Minutes of Guelph City Council

Wednesday, October 15, 2025 at 3:45 P.m. - 10:00 P.m.

Council Chambers

Guelph City Hall, 1 Carden Street

Council:

• Mayor C. Guthrie
• Councillor P. Allt
• Councillor C. Billings
• Councillor L. Busuttil
• Councillor L. Caron
• Councillor E. Caton
• Councillor K. Chew
• Councillor C. Downer
• Councillor D. Gibson
• Councillor R. Goller
• Councillor K. Hauser
• Councillor C. Klassen
• Councillor M. Richardson

Staff:

• T. Baker, Chief Administrative Officer
• C. Clack-Bush, Deputy Chief Administrative Officer, Public Services
• J. Holmes, Deputy Chief Administrative Officer, Infrastructure, Development and Environment
• S. O'Brien, Deputy Chief Administrative Officer, Corporate Services
• K. Walkey, General Manager, Planning and Building Services
• C. DeVriendt, Manager, Development Planning
• I. Goldie, Project Manager, Heritage Planning
• L. Mollame, Project Manager, Policy Planning
• B. Manley, Planner I, Policy Planner
• K. Patzer, Senior By-law Administrator/Zoning Inspector III
• L. Sulatycki, Senior Planner
• D. McMahon, Manager, Legislative Services/Deputy Clerk
• G. Brennan, Council and Committee Coordinator
• A. Sandor, Council and Committee Coordinator
• J. Tang, Legislative Coordinator

Also Present:

• Rebecca Sciara, ASI 
  Matt Reid, ASI

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2.

Call to Order - Mayor

Mayor Guthrie called the meeting to order. (3:47 p.m.)

2.1

Disclosure of Pecuniary Interest and General Nature Thereof

There were no disclosures.

3.

Authority to move into closed meeting

• Moved By Councillor Busuttil
  Seconded By Councillor Chew
  1. That the Council of the City of Guelph now hold a meeting that is closed to the public, pursuant to the Municipal Act, to consider:

  Employment Land Acquisition Update - 2025-488

  As per Section 239(2)(c) of the Municipal Act, regarding a proposed or pending acquisition or disposition of land by the municipality or local board.

  Voting in Favour: (9)

  Mayor Guthrie, Councillor Goller, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Busuttil, and Councillor Chew

  Carried (9 to 0)

3.1

Call to Order (closed meeting)

3.2

Disclosure of Pecuniary Interest and General Nature Thereof

3.3

Employment Land Acquisition Update - 2025-488

4.

Closed Meeting Summary

Mayor Guthrie called the meeting to order (4:03 p.m.). Mayor Guthrie noted the following:

Employment Land Acquisition Update - 2025-488    

Council gave direction to staff.

5.

Open Meeting - 4:00 p.m.

5.4

Disclosure of Pecuniary Interest and General Nature Thereof

There were no disclosures.

6.

Council Consent Agenda

• Moved By Councillor Goller
  Seconded By Councillor Gibson
  1. That the October 15, 2025 Council Consent Agenda identified below be adopted.

6.1

Decision Report for Draft Plan Extension Request of Subdivision 23T-07506 (1159 Victoria Rd S), 2025-459

• 1. That in accordance with Section 51(33) of the Planning Act, the application by Victoria Park Village Limited for an extension to the Victoria Park Village Draft Plan of Subdivision (23T-07506), municipally known as 1159 Victoria Road South be approved with a three (3) year lapsing date to November 22, 2028, subject to the original draft plan conditions approved by the former Ontario Municipal Board in its Decision/Order, issued on November 22, 2013, and subject to changes made to the original draft plan conditions approved by City Council on September 12, 2022, to allow transition to the City’s assumption model, contained in Attachment-4 of Report 2025-459, dated October 15, 2025.
  2. That in accordance with Section 51(45) of the Planning Act, administrative and technical revisions have been made to draft plan conditions approved by the former Ontario Municipal Board in its Decision/Order, issued on November 22, 2013 to update standard wording and new service area names and staff titles, and update By-law numbers.
  3. That in accordance with Section 51(47) of the Planning Act, City Council has determined that no public notice is required as changes to the draft plan conditions are administrative and technical in nature and are therefore considered to be minor.

6.2

Decision Report for Draft Plan Extension Request of Subdivision 23T-11503 (635 Woodlawn Rd E), 2025-460

• 1. That in accordance with Section 51(33) of the Planning Act, the application by the owners, Terra View Custom Homes Limited. and Lambden Farm Trust for an extension to Draft Plan of Subdivision 23T-11503, municipally known as 635 Woodlawn Road East be approved with a three (3) year lapsing date to November 18, 2028, subject to the original draft plan conditions approved by the former Ontario Municipal Board in its Decision/Order, issued on November 18, 2015, and subject to changes made to the original draft plan conditions approved by City Council on October 13, 2020 to allow transition to the City’s assumption model, contained in Attachment-4 of Report 2025-460, dated October 15, 2025.
  2. That in accordance with Section 51(45) of the Planning Act, administrative and technical revisions have been made to draft plan conditions approved by the former Ontario Municipal Board in its Decision/Order, issued on November 18, 2015 to update standard wording and new service area names and staff titles, and update By-law numbers.
  3. That in accordance with Section 51(47) of the Planning Act, City Council has determined that no public notice is required as changes to the draft plan conditions are administrative and technical in nature and are therefore considered to be minor.

6.3

Request for Municipal Support Resolution from Moose Power - 2025-471

• 1. The council of the City of Guelph supports the submission of a Proposal for the Long-Term Energy Project located on the Municipal Project Lands which includes the group of rooftop solar projects located at 30 Hanlon Creek Boulevard, 35 Cooper Road, 54 Phelan Court, 45-55 Quarterman Road, 56 Quarterman Road, and 65-75 Quarterman Road.
  2. This resolution's sole purpose is to satisfy the mandatory requirements of Section4.2(c)(iii) of the LT2(e-1) RFP and may not be used for the purpose of any other form of approval in relation to the Proposal or Long-Term Energy Project or for any other purpose.
  3. The Proponent has undertaken, or has committed to undertake, Indigenous and community engagement activities in respect of the Long-Term Energy Project to the satisfaction of the Municipality.
  4. The Municipal Project Lands does not include lands designated as Prime Agricultural Areas in the City of Guelph’s Official Plan.
  5. Where the Municipal Project Lands does include lands designated as Prime Agricultural Areas in the City of Guelph’s Official Plan as of the date of this resolution:
     1. The Municipal Project Lands are not designated as Specialty Crop Areas;
     2. The Long-Term Energy Project is not a Non-Rooftop Solar Project;
     3. The Proponent has satisfied the AIA Component One Requirement to the satisfaction of the Local Municipality; and
     4. If the Proponent is selected as a Selected Proponent under the LT2(e-1) RFP, the council of the City of Guelph will engage in good faith with the Selected Proponent to enable the Selected Proponent to complete the AIA Components Two and Three Requirement.

  Voting in Favour: (11)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Busuttil, and Councillor Chew

  Carried (11 to 0)

7.

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

7.1

Downtown Heritage Conservation District - Draft Plan and Guidelines, 2025-443

The following staff presented on the Downtown Heritage Conservation District - Draft Plan and Guidelines:
Imogen Goldie, Project Manager, Heritage Planning 
Rebecca Sciarra, ASI
Matt Reid, ASI

The following delegates spoke:
Christopher Bisson

Council recessed to receive public delegations (4:53 p.m.). Council reconvened (4:56 p.m.). There were no additional delegations.

• Moved By Councillor Busuttil
  Seconded By Councillor Hauser
  1. That Report 2025-443 from Planning and Building Services, dated October 15, 2025, regarding the draft Downtown Heritage Conservation District Plan and Guidelines be received.

  Voting in Favour: (13)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Carried (13 to 0)

7.2

Official Plan Update - Phase 1 Draft Official Plan Amendment, 2025-452

The following staff presented on the Official Plan Update - Phase 1 Draft Official Plan Amendment:
Brittany Manley, Policy Planner
Lucas Mollame, Project Manager, Policy Planning

Council recessed to receive public delegations (5:47 p.m.). Council reconvened (5:50 p.m.). There were no additional delegations.

• Moved By Councillor Allt
  Seconded By Councillor Richardson
  1. That the City-initiated Official Plan Amendment No. 110 to update the Official Plan be received in accordance with Attachment-1 of Report 2025-452, dated October 15, 2025.

  Voting in Favour: (13)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Carried (13 to 0)

  Council recessed (5:51 p.m.). Council reconvened (6:12 p.m.).

  
  

7.3

Public Meeting Report, Proposed Official Plan and Zoning By-law Amendments for 132 Clair Rd W (Block 1, Draft Plan of Subdivision 23T-15501 and lands within proposed draft plan of subdivision directly south of Poppy Drive West), 2025-449

Lindsay Sulatycki, Senior Planner, presented the Public Meeting Report, Proposed Official Plan and Zoning By-law Amendments for 132 Clair Rd W (Block 1, Draft Plan of Subdivision 23T-15501 and lands within proposed draft plan of subdivision directly south of Poppy Drive West).

The following delegate spoke:
Andrea Sinclair, MHBC Planning

Council recessed to receive public delegations (6:50 p.m.). Council reconvened (6:53 p.m.). There were no additional delegations.

• Moved By Councillor Hauser
  Seconded By Councillor Chew
  1. That the Statutory Public Meeting Report regarding proposed Official Plan and Zoning By-law Amendment applications submitted by MHBC Planning Limited, on behalf of the owner, Mattamy (Truvilla) Limited, to facilitate the development of a residential subdivision on lands south of the future Poppy Drive West and a high density residential development on Block 1 lands within Draft Plan 23T-15501 (located north of the future Poppy Drive West), on lands municipally known as 132 Clair Road West and legally described as Part of Lot 11, Concession 7, (Geographic Township of Puslinch), City of Guelph, from Infrastructure, Development and Environment dated October 15, 2025 be received.

  Voting in Favour: (11)	Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser
  Voting Against: (2)	Councillor Allt, and Councillor Caton

  Carried (11 to 2)

8.

Items for Discussion

8.1

Sign By-law Variances for 705 Southgate Drive – 2025-446, 2025-446

The following delegate spoke:
Liz Resch, Country Signs

• First Motion
  Moved By Councillor Caton
  Seconded By Councillor Downer
  1. That the request for variance from Section 18.1.3 L) to permit a minimum separation distance of approximately 80 metres as shown on the site plan between two ground signs on the same property be approved; and
  2. That the request for variance from Section 18.1.3 G) to permit ground sign 1A setback 3 metres from the street line, a maximum height of 7.5 metres above the adjacent roadway and a maximum sign face area of 12.78 metres squared be refused; and
  3. That the request for variance from Section 18.1.3 G) to permit ground sign 1B setback 1 metre from the street line, a maximum height of 7.5 metres above the adjacent roadway and a maximum sign face area of 12.78 metres squared be refused.

  Each clause was requested to be voted on separately.

  
  
• First Clause of First Motion
  Moved By Councillor Caton
  Seconded By Councillor Downer
  1. That the request for variance from Section 18.1.3 L) to permit a minimum separation distance of approximately 80 metres as shown on the site plan between two ground signs on the same property be approved; 

  Voting in Favour: (13)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Carried (13 to 0)
• Second Clause of First Motion
  Moved By Councillor Caton
  Seconded By Councillor Downer

  2. That the request for variance from Section 18.1.3 G) to permit ground sign 1A setback 3 metres from the street line, a maximum height of 7.5 metres above the adjacent roadway and a maximum sign face area of 12.78 metres squared be refused.

  Voting in Favour: (3)	Councillor Allt, Councillor Caron, and Councillor Caton
  Voting Against: (10)	Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Downer, Councillor Billings, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Defeated (3 to 10)
• Third Clause of First Motion
  Moved By Councillor Caton
  Seconded By Councillor Downer

  3. That the request for variance from Section 18.1.3 G) to permit ground sign 1B setback 1 metre from the street line, a maximum height of 7.5 metres above the adjacent roadway and a maximum sign face area of 12.78 metres squared be refused.

  Voting in Favour: (3)	Councillor Allt, Councillor Caron, and Councillor Caton
  Voting Against: (10)	Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Downer, Councillor Billings, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Defeated (3 to 10)
• Second Motion
  Moved By Councillor Hauser
  Seconded By Councillor Chew
  1. That the request for variance from Section 18.1.3 G) to permit ground sign 1A setback 3 metres from the street line, a maximum height of 7.5 metres above the adjacent roadway and a maximum sign face area of 12.78 metres squared be approved; and
  2. That the request for variance from Section 18.1.3 G) to permit ground sign 1B setback 1 metre from the street line, a maximum height of 7.5 metres above the adjacent roadway and a maximum sign face area of 12.78 metres squared be approved.

  Voting in Favour: (11)	Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser
  Voting Against: (2)	Councillor Allt, and Councillor Caton

  Carried (11 to 2)

8.2

Decision Report for Proposed Official Plan Amendment and Zoning By-law Amendment for 1 Clair Road East, 2025-450

The following delegates spoke:
Oz Kemal, MHBC Planning

The following delegate did not speak:
Brian Wood

• First Motion
  Moved By Councillor Hauser
  Seconded By Councillor Chew
  1. That the application from FCHT Holdings Corporation for an Official Plan Amendment to amend the landuse designation from the current “Commercial Mixed-use Centre” designation to a site specific “Commercial Mixed-use Centre Sub Area “A” and Sub Area “B” designation to permit a maximum density of 184 units per hectare for Sub Area “A” and a maximum net density of 351 units per hectare for Sub Area “B” and a maximum net density of 250 units per hectare for the entirety of the block, and to change the landuse of the 0.18 hectare lands on the corner of Hawkins Dr. and Poppy Dr. E. from current “Commercial Mixed-use Center” designation to “Open Space” designation for lands municipally known as 1 Clair Road East and legally described as Block 1, Plan 61m165, City of Guelph be approved with staff recommendation be approved in accordance with Attachment-3 of the Infrastructure, Development and Environment Report 2025-450, dated October 15, 2025.
  2. That the application from FCHT Holdings Corporation, for a Zoning By-law Amendment to amend the current zoning from “Commercial Mixed-use Centre” with a municipal services holding provision, and parking adjustment suffix (CMUC(PA)(H12)) Zone (2023) – 20790, as amended to a Site-specific Commercial Mixed-use Centre with a Parking Adjustment CMUC.17(PA) and further split in to CMUC-17.1(PA) and CMUC-17.2(PA) Zone, and zone the proposed open space as Neighbourhood Park (NP)Zone (2023)-20790, as amended, to facilitate the proposed development of the subject lands municipally known as 1 Clair Road East and legally described as Block 1, Plan 61m165, City of Guelph, be approved in accordance with Attachment-4 of the Infrastructure, Development and Environment Report 2025-450, dated October 15, 2025.
• First Amendment to First Motion
  Moved By Councillor Chew
  Seconded By Councillor Goller
  1. That the proposed north–south internal street access (“woonerf”) connecting to Poppy Drive East and 1888 Gordon Street be approved in principle as a service and emergency access only, until such time that the City reviews the area's traffic operations and pedestrian circulation, following the full build-out of Poppy Drive East and the opening of the South End Community Centre, be considered for future consideration.
  2. That the application from FCHT Holdings Corporation for an Official Plan Amendment to amend the landuse designation from the current “Commercial Mixed-use Centre” designation to a site specific “Commercial Mixed-use Centre Sub Area “A” and Sub Area “B” designation to permit a maximum density of 184 units per hectare for Sub Area “A” and a maximum net density of 351 units per hectare for Sub Area “B” and a maximum net density of 250 units per hectare for the entirety of the block, and to change the landuse of the 0.18 hectare lands on the corner of Hawkins Dr. and Poppy Dr. E. from current “Commercial Mixed-use Center” designation to “Open Space” designation for lands municipally known as 1 Clair Road East and legally described as Block 1, Plan 61m165, City of Guelph be approved with staff recommendation be approved in accordance with Attachment-3 of the Infrastructure, Development and Environment Report 2025-450, dated October 15, 2025.
  3. That the application from FCHT Holdings Corporation, for a Zoning By-law Amendment to amend the current zoning from “Commercial Mixed-use Centre” with a municipal services holding provision, and parking adjustment suffix (CMUC(PA)(H12)) Zone (2023) – 20790, as amended to a Site-specific Commercial Mixed-use Centre with a Parking Adjustment CMUC.17(PA) and further split in to CMUC-17.1(PA) and CMUC-17.2(PA) Zone, and zone the proposed open space as Neighbourhood Park (NP)Zone (2023)-20790, as amended, to facilitate the proposed development of the subject lands municipally known as 1 Clair Road East and legally described as Block 1, Plan 61m165, City of Guelph, be approved in accordance with Attachment-4 of the Infrastructure, Development and Environment Report 2025-450, dated October 15, 2025.

  Voting in Favour: (3)	Councillor Goller, Councillor Richardson, and Councillor Chew
  Voting Against: (10)	Mayor Guthrie, Councillor Gibson, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Busuttil, and Councillor Hauser

  Defeated (3 to 10)
• First Motion
  1. That the application from FCHT Holdings Corporation for an Official Plan Amendment to amend the landuse designation from the current “Commercial Mixed-use Centre” designation to a site specific “Commercial Mixed-use Centre Sub Area “A” and Sub Area “B” designation to permit a maximum density of 184 units per hectare for Sub Area “A” and a maximum net density of 351 units per hectare for Sub Area “B” and a maximum net density of 250 units per hectare for the entirety of the block, and to change the landuse of the 0.18 hectare lands on the corner of Hawkins Dr. and Poppy Dr. E. from current “Commercial Mixed-use Center” designation to “Open Space” designation for lands municipally known as 1 Clair Road East and legally described as Block 1, Plan 61m165, City of Guelph be approved with staff recommendation be approved in accordance with Attachment-3 of the Infrastructure, Development and Environment Report 2025-450, dated October 15, 2025.
  2. That the application from FCHT Holdings Corporation, for a Zoning By-law Amendment to amend the current zoning from “Commercial Mixed-use Centre” with a municipal services holding provision, and parking adjustment suffix (CMUC(PA)(H12)) Zone (2023) – 20790, as amended to a Site-specific Commercial Mixed-use Centre with a Parking Adjustment CMUC.17(PA) and further split in to CMUC-17.1(PA) and CMUC-17.2(PA) Zone, and zone the proposed open space as Neighbourhood Park (NP)Zone (2023)-20790, as amended, to facilitate the proposed development of the subject lands municipally known as 1 Clair Road East and legally described as Block 1, Plan 61m165, City of Guelph, be approved in accordance with Attachment-4 of the Infrastructure, Development and Environment Report 2025-450, dated October 15, 2025.

  Voting in Favour: (13)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Carried (13 to 0)
• Second Motion
  Moved By Councillor Chew
  Seconded By Councillor Hauser
  1. That the feedback provided through the Zoning By-law Amendment process be included and considered during the site plan approval process for 1 Clair Road East.

  Voting in Favour: (13)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Carried (13 to 0)

9.

By-laws

• Moved By Councillor Klassen
  Seconded By Councillor Downer
  1. That by-laws (2025) – 21140 to (2025) – 21143, (2025) - 21152, and (2025) - 21154 to (2025) - 21157, be approved subject to Section 284.11 (4) of the Municipal Act.

  Voting in Favour: (13)

  Mayor Guthrie, Councillor Gibson, Councillor Goller, Councillor Allt, Councillor Downer, Councillor Billings, Councillor Caron, Councillor Caton, Councillor Klassen, Councillor Richardson, Councillor Busuttil, Councillor Chew, and Councillor Hauser

  Carried (13 to 0)

10.

Mayor’s Announcements

Councillor Caron noted that a Ward 5 Town Hall will be conducted on October 21, 2025 at Arbour Vista Public School.

Mayor Guthrie recognized Jayne Holmes, Deputy Chief Administrative Officer, Infrastructure, Development, and Environment for their service to the City of Guelph. 

11.

Adjournment

• Moved By Councillor Busuttil
  Seconded By Councillor Caton
  1. That the meeting be adjourned (7:55 p.m.).
  Carried