Committee of Adjustment

0:07Good afternoon, Guelph. I'd like to call to order the June 11th,

0:112026 hearing of the Guelph Committee of Adjustment.

0:14This hearing is being held in hybrid format with attendees appearing in person and or remotely

0:20and is being live streamed and recorded.

0:22Please be advised that public hearings form part of the public record and the words, names,

0:28and images of those participating shall be recorded and posted online.

0:33Before I outline the hearing format for today, if you're watching online

0:36and wish to speak to an application that's listed on our agenda

0:40and have not yet submitted a request in advance of our hearing,

0:45please call the number displayed on the screen now.

0:47And that number to dial is 519-822-1260, extension 2524.

0:55That's 519-822-1260, extension 2524.

1:01And you'll receive instructions on how to participate.

1:05For those attending the hearing in person, you will be given a chance to address the committee.

1:10A final call for delegations will be made with each application when it is called.

1:15The agenda for this hearing has been posted online at guelph.ca forward slash c-o-f-a.

1:25I will remind committee members and staff participating in the hearing

1:29to please mute your microphones when not unused.

1:32Applicants will be unmuted when their application is called.

1:36I'd also like to share the hearing format that we'll be using to navigate through each application.

1:42Each applicant will be called by the secretary, treasurer,

1:45and the call in number for those wishing to speak to an application will be displayed on the screen.

1:50Afterwards, the applicant will be given an opportunity to add anything further

1:56to their application to a maximum of 10 minutes.

2:00You will hear a chime when there are 30 seconds left and another when the 10 minutes has elapsed.

2:06If you're the applicant and you have nothing further to add, then you can simply say so.

2:12Following this, for some files, staff may provide a brief presentation.

2:16Our committee will then be able to ask questions of the applicant or staff.

2:20After that, we will hear from members of the public who wish to comment on an application.

2:25And please note that all comments should be addressed to myself, the chair.

2:30Avoid repeating concerns already stated by others and focus on adding new information.

2:37Comments are limited to 10 minutes or less, and you will hear a chime when there are 30 seconds left

2:42and another when 10 minutes have elapsed.

2:48Excuse me.

2:50For those that have a biased staff in advance of the hearing that they wish to display a presentation,

2:57a senior presentation will be displayed on the screen and a remote is available at the podium

3:02for delegates in person to advance the slides.

3:05Any member of the public who has submitted a request to speak prior to the hearing will be the first invited to provide comments.

3:11For those watching the hearing online, if you wish to speak to an application and have not yet submitted a request in advance of our hearing,

3:19please call the number displayed on the screen now.

3:23For those attending the hearing in person, you'll also be given a chance to come forward to the podium and address our committee.

3:30Once all comments from the public have been heard, the applicant or staff will be given an opportunity to respond to comments.

3:37Finally, as chair, I will turn to our committee with a motion and a liberation as well as a vote on the application.

3:44When the committee is making a decision on an application, the chair, myself, will be asking our secretary,

3:51treasurer, to conduct the vote by roll call.

3:53Our secretary treasurer will call each of the member's name and each member will respond if they were in favor or opposed to a motion.

4:01And as chair, I will announce the result of the vote.

4:09If you wish to receive a copy of the decision on an application, you must submit a written request.

4:15A written request may be made by contact staff using the contact information shown on the screen.

4:22To receive a copy of a decision, please email cofa at gwellf.ca with your name, the file number you're interested in.

4:32Please note that owners and applicants automatically receive a copy of the decision.

4:36At this point, it's time for our territorial acknowledgement and I will ask Member Meir to provide that acknowledgement.

4:44And those that are able, please stand for this acknowledgement.

4:48Thank you, Chair.

4:51As we gather, let us take time to reflect on our privilege to live and work in Gualt, a city built over rich indigenous histories.

5:00We are guests here and we should reflect upon the responsibility to care for this land, the people who live here today and the generations to come.

5:11If our actions today can move us towards reconciliation, we should take pause and make those decisions with intention and gratitude.

5:21This place we call Gualt has served as traditional lands and a place of refuge for many peoples over time.

5:29But more specifically, the Antiv and the Rong and the Haudenosaunee.

5:36This land is held as the treaty lands and territory with the Mississaugas of the Credit First Nation.

5:43Gualt flies directly adjacent to the Heldiman track and is part of a long established traditional underground for the six nations of the Grand River.

5:54Many First Nations, Inuit and Metis peoples who have come from across Turtle Island call Gualt home today. Thank you.

6:02Thank you, Member Meir.

6:07Committee members, are there any Disclosures of pecuniary interest?

6:12Seeing none, I will ask if you've read and for a motion to approve our minutes.

6:22Member Meir, seconded by Member Fitzpatrick. All those in favor?

6:29I believe that is chair, past Madam Secretary Treasurer.

6:36I've confirmed with the Secretary Treasurer that we do have one deferral request and I don't believe the applicant is here.

6:47But I'll call our Secretary Treasurer to call that deferral open, please.

6:53Thank you, Chair. So for minor variance file A-24 slash 26 for 131 Grain Street, the applicant is requesting to defer the application to allow additional time to revise the application and provide further documentation.

7:08So I'll turn it back to the Chair for a deferral motion.

7:12Thank you. Committee members, do we have a motion that we can entertain here? Member Meir, a seconder. Member Goodfellow, all those in favor?

7:22There is no discussion on a deferral.

7:26Oh, we need a voice vote. I do pick your pardon.

7:30Madam Secretary Treasurer, would you call the roll please?

7:33Thank you, Chair. Committee members, please indicate your vote by responding in favor or opposed to the motion, which is to defer the application.

7:40Chair Smith. In favor. Member Fitzpatrick. In favor. Member Goodfellow. In favor. Member Membranio.

7:48It's a mute. Oh, I believe you're muted, Member Membranio. Okay, it looks like you're in favor. I'm seeing a thumbs up. Okay. Thank you for confirming that.

8:12Member Meir. In favor. Member Ross. In favor. Member Spears. In favor. That's carried, Mr. Chair. Thank you. So that application has been deferred.

8:24Can we have the next applicant, please, Madam Secretary Treasurer?

8:28The next application is file A-93-25, variances to permit reduced buffer strip width, reduced landscaped open space, reduced number of electric vehicle and designed EV parking spaces, and reduced number of long term bicycle parking spaces for proposed nine-story retirement residents at 1861, 1871, and 1879.

8:55Gordon Street. I'll note for those attending remotely, if you wish to speak to this application, you can do so by calling 519-822-1260, extension 2524. And when you call in staff, we'll give you instructions on how you can delegate remotely.

9:13Is the applicant in the chamber? They're online. Ah, yes. Can you, I see you there. Can you state your name for the record, please, in your relationship to this application?

9:28I'm a planner from West End, and I am here on behalf of you.

9:35Thank you. And can you tell me if the sign was posted as per the Planning Act?

9:41Yes, it was.

9:43And I'm not sure if you heard my opening remarks, but you have 10 minutes to address the committee. So, oh, before I turn you loose on that, I should ask if you have read staff's comments and if you are in agreement.

9:59Yes, I have. And yes, we're in agreement.

10:02Okay. This 10 minutes is yours. Make as much use of that time as you'd like.

10:08Thank you, chair.

10:10I believe we have a presentation.

10:12Thank you very much.

10:21But thank you, chair. Thank you members of the committee, to staff and public.

10:25I'm in front of you today. My name is Amila Garcia. I'm here from West End Consulting on behalf of the owner to discuss minor variants for 1861 Gordon Street in the city of wealth.

10:37Please.

10:43So before I jump into the variances, a little bit of background on the file.

10:47We've been working with the city for about a year on this file. We had a pre consultation meeting for the proposed development on June 11, 2025.

10:56In October 2025, we had our holding provision removed based on adequate servicing.

11:02And you actually saw us last year in October for a minor variance to permit moves active entrances on the site.

11:10On November 12, 2025, we had submitted this very minor variance in regards to the buffer strip.

11:19And it was actually deferred because staff wanted us to do a wholesome zoning review first to make sure that we had no other deficiencies.

11:27Since then, we've gone through two pre submission meetings. And we are now at the opinion that we do not anticipate any further changes to the site.

11:36Looks like he's a little back on on the property. It's located at the southwest corner of the Gordon Street and Poppy Drive West intersection.

11:48It has 45 meters of frontage on Poppy Drive and 105 meters of frontage on Gordon Street.

11:54It's around 0.475 hectares in area and surrounding it.

11:59We have a commercial plaza to the north, a nursery and high rise residential building to the east, an eight story residential building to the south, and a low rise residential neighborhood to the west.

12:12Next play choose.

12:18It is with a little bit of the proposed development at a high level.

12:21It is a nine story retirement residence with 161 bed suites with a mix of assisted living and typical suites.

12:30The first, second and ninth floor all share an amenity space with logistics due to the nature of the use.

12:38There's 93 vehicular parking spaces proposed 90 or sorry 42 above ground and 51 below.

12:44And we are proposing 19 short term bike parking and 12 long term bicycle parking spaces.

12:52So, from this staff have identified five zoning deficiencies which we're seeking relief from today.

13:04The first of which is a buffer strip reduction.

13:07We're looking to permit a 1.1 meter wide buffer strip adjacent to the interior side lot line, whereas the zoning bylaw requires three meters.

13:17This emerged from the two way underground garage ramp.

13:22Having no other place to be due to the access of the site and I have to slightly encroach onto the side yard.

13:29This is on the west side.

13:31The second of which is the landscape open space reduction to permit a minimum landscape open space of 39% being 1853 square meters.

13:42Whereas the zoning requires 40% or 1901 square meters.

13:47Variance is three and four related to EV parking that is EV parking on the site and proposed EV parking to be ready has been removed by bill 98.

13:57James second.

14:00Lastly, we have long term bicycle parking reduction, which is to provide 15 long term bicycle parking areas, whereas the zoning bylaw requires 161 long term bicycle parking spaces.

14:12Based on the proposed usage, we think that this is an appropriate amount of bicycle parking.

14:16If you could go to the next slide is so.

14:25Based on this, we believe that the variance is appropriate for the subject property.

14:30And it makes the development able to work.

14:33We have read, as I said before, the staff report and we're in full agreements, and we are kindly asking that you approve the variance in front of me today.

14:41I'm open to any questions.

14:43Thank you.

14:46I'm going to turn to city staff to see if they have anything to say or presentation.

14:52Yes, Mr. Rumpol.

14:54Thank you, Mr. Chair.

14:56I think it was just worth clarifying what the applicant said about bill 98.

15:01So that was passed and is in effect as of June 2 of this year.

15:06And that prohibits municipalities from regulating a minimum number of electric vehicle parking spaces.

15:12So that's no longer something that the city can regulate.

15:15So those variances were applied for before June 2.

15:19But now that that bill is in effect, that's no longer something that we can regulate.

15:23So those variances are no longer needed.

15:27Okay. Thank you.

15:29Before I termed committee, I'm going to ask if there's anyone registered to speak to this application.

15:37Mr. Chair, I can confirm we don't have any registered delegates.

15:42Okay. And is there anyone online or in the chamber who would like to speak to this application?

15:48Yes, please come forward.

15:50First time.

16:08Good afternoon and welcome.

16:10If you move close to the microphone and to get some business out of the way first, can you state your name?

16:18Sure.

16:19The record please.

16:20Yes, Phyllis Kitson, Mr. Chair.

16:22Thank you.

16:23And if you were listening when I gave my opening remarks, you have the opportunity to speak for 10 minutes.

16:30And our committee may have some questions for you at the end.

16:34So please make as much use of that 10 minutes as you'd like.

16:37Thank you.

16:38I don't believe I'll require 10 minutes, but I just have a couple of questions.

16:42I sent into the committee of adjustments my questions and I don't know if they were answered anywhere.

16:50The first one was we're assuming the three meter buffer was established by engineers with good reason.

16:55I don't know what has changed to have the committee reduce that three meter buffer.

17:03And the reason for the minor variance, I wasn't quite sure regarding the buffer, the gentleman that was speaking.

17:08Is it because there's underground parking going in there under there?

17:13Is that the reason for the variance or is it above ground parking?

17:19Do you answer me as I ask these questions?

17:22Actually, let me if we can stop the clock for a second, I just want to help you out here.

17:27And it's not a discussion.

17:29Really, it's you have questions and we may have some question and answer afterwards.

17:36But this point, the 10 minutes is for you to make your case.

17:41State some of your questions that you may not have resolved.

17:44And then hopefully between our committee asking for clarification from you or from staff or from the applicant or the applicant themselves volunteering that information.

17:57So we'll start the clock and then you can go on.

18:01I think my major question is if there's going to be underground parking and that's the reason for the variance.

18:08The existing regulation of the buffer to be reduced extend.

18:14Is it for the extension of the underground parking and making it closer to our lot line?

18:19Our concern is this.

18:21Is this action going to compromise the integrity of our condo building?

18:25That's our that's our my major question.

18:29So if it's underground parking and they have to extend and that's quite a large extension by about seven, seven feet.

18:38Is that going to have anything to do with the interfere with the integrity of our building?

18:44If so, is there going to be an engineer that would come out from the city from Guelph to have a look at this request in conjunction with our building?

18:55That's it.

18:58If you want to write right there, I'm sure that unless there are other people who want to speak to this, your questions will be answered either by the applicant or city staff.

19:11Okay.

19:12Okay, but if you wait one second, I'm going to turn to my colleagues to see if they have any questions for you.

19:18Committee members, do we have any questions for the for the delegate?

19:24Seeing none.

19:25Thank you very much.

19:26And we'll endeavor to get as many answers to your questions as possible.

19:34Is there anyone else in the chamber who would like to speak to this application?

19:41Seeing none.

19:44Committee members, do we have questions for staff or the applicant?

19:50Yes, member Ross.

19:53This question is to the applicant.

19:56In your preamble, you talked about providing 19 short term bicycle parking spaces and 12 long term spaces.

20:08And then I'm trying to reconcile that with the variance requested, which is to provide 15 long term biking spaces versus the bylaw of 161.

20:19So I wondered if you could clarify what you meant by the 12 long term parking spaces that you referenced in your introduction.

20:33So the question, this is one second to review the decision.

20:50So I have the decision in front of me.

20:52And the decision says that we are asking for 15 long term bicycle parking spaces for the subject property. This is from the staff report.

21:01That is what we are asking the short term parking we are already in line with. We need these only requirements.

21:08But if I had said something differently than the current is 15 long term bicycle parking spaces.

21:15Thanks for clarifying that.

21:20Member Goodfellow.

21:22This is a question through the chair to the applicant.

21:26In my understanding of the application, it seems to me that this is not a long term care facility. Am I understanding that correctly?

21:39It is a retirement residence, but we do have assisted living within the building as well as regular suits.

21:46Okay, thank you. And if I may just follow up on that through the chair to the applicant again.

21:52And for a residence of this type kind of what is the expectation in terms of kind of ages and capabilities like what's your experience in in this area, what kind of people are attracted to a residence of this type.

22:12I don't see my colleague Martin. We know more about this. He's been on more applications with the applicant. So.

22:21Good afternoon committee. I've been connections. My name is Martin or a partner and kind of Western consulting.

22:28And working with Amelia on the application for both the minor variants and the cyber application through you, Mr. Chair. So to answer the community members question about the.

22:39The type of person who would be within this building that really does range from level of care.

22:46There will be some that will need middle care and are called, I would say more active than others. And then there will be those who require a lot more care.

22:55Not to the level of long term care, but those who will not be at as mobile.

23:01The client, the applicant developer does this for a living and has built other similar type facilities across the GTA.

23:09And they have provided similar type parking in the past for those operations and has found that what we're proposing with the 15 is adequate to support the.

23:20Facility that with the number of units that we're proposing with the site on application. So, I guess a long way or rather short way to answer your question is the person ranges.

23:29But our client has done their homework in terms of other operations to determine the appropriate number of spaces that meets the type of facility that they're proposing.

23:37Okay, thank you. Yeah, I think my question or concern here is just the, the number, the percent reduction seems so extreme.

23:48I want to understand, you know, is that expected in a residence of this type? So anyway, it's got me thoughtful. Thank you, chair.

23:57Thank you. Any other questions? Yes, member Fitzpatrick.

24:01Through you, chair to the applicant. And sort of on the same theme that my fellow member, good fellow brought up.

24:11I understand that you've researched previous properties that you've developed, but that's sort of those are lagging indicators.

24:20I guess what I'm looking for is where's the insight as to as the environment changes as the needs of the demographic you want to serve changes because I would comment that the demographic you're going after is probably one of the heavier users of EVs and possibly even cycling.

24:40And I'm, I guess I'm looking for insight as to how are you future planning for this kind of a property?

24:49Maybe maybe I can get this one. That's okay.

24:53So, as Mr. Rampol from staff noted that bill then gave no longer requires or allows the city to regulate.

25:01EV spaces. We have future proofed the development to accommodate future.

25:08Exification in the underground parking.

25:12I don't think it was highlighted in our presentation, but it was certainly noted in our plan justification. I can try and find the page.

25:20The should be part of your package.

25:23Let's see here.

25:26So, we've tough page 7 of the Western rationale letter.

25:31We do have roughened spots that are proposed in the underground for future electrification. So, although, and the closing nine of them, although the city may not be able to mandate us to put them in.

25:42They're already part of the plan. So, to answer your questions, sir, we are playing for the future.

25:47We can't guarantee the uptake of this and we've done our best to provide for what we think we can accommodate in the future.

25:56Thank you. Yes, member Ross.

26:02Through you, Mr. Chair, I wonder if staff could put up a picture of where the long term bike spaces are located on the drawing.

26:12If it helps staff, it's page three of the architectural package.

26:21Well, we have a bit of a technical issues. So, bear with us for a moment, please.

26:51Not a problem. I also have it on my screen here if it helps, like if you can share.

26:56Share could be a good.

26:58I'm not sure we can share your screen unfortunately, but we have it here. It's just a question of getting it up. So, if you can, if between yourself and those in the chamber, if you can bear with us.

27:12Well, we're getting that up. Can I ask a question of city staff? We had to delegate come in and speak about.

27:41Oh, here it is here.

27:43I'll defer my question to the end then just the page before that.

27:58Or a few, a few ahead. Yeah.

28:01One more. One more.

28:06One more.

28:11One more. Perfect. Thank you.

28:16Tent of the question of where they're located. If you can see the attached corner in the bottom right.

28:24Perfect where the cursor is that's the location where we've identified the 15 bike parking spaces.

28:31And should you be interested that drawing off the shows location of the future proofing of the spaces as well, which is more so on the other side of the underground parking kind of mid way to the left.

28:49Right there with the yes. In case you're interested.

28:52Mr. Chairman, may I continue? Okay.

29:05So just so I'm clear.

29:08What is the difference between short term parking spaces and long term bike parking spaces?

29:15I mean, I think I know what it is, but I just want to be absolutely clear. And I guess this is to.

29:20Whoever has the answer to that. Yeah. To the chair and committee. I'm sorry. I just really need to clarify some things. I this was reviewed at site plan.

29:31And I did the initial review for this and bike parking actually is not required for retirement residences.

29:41It's a specific use. The retirement residential facilities do have a separate parking requirement for vehicles.

29:51And it is not included in the bike parking chart retirement residences. There are apartment uses, stacked towns.

30:04Sorry. What else? There's a few.

30:08What other uses require bike parking?

30:12But anyways, retirement residences are purposely, I think, left out of that bike parking requirement. So I really apologize for this.

30:23I do not believe it's a required variance and the applicant is actually proposing more than what is required.

30:31And I can also speak to the underground parking as well.

30:36If we'd like to get to that, or I can have take questions about the bike parking first.

30:42Yes, member Ross.

30:54Thanks for that clarification. And I have no more questions about bike parking.

31:00I wondered if before you talk to us about the underground parking, if we could have a drawing up showing the buffer.

31:10That yes, it's probably on this drawing. And when you're discussing it, maybe you can walk us through that. Thank you.

31:19That would have been the first page of that same package. If you can bring that back on.

31:27Bear with us another moment or two.

32:23Oh, that's the image. Okay.

33:17Yes, thank you. And I understand that staff are going to speak to this.

33:23Yes, I was going to ask that question. So I lose this opportunity.

33:30So the buffer strip reduction, I know it says that it's only a 1% reduction in landscape open space.

33:38However, I know that the delegate was wondering if that was a result of the ramp to the underground parking.

33:48Is that something that we can talk about?

33:53Yeah, to the chair. That is correct. That is just the ramp area to the underground parking and underground parking is permitted to have a zero meter setback to the lot line underground retaining walls don't have a setback requirement and

34:13any

34:15the structural part of it is dealt with at the Ontario through the Ontario building code.

34:21And I'm speaking beyond my knowledge here, but also probably some structural reports, engineer reports for building that close to the property line and structures underground.

34:34So I guess, Tom, the delegate essentially any sort of structural engineering would be captured in a building permit application and that would have to comply with the Ontario building code.

34:55Am I getting you right? Yes, that's correct. Thank you.

34:58Okay, thank you. And so the reduction in the landscape open space is due to the site condition of the ramp. Is that what I'm getting?

35:14Yes, that's correct. The ramp entry does reduce that landscaped open space area. And I believe my colleague has a comment as well.

35:23Yes, through you, Mr. Chair. Additionally, I think it's important to note that the proposed reduction, this is for the landscape buffer. So this is the three meter, typically three meter landscape space between the curb of a drive aisle and the lot line.

35:39And in this particular case, it is worth noting that the condo that the delegate is talking about, there is a retaining wall with a fence at the rear yard of that condo.

35:50And then there's also a four and a half meter landscape buffer in between that fence and this lot line.

35:56So there'll be about a four and a half meter buffer on their property between the fence and the lot line, plus the 1.1 meter from the drive ramp to the lot line.

36:07So there will be almost six meters of buffer in between that ramp and the fence to the rear of the delegates property.

36:16Sorry, I've got the floor, so I'm going to ask a couple more questions and then, and I assume this would be to the applicant.

36:26If, and please leave this drawing up.

36:30I see a grade of, it looks like two and a half percent slope, nine percent slope, 6%, 6%. This is moving left to right.

36:42I assume that those are some sort of concrete barrier or roof or covering to that ramp before it goes underground.

36:55Is that correct? Would it, it's, it's essentially a low slope roof. Am I reading that correctly?

37:04Through you, Mr. Chair, I don't believe the ramp is covered.

37:08You can kind of see it there in writing. It's a two way heated ramp to underground. So the open air.

37:14And if there are any elements that hit it, let's say snow, the heating system would melt that off. And so there would not be any issues with the up and down.

37:24But those percentages are correct in terms of the slope of the ramp that has been or are there will be reviewed by city engineering to make sure that it's adequate and meet city standard.

37:33Okay, so if it just, and forgive me, I'm, you know, I'm not familiar other than briefly looking at this drawing.

37:44There's an emergency generator just to the left of center and then a hatched line.

37:50Um, roof above sloping underground garage. Got it. So, um, these slopes, as you're saying, refer to the, the ramp. Do I have that correct?

38:02That's correct, sir.

38:03Okay. And then this, the retaining wall would be approximately a meter from the lot line.

38:11The are fenced line would be about a meter from.

38:16The ramp would be about a meter from our property line. I think it was Eric who noted that there is a separation between the condo corpse.

38:26Retaining wall and fence and the shared property language, they've got 4, 4.5 meters. So, at minimum, it's going to be at least what's that math.

38:345 to 5 to 5 and a half to 6 meters in terms of separation between the ramp location and where that fence starts. And then they have their backyard to get to their structure and their building foundation.

38:47Our team did some very quick math on our side and we're looking at in some areas north of 10 meter separation between the underground and the foundations of those units.

38:57Gotcha. Thank you. That that helps clarify this for me at least.

39:04I'm hoping for my colleagues as well. And I, I, I think that may also address the concern from the neighbor that that an engineer would have to look at this and honestly that has been asked in answer to city staff.

39:22Do we have any other questions?

39:27At this point then I'll turn to my colleagues for a motion. Member Fitzpatrick.

39:40My motion is to accept the application as per staff's recommendations to approve it.

39:48Do we have a seconder member Ross? Can I ask a point of order, Madam Chair? Since two of the recommendations are essentially, they've been made moot by the wisdom of the provincial government.

40:06Should they be included in this motion or help me with that, would you?

40:11Sure, Mr. Chair. So I can clarify. So there was variances A to E that were originally applied for. So variances C and D were regarding the EV parking spaces that's already been addressed that those are no longer required as per bill 98.

40:28So variance E as staff have identified is no longer required. So the only ones that the committee needs to make mention of are A and B. That's the buffer strip width and the minimum landscaped open space.

40:44So there's just the two variances that the committee needs to concern themselves with.

40:48Okay, so I'm wondering if I can turn back to Member Fitzpatrick if we can note that in your recommendation. Is that acceptable? Absolutely.

40:58And the seconder seems to be good with that. Is there any discussion in the motion before us? Seeing none, I think we've had a good discussion and I'll turn it over to our secretary of treasure for a vote.

41:12Thank you, Chair. Committee members, please indicate your vote by responding in favor or opposed to the motion, which is to approve the application, which is the two variances that we've outlined.

41:24Chair Smith. In favor. Member Fitzpatrick. In favor. Member Goodfellow. In favor. Member Membranio. In favor. Member Meir. In favor. Member Ross. In favor. Member Spears. In favor.

41:40That's carried, Mr. Chair. Thank you. Your application has been approved and you're free to stand and watch the rest of the proceedings or escape if you'd like.

41:52Thank you. I think we'll escape. Thank you guys. Appreciate it. Thank you very much. Have a good day. Madam Secretary Treasurer, may we have the next applicant, please?

42:04The next application is file A-22 slash 26, variance to permit reduction in number of parking spaces for proposed multi-unit buildings at 35-Bet Court.

42:16I'll note for those who are attending remotely, if you wish to speak to this application, you can do so by calling 519-822-1260-Ec22524 and when you call in staff, we'll give you instructions on how you can delegate remotely.

42:31Is the applicant present? Yes, please come forward. Good afternoon. Can you state your name and your relationship to the application, please?

42:54My name is Michael Rosenberger and I'm part of the architectural firm of Friday Turner Architects as part of the applicant.

43:03Welcome. And can you tell me if the sign was posted as per the Planning Act? Yes, it was.

43:08And have you read staff's comments and are you in agreement? Yes, we have and yes, we are in agreement with staff's recommendations.

43:15As you may have heard, you have 10 minutes to address our committee, so make as much use of that time as you'd like.

43:21It'll be fairly quick. It's a fairly large site that we have. A very large number of the buildings themselves are fairly large and so that's a way to a large amount of parking spaces.

43:42After the site plan agreement was put in place, we were doing some additional engineering of the covered parking that's required for our water management system that's on this property.

44:02And from that, we determined that the originally crafted structures were not adequate to be supported where we wanted them.

44:19And so the actual structure was put into the parking spaces and because of the structures being beside and through the parking spaces, we would have to find a place to increase where we have parking.

44:40But because again, because of the design of the water management, in order to keep those parking spaces at 240, we would have to more or less encroach into the circulation that we had created from SPA.

45:06And so we decided that to apply for this minor variance so that we can place the structures within the existing curbing and landscaping and circulation plan that was already agreed upon by city staff at site plan approval.

45:24And I'm finished.

45:27Awesome. If you want to wait right there, I'm going to see, well, first I'll turn to staff and see if there's any presentation or comments they'd like to make. Seeing none.

45:43If you want to wait right there, we'll see if there's any members of the public who wish to speak to this. Are there any members registered to delegate?

45:53Mr. Chair, I can confirm no registered delegates.

45:56Thank you. And is there anyone in the chamber who would like to speak to this application? Seeing none. Committee members, do we have any questions of the applicant? I'm seeing shaking of heads. I know that we went...

46:13I do have one minor question. We've gone through this in the past, haven't we not?

46:21There was a... I think there was a minor variance that was applied for, but it was because of the size of our buildings as related to, I think, the zoning requirement for a certain size on the lot.

46:41However, it was part of the old zoning bylaw, and we had to comply to both. So the previous minor variance was actually for the reduction in the building area, not the parking.

47:02But based on additional structural and design work, then we had to do the...

47:08I just had a sense of deja vu when I visited the site, so I wanted to just...

47:13Yeah, no, I was doing the same thing when I was looking at this prior to coming today.

47:19Thank you. Seeing no questions, committee members, and we've had no one from the public ask to speak to this, what is your wish? Member, good fellow.

47:32In motion, we approve this application as recommended by city staff.

47:37And do we have a seconder? It's like, member Meir, any discussion on the motion before us? Seeing none. Madam Secretary Treasurer, would you call the vote, please?

47:48Thank you, Chair, committee members, please indicate your vote by responding in favour or opposed to the motion, which is to approve the application.

47:56Chair Smith.

47:57In favour.

47:58Member Fitzpatrick.

48:00In favour.

48:01Member Goodfellow.

48:02In favour.

48:03Member Mambrinho.

48:04In favour.

48:05Member Meir.

48:06In favour.

48:07Member Ross.

48:08In favour.

48:09I'm sorry, in favour.

48:11And member Spears.

48:12In favour.

48:13That's carried, Mr. Chair.

48:15Thank you. Your application has been approved.

48:18You're welcome.

48:20Madam Secretary Treasurer, I believe we have one more application.

48:28The next and last application for this evening are files B-38-26 through to B-43-26 and file A-23-26 consent to create six new residential lots with one retained lot and permission to change the existing legal non-conforming use and permit office use within existing buildings at 695-701 Arrow Mossa Road.

49:00I'll note for those attending remotely, if you wish to speak to these applications, you can do so by calling the number displayed on the screen.

49:08The number is 519-822-1260 extension 2524.

49:13And when you call in staff, we'll give you instructions on how you can delegate remotely.

49:18Good afternoon.

49:20Can you state your name and your relationship to the application, please?

49:23I'm Jeff Buseman, a Van Harten surveying agent for the person purchasing this property.

49:31Thank you.

49:32And can you tell me if the sign was posted as per the Planning Act?

49:35Yes.

49:36And have you read staff comments?

49:38Yes.

49:39And are you in agreement?

49:40Yes, I am.

49:41As you know, Mr. Buseman, you can make as much use of the 10 minutes allotted to you.

49:46I think we'll keep it simple.

49:48Yes.

49:49So this property is at the corner of Arrow Mossa and Speedville.

49:55This is where it looks a little odd.

49:58Arrow Mossa is really the only road in town that's truly north-south.

50:01So that just gives you a different perspective there.

50:04As you can see with the north arrow, the proposal is for six semi-detached units.

50:10As you can see, Severance number one through to six, they've all been designed to meet the zoning requirements.

50:18They're all set up to be 8.3 meters wide, 38 meters deep, area of 317 square meters each, except for the Severance number six.

50:28It will be slightly larger due to the bit of a triangle shape on it.

50:35The city has requested, and what is required is a five-meter widening on Speedville Avenue there.

50:41You can see that.

50:43The other main request here is that the existing welding shop will become an office for mescon construction.

50:51And not a contractor's yard, there's going to be no outside storage.

50:58It's just going to be an office in that existing building.

51:02Staff have written a good report to support the application and how it fits with intensification.

51:10There's a bunch of little things that will happen.

51:12One is the entrance that's very close to the corner on Speedville that will be removed.

51:18Municipal services will be connected to that welding shop that we're proposing as an office.

51:26Of course, all the new houses will be connected to municipal services.

51:30The well and the septic that exists at the property will be removed.

51:34The house is going to be, that's there, will be demolished.

51:37You've probably read all those comments in the reports and so on.

51:43I'd be happy to answer any questions if there are any of the committee members or the public. Thanks.

51:53Thank you very much.

51:57I wonder if we have any delegations or sorry, city staff, if they have any comments they'd like to make.

52:05Through you, Mr. Chair, I will be brief.

52:08Just to be clear, this is two separate proposals.

52:11Effectively, we have the proposal for the severances for the semi-detached dwellings.

52:15And then we have the minor variance application, which is for the retained lot to permit an office use in that former well shop building.

52:22And for that minor variance application, that is an application under subsection 452 of the Planning Act.

52:28So the standard four tests of a minor variance don't apply there.

52:32In the staff comments, I did go into some detail about the criteria that we do evaluate an application under.

52:38I can go into that in more detail if you'd like.

52:41But under staff's review, staff are supportive of the proposal to have the office use in that well shop facility.

52:49Also worth noting the kind of garage to the rear of the semis there does not have any legal non-conforming status.

52:56So that would just have to maintain as a standard garage for storage of vehicles or other items.

53:01And as the applicant had noted, open storage is not permitted or outdoor storage is not permitted on the site.

53:07So that'll have to be cleaned up.

53:09And that sounds like that isn't an issue from the applicant's perspective.

53:12So if you do have any other questions, I'm here to answer them.

53:16Thank you.

53:18Are there any members of the public who would wish to speak to this application or are there any registered delegates online?

53:26Mr. Cherry can confirm no registered delegates.

53:31And is there anyone in the chamber who would like to speak to this?

53:35Seeing no one rushing the podium.

53:38Committee members, do we have any questions for the applicant?

53:42Member Ron.

53:47I wonder if you could talk us through our access out on the AERAMOSA.

53:53There'll be new driveways for each of the houses that are there.

53:59And the existing entrance onto AERAMOSA is what's going to be used for that office.

54:07Just an additional follow-up question.

54:14And how does the welding shop get out onto the road?

54:20Do they have their own separate driveway?

54:23Yes, it's there already.

54:24It's maybe not, maybe, oh, I got the, here, here's my, see the word existing entrance and then this line here and this line here represent the existing driveway that goes to AERAMOSA.

54:40Right in here.

54:47So each of the six will have their own access out onto the road?

54:54That's right.

54:55Okay.

55:00Any other questions?

55:01Member Goodfellow.

55:03Yes, thank you.

55:04Through you, chair, I think to city staff, I do have a question about the comment under environmental engineering and the record of site condition.

55:11I was actually interested to see that an RSE is not actually required for severed property in this circumstance.

55:19Can you just kind of explain that a little bit?

55:21It was new information to me.

55:25Through the chair.

55:26So it has to do with the use of the property.

55:31So the severed parcel is still an existing residential versus the other parcel is not residential.

55:38So it's not changing to a more sensitive land use.

55:44Okay. Thank you.

55:45Maybe just a follow-up question.

55:47So this was used for, it had a welding shop and a utility shop on it.

55:53So even though there was residential, it was used for, you know, mechanical operations of some former fashion in the past.

56:05Does that raise any concerns about potential for, you know, environmental liability contamination, whatnot on that site?

56:14Through the chair.

56:17So it's a little bit out of my area of expertise, but we did review this with the city's environmental engineer.

56:25And this is coming from the department.

56:28Okay. Thank you.

56:30Member Fitzpatrick and then member Ron.

56:36Through you, Mr. Chair.

56:38Pardon me.

56:40Looking at the proposed semis and that are being built on a lot.

56:45Are we, are we looking at there's going to be ADUs built into those as well?

56:50And my question then is, do we have enough adequate parking for such a busy road?

56:59Is that to me?

57:01Yes. Sorry.

57:02Yes. Okay. The technically the requirement is two parking spots per unit, but we are providing three.

57:08Thank you.

57:12Member Ross.

57:14So I have a comment and a question.

57:17One relates to, as was referenced in the last question, this is a busy road.

57:24And I'm assuming that there's going to be full turning movement for those units.

57:30Is that correct?

57:31Full turning movement.

57:32That is, they can go either north or south.

57:35Yes. I mean, that's, that is the intention.

57:38I mean, in the, in the report given to us, transportation engineering did, did,

57:44did comment and I was reading that.

57:49I don't know if I can get, I'll try to get it fairly quickly here.

57:54They had basically no concerns.

57:58I'm not reading verbatim.

58:00It's just because I can't find it that fast, but the transportation engineering had no concerns.

58:05Thank you.

58:07So my second question relates to landscaping.

58:12I'm assuming this permission, if it's provided tonight, then the appling,

58:18it goes away and completes all of the studies that are a part of the conditions of the report,

58:23but there's no site plan, nothing further that would occur at the staff level.

58:28Is that correct?

58:30Well, there's, you know, there's a site plan there.

58:33I mean, there's going to be a plan showing where exactly,

58:35where all the houses are going to go, all the grading, all that kind of stuff.

58:39When you say site, it's nothing will happen really for the retained, if that's what you're asking.

58:45My question relates to two major roads and how the open area is going to be treated,

58:54related to those roads.

58:56So you have, it's not really a corner, but then where are there corners in Guelph?

59:02Just saying.

59:03Coming from a place where everything was north, south, east, west.

59:07So just in terms of how this area will be, this is the one opportunity, I guess,

59:18in terms of any kind of enhancement of this block of land,

59:25because it's now before the committee, but I gather it's somewhat outside our purview.

59:31But at the same time, I'm curious to know whether that has been part of the discussion between staff and the applicant,

59:36as to what kind of landscaping would be appropriate, given the importance of Speedvale and Aramosa?

59:43So the client is informed, he hasn't closed yet on the property, and as soon as it's done, he's cleaning the site.

59:50He's cleaning everything up.

59:51I mean, that's probably the biggest thing right now is the, all the stuff that's there right now.

59:56So that's top priority.

1:00:00Eventually, this is intended to be used as their office for a couple of years, and then eventually hoping for more houses along a continuation of the six that are there,

1:00:12a continuation to the left as we look at it there.

1:00:15So over time, they're cleaning it up and knowing that it's an office of their presence, they want to make it look nice.

1:00:23I don't know the details of what they're going to do, other than for sure clean it up.

1:00:31Again, just to follow up.

1:00:33So then my comment is kind of moved because there's going to be more houses in the fullness of time potentially.

1:00:40So whatever happens at the corner of Aramosa and Speedvale would be, if the owner decided to do something would be fairly small in nature,

1:00:49because there wouldn't be much land left, is that correct?

1:00:52Yeah, I mean, I don't know what, like whether he builds a nice feature there.

1:00:56I don't think you've given much thought.

1:00:58You want to address that?

1:00:59Right.

1:01:02Okay, that's a good comment.

1:01:03He plans to work with staff when they come back with the next phase of development.

1:01:07That's their approach is to work with staff as to what would be appropriate.

1:01:11Thank you.

1:01:15Any other questions of the applicant?

1:01:18I have a couple.

1:01:21Forgive me, but I'm a little confused by this.

1:01:25The existing welding shop.

1:01:28Is that a, did I hear that it's legal nonconforming use that this is actually zone residential or am I, am I addled in that?

1:01:40I think Eric, you're the best answer to that.

1:01:43To the chair zoning did a full review of this and did Dean the welding shop.

1:01:52Only the welding shop having the legal nonconforming use to permit the welding used to continue.

1:02:01And that's why we're here today to convert it into an office use.

1:02:06Okay.

1:02:07And so I want to pick up on something that member good fellow was, was speaking about.

1:02:15And that is at the time of building permit, would there be any opportunity to discover if there was any hazardous things that were on the site where we were.

1:02:31Approving these, these semis.

1:02:36We do know that when, when development happens for the other building that RSC is required and they will be working on that.

1:02:53That, that's anticipated.

1:02:56At this moment, the RSC is not required for the severed parcels.

1:03:01They take a fair bit of time and cost.

1:03:03So we'd rather just keep it as, as that, that's our expectations.

1:03:09And to the chair, a change of use permit is required for the welding shop to be changed to an office.

1:03:18As well.

1:03:19And yeah, that'll require then building permit, make sure that, you know, the buildings heated, insulated, whatever done, done right, right.

1:03:28Right.

1:03:29But would that come back to us at committee of adjustment potentially or with that.

1:03:37Like change of use.

1:03:38I'm not sure that.

1:03:40Yeah, go ahead.

1:03:41Right.

1:03:42To the chair change of use is a building permit.

1:03:44So that will be required.

1:03:45And I did note that in the comments to the applicant that for the conversion of the welding shop to office, a change of use building permit would be required.

1:03:55Any further development on the site.

1:03:58In terms of any future severances.

1:04:03Would come back to the committee.

1:04:06Okay.

1:04:07Asked an answer.

1:04:08Thank you very much.

1:04:09I have no more further, but I believe member good fellow does.

1:04:13Yep.

1:04:14Just to, through the chair to city staff, I just want to make sure I understand this.

1:04:18So we had already talked that because the severed portions of the property were still going to be residential that an RSC wouldn't be required for that section.

1:04:28But I think I'm understanding that this is there's going to be a change in use required for the retained portion of the land going from some kind of, again, I keep saying mechanical shop, but that's probably not right.

1:04:45But that kind of use to an office.

1:04:48That to me seems a bit more sensitive.

1:04:50Like going from a less sensitive to a more sensitive use.

1:04:54So would that trigger some kind of environmental review of the property through the chair off off the top of my head.

1:05:06I'm not, I'm not sure on the going from a welding shop to an office.

1:05:12That would be something that have to be reviewed by the city's environmental engineering team.

1:05:18And so just to follow up on that and that would happen through the change of use process like the building permit process.

1:05:25Through the chair, it could be the building permit process or the environmental condition report or the environmental condition that we put on these types of severances.

1:05:41That follow up question then actually maybe slightly separate.

1:05:46It sounds to me then that there is an RSC coming for the rest of the site, which implies that there was a phase one phase two, some kind of process that's been completed for the site.

1:06:01As part of that was there a delineation towards the residential properties that the proposed residential properties like the suburb section through the chair.

1:06:15All we have are the conditions here at the moment that was reviewed on the as part of the application package so the applicant might have more information on what's already been done on the site.

1:06:29Please.

1:06:30Thank you.

1:06:34I can you state your name for the record please I assume you're part of the delegation.

1:06:38Zack Fisher.

1:06:42So there has been a phase one and a phase two done already on the property.

1:06:46We know the property is clean.

1:06:48The issue is that no matter what we do the change of use requires RSC so we can't develop that section until the RSC is done.

1:06:55That takes two years.

1:06:58Okay.

1:06:59Thank you.

1:07:00That actually jives with my understanding.

1:07:01This is not my area of expertise.

1:07:03I work with a lot of people who are very, very good at this stuff and I pick up things along the way.

1:07:07But no that actually then is very, very helpful.

1:07:09I appreciate the clarification.

1:07:11Thank you.

1:07:13Thank you.

1:07:14And I appreciate your atherness on that.

1:07:19That file member good fellow any other questions of the applicant.

1:07:25Seeing none.

1:07:27Committee members what is your wish.

1:07:29Member Spears.

1:07:37I move that we approve this application with the conditions recommended by city staff.

1:07:42And do we have a seconder member Fitzpatrick.

1:07:45Is there any further discussion on this application.

1:07:50Seeing none.

1:07:52Madam secretary treasure would you call the vote please.

1:07:55Thank you chair committee members please indicate your vote by responding in favor or opposed to the motion which is to approve the applications with the recommended conditions.

1:08:05Chair Smith.

1:08:06In favor.

1:08:07Member Fitzpatrick.

1:08:09In favor.

1:08:10Member good fellow.

1:08:11In favor.

1:08:12Member membrane in favor.

1:08:14Member mirror.

1:08:16Member Ross in favor and member Spears in favor.

1:08:22That's carried Mr chair.

1:08:24Thank you.

1:08:25Your application has been approved.

1:08:27Thank you.

1:08:28You're welcome.

1:08:30And with that I believe that concludes most of our business.

1:08:35Matter secretary treasure do you have any staff report.

1:08:39I do have one short staff announcement.

1:08:42That's regarding the Olt appeal for 36 love it lane.

1:08:48That appeal was regarding the committee's decision to refuse the long term bicycle parking variance at the February.

1:08:56February 2026 hearing that appeal has now been withdrawn by the applicant.

1:09:01This follows a partial settlement of the city's comprehensive zoning by law appeal which included changes to the bicycle parking requirements so the applicant was able to revise their plans to meet the new requirements so a variance was no longer needed.

1:09:16So that's the only announcement I have Mr. Chair.

1:09:20Thank you.

1:09:21And with that I will entertain a motion to adjourn.

1:09:25Member mirror and a seconder member good fellow.

1:09:29All those in favor.

1:09:31I believe that's unanimous so we stand adjourned.

1:09:34Thank you committee members.