sites with these additional constraints,

1:11:32there are 2,170 units in golf short-term housing supply

1:11:35that still require conditions to be met

1:11:37before construction can begin,

1:11:39representing 36% of the total supply.

1:11:44The local builder community has also identified

1:11:46that there are approximately 700 additional units

1:11:48that might be subject to additional constraints

1:11:51that are not set by the city or the province,

1:11:54such as land consolidation issues, utility easements,

1:11:58issues in acquiring project financing,

1:12:00and matters of private litigation,

1:12:02all of which would require,

1:12:03or all of which would contribute to delays

1:12:05in construction of the site.

1:12:11Now, here's just a map that highlights the sites

1:12:12that contribute to our housing supply,

1:12:15and shown in red are those sites

1:12:16that are part of golf short-term housing supply.

1:12:19The sites shown in yellow are those sites

1:12:21that are designated for residential development,

1:12:24and would require a zoning amendment

1:12:26before they can become part of our short-term housing supply.

1:12:29And this map can also be found on page 27 of attachment one.

1:12:34And it should also be noted that lands

1:12:36within our secondary plans

1:12:39form the majority of the designated

1:12:41and available housing supply.

1:12:46Now, turning our attention to highlights

1:12:48around golf's housing stock,

1:12:49the city continues to be predominantly low-density housing

1:12:52in the form of single-detached and semi-detached units.

1:12:56Shift in the demand for different forms of housing,

1:12:58resulting from decreasing housing affordability,

1:13:01combined with policies that promote

1:13:02transit-supportive densities,

1:13:04resulting in a shift towards approval

1:13:07and construction of more townhouses and apartments.

1:13:10The increase in approvals and construction

1:13:12of medium and high-density forms of housing

1:13:14will result in a shift to the city's housing stock,

1:13:16which is planned to accommodate a greater range

1:13:18of housing choice to meet the needs

1:13:19of current and future residents.

1:13:22By 2051, it's anticipated that 38%

1:13:25of the city's total housing stock

1:13:26will be low-density forms of housing,

1:13:2923% townhouses, and 39% in the form of apartments.

1:13:36Now, moving on from our growth targets,

1:13:38the next slides will focus on achievement

1:13:40of our affordable housing targets for 2024.

1:13:44These targets are measured based on the affordable housing

1:13:46targets from the official plan in 2024,

1:13:49which were amended by the affordable housing strategy

1:13:51in 2017.

1:13:53These new affordable housing targets

1:13:56from the housing affordability strategy

1:13:58did not come into effect until January of this year,

1:14:01and achievement of those targets

1:14:03will be measured in future monitoring reports.

1:14:06And it's expected that a report on the progress

1:14:09towards key measures, goals, and actions approved

1:14:11through the housing affordability strategy

1:14:13will be presented in a comprehensive report

1:14:15to Gulf City Council scheduled for early 2026.

1:14:21So in 2024, 27 residential units were sold

1:14:24below the affordable ownership threshold,

1:14:26$398,800, and this represents 4%

1:14:30of all new units created next year,

1:14:32which is below our target of 25%.

1:14:36And all of these affordable units were apartments sold

1:14:39in the Alice Block Redevelopment Project

1:14:40and 120 here on street.

1:14:44The last year that we did achieve our home ownership target

1:14:47for affordability was in 2021,

1:14:49when that benchmark was set at $420,000.

1:14:54And last year we issued permits

1:14:56for 325 additional residential units,

1:14:59which form part of the city's secondary rental market.

1:15:02Of those units, approximately 160 are considered affordable,

1:15:06which makes 25% of all the new units created

1:15:10in 2024 being considered affordable,

1:15:12which does exceed our secondary rental market

1:15:15affordability housing target of 4%.

1:15:19And the primary rental target of 1%

1:15:21is measured as an average every five years

1:15:24and will be reported on in next year's report.

1:15:28It's anticipated that we will have achieved this target

1:15:30with the creation of over 102 affordable primary rental units

1:15:34over the last five years.

1:15:37The last time we reported on this

1:15:38was in the 2020 monitoring report,

1:15:40when we determined that there was no new units,

1:15:42no new primary rental units being rented

1:15:44below the affordable benchmarks.

1:15:50And vacancy rates also influence housing affordability.

1:15:53Last year, the average vacancy rate

1:15:55among primary rental units was 1.9%,

1:15:58which represents a small increase

1:16:00from 1.3% the year before.

1:16:02And CMHC considers a balanced and healthy supply

1:16:05of vacant rentals to be 3%.

1:16:07And the city of Gullfuss consistently had a vacancy rate

1:16:09below 3% since 2011.

1:16:12And lower vacancy rates generally lead

1:16:14to higher competition for rental units

1:16:16driving up rental prices.

1:16:18And we're considering the modest increase

1:16:19to the vacancy rates last year.

1:16:21CMHC has identified several factors

1:16:22that have contributed to that increase,

1:16:24which has seen in most municipalities across the country.

1:16:28One factor contributing to that increase was

1:16:32the labor market where employment conditions weakened

1:16:34in most regions, which particularly affected young renters

1:16:37make it harder for them to form

1:16:38and establish new households.

1:16:41Another factor is the cap on international student admissions,

1:16:44which led to fewer foreign students

1:16:46being accepted over this year.

1:16:50Now, despite these factors increasing vacancy rates,

1:16:52the local demand for rental units

1:16:54continues to exceed the supply,

1:16:56keeping vacancy rates below the balanced

1:16:58and healthy level of 3% in Gullf.

1:17:03Now, this concludes the presentation

1:17:04on the highlights of the monitoring reports.

1:17:07And I thank you for your time.

1:17:09Thanks a lot, Jason.

1:17:11Data, data, data.

1:17:14I know you love it.

1:17:15So thank you very much for presenting it to us.

1:17:18It gives us kind of a state of affairs

1:17:21and also kind of provides us an opportunity

1:17:24to answer questions for all of the people

1:17:27that might be asking us questions about what's going on.

1:17:29So we really appreciate this.

1:17:31Councillor, oh, would you be at least

1:17:33willing to move the receipt?

1:17:35Yeah, I know I'm gonna go to you first for that.

1:17:36Yeah, and then with some of you willing to say,

1:17:39Richardson will second the receipt.

1:17:41Thanks a lot.

1:17:42I'll go over to you, Councillor Alton,

1:17:43anybody else that has any questions?

1:17:45And if there's any comments,

1:17:46just kind of wrap it all up into one.

1:17:47Okay, go ahead.

1:17:49Thank you very much, Mayor Guthrie.

1:17:50I'm happy to move the report,

1:17:52but I do it with some sense of skepticism

1:17:57about what can actually be accomplished between now

1:18:02and say 2051.

1:18:04And the first question I'm just gonna ask

1:18:06is a fairly simple one,

1:18:07because I think it matters to people in Guelph,

1:18:10and that is what is the affordability matrix in Guelph

1:18:14for one, two, three, and four bedroom units?

1:18:17Because I like to compare it to actually

1:18:19what people are earning in Guelph,

1:18:21and therefore what they can afford.

1:18:30Through you, Mr. Mayor, to the Councillor,

1:18:33when looking at the affordability

1:18:35of rental units in Guelph,

1:18:39the province actually adopts a market rate,

1:18:42which is lower than the income-based rate.

1:18:44So what that means is that

1:18:48based on incomes,

1:18:50people could technically afford more

1:18:52than the average rental rates in Guelph,

1:18:55but it's always a lower value

1:18:57between the market and the income-based rate.

1:19:00Yeah, and thank you,

1:19:02because I think that what I've been noticing

1:19:04is more and more people are struggling to afford,

1:19:07despite the fact that we pronounce positively

1:19:12that we are attempting to create more affordable units

1:19:16within our housing matrix,

1:19:18and regrettably I'm a bit cynical about

1:19:22whether we can do that,

1:19:23and part of it is really confirmed within your report.

1:19:27So you'd mentioned that the housing starts

1:19:30are down 16% across the province,

1:19:33and I'm fairly cynical about whether we can get those up,

1:19:36because with trades and financing

1:19:40being fairly constrained right now,

1:19:42and you made reference to the challenges

1:19:44with our southern neighbor,

1:19:47we're currently at 154,000.

1:19:51I know the demand is there,

1:19:53but it strikes me that we're going to have to accelerate

1:19:56our building program in Guelph significantly,

1:19:58and I would say probably even quadruple it,

1:20:01and I just, I'd look for some feedback on that.

1:20:06Through you, Mr. Mayor, that is correct.

1:20:09We will have to significantly ramp up

1:20:11our housing instruction in the coming years

1:20:15to achieve our targets by 2051.

1:20:20However, over the next couple of years,

1:20:23we will have some challenges in achieving those targets.

1:20:28And thank you for being candid about that.

1:20:30I appreciate that.

1:20:32So at 154,000 right now,

1:20:34if we're looking to actually reach our short term

1:20:39and our long term goals,

1:20:41what struck me is a reference to a Canadian author.

1:20:45If we don't build them, will people still come?

1:20:48And my question is, are we looking at perhaps limiting

1:20:54the population growth of Guelph

1:20:57because of factors like trades and finances

1:21:00and challenges with this, that and the other?

1:21:02And is it quite possible that we won't reach

1:21:05these population goals that have been set upon us

1:21:08by the province?

1:21:14Through the mayor to Councillor Allt.

1:21:17So just to be clear for everyone,

1:21:19what we control is the policies

1:21:20and the incentives and the permissions.

1:21:22So we don't build, we are getting housing ready.

1:21:25So this past year with the applications that have come

1:21:29forward, the one that came through tonight,

1:21:32a 30% increase in density, it is extra units

1:21:36that are being proposed through that.

1:21:38With the downtown height, it's extra units.

1:21:40So what we can do is, as the staff,

1:21:43allow those permissions, allow those mixed use sites

1:21:47that were talked about today to have those permissions.

1:21:50And we did that in 2023 with the comprehensive zoning

1:21:52bylaw to add those increased heights and densities

1:21:55in those mixed use sites.

1:21:57So that's what we can do to be housing ready.

1:22:00When the market is ready and supportive of development,

1:22:04we're going to have those permissions in place,

1:22:06as Mr. Danum alluded to, we are exceeding

1:22:09the provincial mandates for both our short-term supply

1:22:12and our long-term supply.

1:22:13And we're continuing to look at ways

1:22:15to even increase that further.

1:22:18Recently, we did the four units as of right.

1:22:20So as staff, we're getting ready.

1:22:24So when the market does rebound, that can happen.

1:22:28And there's a lot of factors.

1:22:30There's obviously the trade and tariffs,

1:22:31but there's also that GST issue hanging out there.

1:22:34Is it going to be exempt for first-time home builders

1:22:37or not?

1:22:37And when is it coming to effect?

1:22:39It's out there and it is delaying pre-sales

1:22:43and that first-time home builder or potentially other people.

1:22:48So the market's in flux, but we can bring the council

1:22:53for approvals or for information what we're doing

1:22:56and we're continuing to look at a lot of items

1:22:59to see how we can help when the market rebounds,

1:23:01but you're absolutely correct.

1:23:02The market is not there yet.

1:23:04And thank you very much.

1:23:05As I said, the candidness of what you're saying

1:23:07is really appreciated.

1:23:09At a very important point here, and I

1:23:11don't know whether we're ready to answer this one right now,

1:23:14at the present time, I think we have development approvals

1:23:17for over 6,000 units within the city.

1:23:21Would it be beneficial for us to adopt a use it or lose it

1:23:25policy when it comes to these approvals?

1:23:33Through the mayor to the council.

1:23:34So those policies are in effect already by the province

1:23:39as a result of bill 185.

1:23:41So subdivisions are three years or it can be not extended.

1:23:45Council, we bring a report to council

1:23:48to see if we're going to extend them or not.

1:23:50And it's similar for site plan approvals.

1:23:51There is a time limit now by the province

1:23:54because they're also trying to push and encourage

1:23:56individuals to build more.

1:23:58So I think we'll take a look at every individual application

1:24:03and what the merits are and we'll bring them forward

1:24:06to council as we need to.

1:24:08Again, thank you for refreshing my memory

1:24:09and also thank you for what I consider

1:24:11is a very good report.

1:24:13I appreciate it.

1:24:15Thanks, councillor.

1:24:18And thank you again to staff.

1:24:19Is there anything further before I call the vote?

1:24:22All right, then you're good.

1:24:24We're gonna stick around for like four more minutes

1:24:26because I get the stage and it shouldn't be a surprise.

1:24:29I might vent a little bit.

1:24:31So here we go.

1:24:38Talking to the development community quite often,

1:24:42just want everyone to know,

1:24:43it's a real problem.

1:24:47Like the home building industry is in a big problem.

1:24:51I know of a developer that the last four homes

1:24:56that they sold, they sold at a loss

1:24:59just so that they could cover their own staff expenses

1:25:03to keep some staff on, just to have cash flow.

1:25:08I know another developer that re-marketed their site

1:25:16and did a pre-sale event, zero, zero pre-sales.

1:25:27I'm into stats as well.

1:25:31For the first six months of a decline

1:25:36in pre-construction home sales,

1:25:40the greater Golden Horseshoe has seen an 82.9% drop

1:25:46in the first six months.

1:25:48In Kitchener area, which we could kind of capture us

1:25:51a little bit, 84.4% less.

1:25:55Like it's being decimated.

1:25:59And I think what's really important,

1:26:02and I've heard it a couple of times from staff,

1:26:04I just wanna say thank you,

1:26:06is about being housing ready.

1:26:08You've said it tonight a couple of times, Krista.

1:26:10And the councillor highlighted it with the numbers.

1:26:14We've all highlighted it with the numbers

1:26:16of approved and unbuilt thousands of homes

1:26:20that are ready to go.

1:26:22They don't have to come here.

1:26:23They don't have to go to committee of adjustment.

1:26:26Some of them don't even have to go to site plan.

1:26:27It's literally like go get a permit.

1:26:29They can't.

1:26:31Wanna know why?

1:26:32Because it doesn't pencil.

1:26:34The project doesn't pencil anymore

1:26:37because of the costs involved

1:26:40and the affordability and everything else

1:26:42that has been talked about here.

1:26:44The projects are drying up

1:26:47because it's not penciling anymore.

1:26:48It doesn't work.

1:26:50The math doesn't work.

1:26:52I am very disappointed still.

1:26:56And you've heard me say this before.

1:26:58I will praise when praise is warranted,

1:27:00but I will critique respectfully when critique is warranted.

1:27:04The province lowering their own housing targets

1:27:09in their budgets, pen to paper, ink in their budgets

1:27:14showing a redrop and recognizing the drop

1:27:17in the housing starts,

1:27:18yet not amending the municipalities targets.

1:27:22Not fair.

1:27:24It's not fair at all.

1:27:26And we're doing everything we can.

1:27:29One day I'm gonna sit down and look

1:27:32at the amount of changes we have made

1:27:36on zoning as of right permissions,

1:27:39delegated authority, speeding up decision times,

1:27:43all the things that we've done as a council.

1:27:46And yet the shovel isn't going in the ground

1:27:48and that is not fair to lay at the feet of council

1:27:51or our city staff.

1:27:52It's just not.

1:27:53It's just not.

1:27:54We are in a different world right now.

1:27:57It's actually, it's still scary

1:27:59because this is a very scary issue for our community,

1:28:03both on home ownership, attainable housing,

1:28:06affordable housing and on rental as well.

1:28:12Yeah, I'll stop there.

1:28:13I guess I got more, but whatever.

1:28:15I'll stop there.

1:28:16You know what I'm saying.

1:28:19I actually just want to take the time to say thank you

1:28:21to two groups of people.

1:28:23One is staff.

1:28:26Thank you for pushing stuff through

1:28:28as much as you possibly can

1:28:29and bringing us things to try to,

1:28:32and then that leads me to the second group of people.

1:28:35Council, sincerely, thank you very much.

1:28:37We are doing good work.

1:28:38We're trying our best to do things

1:28:40and push things through,

1:28:41but we can only control what we can control.

1:28:45And that's just the honest take

1:28:46of what's happening right now.

1:28:48And I don't think we should let up.

1:28:50Like don't get me wrong.

1:28:51I don't think we should be like, okay, we've done enough.

1:28:53I think we still need to remain focused

1:28:55on what we can do, continue to push changes

1:28:59and ideas to make things pencil a little bit better

1:29:03and continue with the advocacy work collectively

1:29:05with our counterparts like AMO

1:29:07and Autistic City Mayor's Caucus and whatnot

1:29:10to the province and to the feds as well.

1:29:14I'm glad you mentioned, Christa, the GST issue.

1:29:17That has completely frozen the home building sector.

1:29:22It is nothing to do with the municipality.

1:29:25The fact that the federal government promised

1:29:27that they would look to wipe away the GST

1:29:29on certain homes for certain under certain amount.

1:29:33That I've talked to developers,

1:29:35that's what's drying up pre-construction sales.

1:29:38And I don't blame buyers, right?

1:29:40Why would you go and put a deposit down on a house?

1:29:42If you know in a week, maybe,

1:29:45the federal government will finally change their rules

1:29:48to wipe away the GST and save you thousands of dollars

1:29:51on a house, you'd wait, we'd all wait.

1:29:55And so the fact that those changes have been kind of dangled

1:29:58out in front of everybody for months, for months,

1:30:03and it still hasn't resolved yet,

1:30:05buyers are just waiting and I don't blame them.

1:30:08So that's not a fault of the developers either.

1:30:11And we have to make, I want you to know

1:30:13the developers are trying their best to make things pencil,

1:30:17make things work and they're doing advocacy as well.

1:30:20And I have noticed more positivity

1:30:24coming from developers for our city staff,

1:30:27about how they're working really well with everybody.

1:30:30In this climate of uncertainty,

1:30:32they're doing as good as they possibly can.

1:30:35So I just wanna publicly say that as well.

1:30:37Look, we're meeting targets in other areas

1:30:40and that's good and we're a little bit short

1:30:42and some others.

1:30:43And but I just thank you for getting the data together

1:30:48and presenting it as you have.

1:30:49And we'll all keep plugging away as best as

1:30:51that we possibly can.

1:30:54And do what we can.

1:30:55And maybe we'll have to think outside the box more.

1:30:58I'm sure we're gonna have to.

1:31:01Just to try to get shovels in the ground on some things.

1:31:03So thank you very much.

1:31:04Sorry, there's my four minutes.

1:31:07Probably a bit too much, but thank you very much.

1:31:09I will stop there and I will call the vote then.

1:31:13Is anyone against receiving this presentation?

1:31:16Nobody, okay.

1:31:18And that brings me back to you, Councillor Allt.

1:31:20Would you mind moving the bylaws for us?

1:31:23We'll pop up on the screen there for you.

1:31:25Thank you very much, Mayor Guthrie.

1:31:27Moved by me and unbeknownst to her

1:31:30seconded by Councillor Downer

1:31:32that bylaws 20, 25, 21, 118 to 20, 25, 21, 121

1:31:40be approved subject to section 284.11 brackets,

1:31:45four of the municipal act.

1:31:47So thank you.

1:31:48Anything on the bylaws, anybody?

1:31:51Nope, okay, I'll call the vote on that.

1:31:53Is anyone against the bylaws?

1:31:55Nobody, perfect.

1:31:57All right, I'm just now looking for adjournment.

1:32:00I'm gonna go to Klassen

1:32:02because she hasn't moved anything tonight.

1:32:04All right, and who else?

1:32:07Who wants to put their hand up?

1:32:08Bousatil, Bousatil, a second adjournment.

1:32:11Anyone against adjournment?

1:32:13Nobody, awesome, we're done.

1:32:15Have a good night.

1:32:15Thank you, everybody.

1:32:16Take care.