City Council - Planning
Revised Meeting Agenda

Wednesday, April 15, 2026 at 5:30 P.m. - 10:00 P.m.

Council Chambers

Guelph City Hall, 1 Carden Street

Changes to the original agenda are noted with an asterisk "*".

 

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1.

Delegates to Item 8.2  - Downtown Community Planning Permit Decision Report, 2026-124

Members of the public who have an interest in delegating to this item may register up until 10:00 a.m. on Monday, April 13, 2026.

2.

Call to Order

2.1

Disclosure of Pecuniary Interest and General Nature Thereof

3.

Authority to move into closed session

• Recommendation:

3.1

Call to Order (closed meeting)

3.2

Disclosure of Pecuniary Interest and General Nature Thereof

3.3

Site-specific Land Use Planning Considerations, 2026-159

As per section 239(2)(f) of the Municipal Act, regarding advice that is subject to solicitor-client privilege, including communications necessary for that purpose.

4.

Closed Meeting Summary

5.

Open Meeting - 6:00 p.m.

5.1

O Canada

5.2

Silent Reflection

5.3

Indigenous Territorial Acknowledgement

5.4

Disclosure of Pecuniary Interest and General Nature Thereof

6.

Council Consent Agenda

The following resolutions have been prepared to facilitate Council’s consideration of various matters and are suggested for consideration. If Council wishes to address a specific report in isolation of the Consent Agenda, please identify the item. It will be extracted and dealt with separately as part of the Items for Discussion.

6.1

31 Yorkshire Street South - Notice of Intention to Designate, 2026-117

• Recommendation:
  1. That the City Clerk be authorized to publish and serve notice of intention to designate 31 Yorkshire Street South pursuant to Part IV, Section 29 of the Ontario Heritage Act.
  2. That the designation bylaw be brought before Council for approval if no objections are received within the thirty (30) day objection period.

6.2

Recommendation Report – Site Plan Control By-law and Delegated Authority for Planning Updates – 2026-106, 2026-106

• Recommendation:
  1. That the Recommendation Report – Site Plan Control By-law and Delegated Authority for Planning Updates be received.
  2. That a by-law to establish site plan control, and to delegate authority with respect to the approval of site plans within the City of Guelph, and to repeal the Site Plan By-law (1986) – 12024, as amended, as shown in Attachment-1, be approved.
  3. That the amendment to the Delegation of Authority by-law Number (2024)-20994, as shown in Attachment-2, be approved.

7.

Public Meeting to Hear Applications Under Sections 17, 34 and 51 of The Planning Act

(delegations permitted a maximum of 10 minutes)

7.1

Statutory Public Meeting Report, 210, 214 and 222 College Avenue East, Proposed Official Plan and Zoning By-law Amendments, 2026-116, 2026-116

Presentation:
Kelley McCormick, Planner III, Senior Planner

Delegations:
*Juliane vonWestherolt, Cuteen Fields
*Rachel Bossie, GSP Group Inc., Jessi McLellan, GSP Group Inc., Nigel Terpstra, EM Guelph Developments Limited Partnership, Kyle Brill, EM Guelph Developments Limited Partnership, and Sasa Radulovic, 5468796 Architects

Correspondence:
*Gary Harding
*Jessi McLellan, GSP Group Inc

• Recommendation:
  1. That report 2026-116 regarding proposed Official Plan Amendment and Zoning By-law Amendment applications submitted by GSP Group Inc., on behalf of EM Guelph Developments Limited Partnership, to permit the development of a 10-storey, 153 dwelling unit, purpose-built post-secondary student rental apartment building on the lands municipally known as 210, 214 and 222 College Avenue East, and legally described as Part of Lot 5, Concession 2, Division ‘G’ City of Guelph as in ROS157850, ROS524942, & ROS666478, from Infrastructure, Development and Environment dated April 15, 2026, be received.

7.2

Statutory Public Meeting Report and Decision Report for Proposed Zoning By-law Amendment application for 81 College Avenue West, 2026-142

Presentation:
Kanchan Ghadge, Project Manager, Planning

Delegations:
*Jay McGuffin, Monteith Brown Planning Consultants
*Benita Senkevics, Monteith Brown Planning Consultants

Correspondence:
*Benita Senkevics, Monteith Brown Planning Consultants

• Recommendation:
  1. That the Statutory Public Meeting Report regarding the proposed Zoning By-law Amendment submitted by Monteith Brown Planning Consultants on behalf of Dr. Jeff and Lisa White, Chabad of Guelph, c/o Raphael Steiner, to facilitate the development of a new threestorey place of worship (Chabad of Guelph) that includes a daycare facility and a twostorey residential dwelling unit with an attached additional dwelling unit (ADU) as an additional use on lands municipally known as 81 College Avenue West and legally described as PART OF LOT 3, REGISTERED PLAN 249, BEING PARTS 7, 8 AND 9, DEPOSITED PLAN 61R9059, deemed complete on February 3, 2026, by Infrastructure, Development and Environment, be received.
  2. That the application from Monteith Brown Planning Consultants on behalf of Dr. Jeff and Lisa White, Chabad of Guelph, c/o Raphael Steiner, to rezone the lands municipally known as 81 College Avenue West and legally described as PART OF LOT 3, REGISTERED PLAN 249, BEING PARTS 7, 8 AND 9, DEPOSITED PLAN 61R9059, from the ‘Low Density Residential 1’ (‘RL.1’) Zone to the ‘Neighbourhood Institutional (NI-6)’ Zone with sitespecific special provisions to permit the development of a new threestorey place of worship (Chabad of Guelph) that includes a daycare facility as a complementary use, along with an attached twostorey residential dwelling containing an additional dwelling unit (ADU) as an additional use, be approved in accordance with Attachment8 of the Infrastructure, Development and Environment Report 2026150 dated April 15, 2026.

8.

Items for Discussion

The following items have been extracted from the Committee of the Whole Consent Report and the Council Consent Agenda and will be considered separately. These items have been extracted either at the request of a member of Council or because they include a presentation and/or delegations.

8.1

Decision Report 115 Watson Parkway North Proposed Zoning By-law Amendment and Draft Plan of Subdivision, 2026-134

Delegations:
*Joe Valela
*David Cogliano
*Ali Afrasiabi, Turner Fleischer Architects
*Brandon Bradt, Crozier Consulting Engineers
*Jeff Lerch, MTE Consultants Inc.
*Nebojsa Milutinovic, Turner Fleischer Architects
*Jonathan Rodger, Guelph Watson Holdings Inc. 

Correspondence:
*Jonathan Rodger, Guelph Watson Holdings Inc.

• Recommendation:
  1. That the application from Zelinka Priamo Ltd., on behalf of the owner, Guelph Watson Holdings Inc. for a Zoning By-law Amendment to change the zoning from the “Site-specific Commercial Mixed-Use Centre with a Parking Adjustment Suffix and Holding Provisions” (CMUC-9(PA)(H10)(H12)) Zone, to an amended “Site-specific Commercial Mixed-Use Centre with a Parking Adjustment Suffix and Holding Provisions” (CMUC-9(PA)(H)) Zone, to the “Neighbourhood Park” (NP) Zone, to modify the boundaries of the “Natural Heritage Sytstem” (NHS) Zone, and to modify the Floodplain (FL) Overlay, according to Zoning By-law (2023)-20790, as amended, to permit the development of four mixed use buildings ranging in height from nine (9) to fourteen (14) storeys, consisting of approximately 928 dwelling units and 2,750 square metres of at-grade commercial space, 31 on-street townhouse units, 170 back-to-back townhouse units (approximately 1,129 dwelling units in total), on the property municipally known as 115 Watson Parkway North and legally described as Part of Lot 5, Concession 3, Division C, City of Guelph, be approved in accordance with recommended zoning regulations in Attachment-3 and zoning mapping in Attachment-7 of Infrastructure, Development and Environment report dated April 15, 2026.
  2. That in accordance with Section 34(17) of the Planning Act, City Council has determined that no further public notice is required related to the proposed Zoning By-law Amendment affecting 115 Watson Parkway North.
  3. That the application from Zelinka Priamo Ltd., on behalf of the owner, Guelph Watson Holdings Inc. for approval of a Draft Plan of Subdivision consisting of two (2) Commercial Mixed-use Centre Blocks, one (1) Multiple Residential Block, one (1) Natural Heritage System Block and one (1) Neighbourhood Park Block, and four (4), 0.3 metre Reserve Blocks as shown in Attachment-10, on the property municipally known as 115 Watson Parkway North and legally described as Part of Lot 5, Concession 3, Division C, City of Guelph, be approved for three (3) years in accordance with draft plan conditions outlined in Attachment-4 Recommended Draft Plan Conditions of Infrastructure, Development and Environment report dated April 15, 2026.

8.2

Downtown Community Planning Permit Decision Report, 2026-124

*A memo has been added, and the recommendation has been updated in the revised agenda package.

Presentation:
Will Gregory, Project Manager, Policy Planning
Justine Giancola, Dillon Consulting

Delegations:
*David McAuley
*Kevin Thompson, Grand Highlands Home Builders' Association, 185 Woolwich Holdings Inc.
*Ian Panabaker, Wood Development Group
*Tim Smith, Urban Strategies Inc.
*David Galbraith, Vive Development and Fitzrovia

Correspondence:
*Andy Vielleux, President & CEO, Guelph Chamber of Commerce
*Melissa Jonker, CEO, Grand Highlands Home Builders' Association
*Tarah Coutts, Land Use Planner, Aird & Berlis LLP, Skyline Retail Real Estate Holdings Limited
*Kevin Thompson, SmithValeriote Law Firm LLP
*Dominica McPherson, Director, Guelph & Wellington Poverty Elimination Collaborative
*Melissa Kwiatkowski, Chief Executive Officer, Guelph Community Health Centre
*Ian Panabaker, Wood Development Group
*Ryan Scott, Senior Vice President, Fusion Homes
*Tim Smith, Urban Strategies Inc.
*David Galbraith, Vive Development and Fitzrovia

• Recommendation:
  1. That the report titled Downtown Community Planning Permit Decision Report (2026) – 124 dated April 15, 2026 be received.
  2. That the City-initiated Community Planning Permit By-law for the Downtown Area, as shown in Attachment-1 of Council Memo 2026-204 dated April 15, 2026 be approved
  3. That the comprehensive zoning by-law 2023-20790, and where applicable, Zoning By-law (1995)-14864, as applied to the Downtown Area as shown in Attachment-1 of Council Memo 2026-204, be repealed and replaced with the community planning permit by-law.
  4. That the amendment to the Planning Fee by-law Number (2026) – 21227, as shown in Attachment-4, be approved.
  5. That in accordance with Section 34 (17) of the Planning Act, City Council has determined that no further public notice is required related to the modifications to the proposed Official Plan Amendment and Community Planning Permit By-law.
  6. That the City-initiated Official Plan Amendment to enable a Community Planning Permit System for the Downtown Area as shown in Attachment-1 of Council Memo 2026-204 dated April 15, 2026 be approved.

8.2.1

Council Memo - Update to Community Planning Permit By-law - 2026-204

9.

By-laws

Resolution to adopt the By-laws (Councillor Chew).

• Recommendation:
  1. That by-law (2026) - 21217, (2026) - 21218, (2026) - 21223, by-laws (2026) - 21225 through (2026) - 21227, (2026) - 21230, (2026) - 21231, (2026) - 21235, and by-law (2026) - 21237, be approved subject to Section 284.11 (4) of the Municipal Act.

9.1

By-law Number (2026) - 21217

A By-law to establish Site Plan Control, and to delegate authority with respect to the approval of site plans within the City of Guelph under Section 41 of the Planning Act, R.S.O. 1990, c.P.13, as amended, and to repeal By-laws (1986) – 12024, (1995) – 14866 and (2026) – 21219.

9.2

By-law Number (2026) - 21218

A By-law to amend By-law number (2024) – 20994, being a by-law to delegate certain administrative powers and duties to City staff, to govern execution of documents.

9.3

By-law Number (2026) - 21223

A by-law to designate portions of the buildings and property known municipally as 89 Arthur Street North and described legally as LOT 37, PLAN 32 ;GUELPH, as being a property of cultural heritage value or interest.

9.4

By-law Number (2026) - 21225

A by-law to amend the Official Plan for the City of Guelph to enable the Downtown Community Planning Permit System.

9.5

By-law Number (2026) - 21226

A by-law to establish the City of Guelph’s Downtown Community Planning Permit System.

9.6

By-law Number (2026) - 21227

A by-law to amend By-law Number (2025) – 21054, as amended, to update the fees schedule for Community Planning Permit applications to account for small applications, to reflect costs of similar applications outside of the Community Planning Permit Area, and to balance the fees to account for a wider range of scale in applications for each permit class, an amendment to a tariff of fees for the processing and approval of development applications pursuant to the Planning Act, R.S.O. 1990, c. P.13, Subsection 114 as amended.

9.7

By-law Number (2026) - 21230

A By-law to set the tax rates for City purposes for the year 2026 and to provide for a final tax levy and the payment of taxes.

9.8

By-law Number (2026) - 21231

A by-law to amend By-law Number (2023)-20790, as amended, known as the Zoning By-law for the City of Guelph as it affects lands municipally known as 81 College Avenue West, legally described as PART OF LOT 3, REGISTERED PLAN 249, BEING PARTS 7, 8 AND 9, DEPOSITED PLAN 61R 9059 (File No. OZS26-005).

9.9

By-law Number (2026) - 21235

A by-law to amend By-law Number (2023)-20790, as amended, known as the Zoning By-law for the City of Guelph as it affects lands municipally known as 115 Watson Parkway North and legally described as Part of Lot 5, Concession 3, Division C, City of Guelph City of Guelph (File#OZS24-015).

9.10

By-law Number (2026) - 21237

A by-law to confirm the proceedings of a meeting of Guelph City Council held April 15, 2026.

10.

Mayor’s Announcements

Please provide any announcements, to the Mayor in writing, by 12 noon on the day of the Council meeting.

11.

Adjournment