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221026 Affordable and Attainable Housing Advisory Committee AgendaPage 1 of 2 The Corporation of the Town of Tillsonburg Affordable and Attainable Housing Advisory Committee October 26, 2022 4:30 p.m. AGENDA 1.Call to Order 2.Adoption of Agenda Proposed Resolution #1 Moved by: Seconded by: THAT the Agenda as prepared for the Affordable and Attainable Housing Advisory Committee meeting of October 26, 2022, be adopted. 3.Minutes of the Previous Meeting (attached) Proposed Resolution #2 Moved by: Seconded by: THAT the minutes as prepared for the Affordable and Attainable Housing Advisory Committee meeting of August 3, 2022, be adopted. 4.Disclosures of Pecuniary Interest and the General Nature Thereof 5.Presentations 5.1. My Second Unit Program Presented by: Cole Warwick Page 2 of 2 5.2. Habitat for Humanity Presented by: Al MacKinnon, CEO, Habitat for Humanity Heartland Ontario 5.3. Re-Imagining Bridge Street Presented by: John Veldman, President, BMI Group Inc. 6.General Business and Reports 6.1. Potential Options for Increasing Residential Density- CP 2022-397 (attached) 6.2. Indwell Opportunity- Cedric Tomico 7.Information Items 7.1. Override Municipal Zoning- Toronto Star (attached) 7.2 Foreign Real Estate Speculation News Release (attached) 8.Next Meeting November 23, 2022 4:15 p.m. 9.Adjournment Proposed Resolution #2 Moved by: Seconded by: THAT the October 26, 2022 Affordable and Attainable Housing Advisory Committee meeting be adjourned at _____ p.m. 5.2. Master Housing Strategy Update Presented by: Rebecca Smith Page 1 of 5 The Corporation of the Town of Tillsonburg Affordable and Attainable Housing Advisory Committee August 3, 2022 4:15 p.m. Present: Cedric Tomico, Councillor Chris Parker, Dane Willson, Councillor Penny Esseltine, Suzanne Renken Regrets: Gary Green, Lisa Lanthier, Rebecca Smith Absent: Elyse Pelland Staff: Kyle Pratt, Chief Administrative Officer; Laura Pickersgill, Executive Assistant; Cephas Panschow, Development Commissioner MINUTES 1. Call to Order The meeting was called to order at 4:20 p.m. 2. Adoption of Agenda Resolution #1 Moved by: Cedric Tomico Seconded by: Councillor Esseltine THAT the Agenda as prepared for the Affordable and Attainable Housing Advisory Committee meeting of August 3, 2022, be adopted, as amended with the addition of item 5.7 Carried 3. Minutes of the Previous Meeting Page 2 of 5 Resolution #2 Moved by: Councillor Esseltine Seconded by: Cedric Tomico THAT the minutes as prepared for the Affordable and Attainable Housing Advisory Committee meeting of May 25, 2022, be adopted. Carried 4. Disclosures of Pecuniary Interest and the General Nature Thereof There were no disclosures of pecuniary interest declared. 5. General Business and Reports 5.1. Tiny Home Show- Municipal Conference Day This event is taking place tomorrow and Cedric will report back afterwards. 5.2. Community Strategic Plan Goals 5.2.1. Affordable and Attainable Housing Committee Terms of Reference 5.2.2. AMO and HATF Recommendations Kyle provided an overview of the Committee’s mandate and goals to ensure they are being fulfilled. It was noted that Oxford County Council had received an update regarding the Master Housing Strategy along with the Housing Needs Assessment at their June 22 meeting. This information was circulated via email to the Committee and will be brought to the next meeting for further review. A discussion was held regarding developing an attainable housing plan. It was suggested that the Committee review the County’s plan once complete and build the Town’s plan off of that. It was noted that many municipalities hire a consultant to complete their housing plans. It was suggested that the article previously circulated regarding the plan created by the Town of Collingwood be recirculated. It was suggested that a review of what other larger municipalities have created for housing plans be done. 5.3. Expansion of Entrepreneurial Zone- Commercial Policy Review Cephas provided a summary of the purpose for the Entrepreneurial Zone, which encircles the Central Commercial zone and acts as a transitory zone between the core and residential zones. It was suggested that by potentially expanding Page 3 of 5 the Entrepreneurial Zone that this could allow for development of more lands for housing, including affordable housing or office space. It was suggested that this would need to be done in tandem with the zoning restrictions or by lessening the restrictions in the zoning. It was mentioned that innovative ideas would be required to ensure the best use of the spaces. Cephas will bring back more information on this to the next meeting. 5.4. Resolution- More Homes, More Choices Act This item was brought forward for Committee awareness. 5.5. Community Improvement Plan Updates for Social Housing Cephas provided an overview of the revisions made to the Community Improvement Plan to incorporate the term ‘social housing’. It was noted that by adding this definition it would allow for funding of social multi-residential housing projects outside of the downtown, which are not currently permitted under the existing Community Improvement Plan. It was suggested that the words ‘and/or affordable housing’ be added after ‘social housing’. It was suggested that additional residential units be included as part of the definition. Cephas will incorporate these comments into the version that will be brought forward to Council prior to being reviewed with the Province. 5.6. Surplus Lands designated for Affordable and Attainable Housing and EOI Staff are working on developing a list of surplus lands. It was noted that once this list is updated the Committee can review it to make recommendations on other lands that could possibly be used for affordable and attainable housing projects. 5.7. Addition of Committee Member The County approached staff about getting the Committee’s opinion on adding an additional member to the Committee. This individual would be the person holding the newly created position at the County known as the Housing Programs Coordinator. The Committee passed the following resolution: Resolution #3 Moved By: Councillor Esseltine Seconded By: Cedric Tomico THAT the Affordable and Attainable Housing Committee is recommending Cole Warwick be appointed a member of this Committee; Page 4 of 5 AND THAT the representation from Oxford County remain at two individuals for voting purposes; AND FURTHER THAT that the third person represent in a staff liaison capacity. Carried Laura will reach out to the County about which members they would like to have as voting members and which as a staff liaison. Laura will bring a report to Council on this. 6. Information Items 6.1. Affordable Housing Leadership Article- Municipal World A discussion was held regarding inclusionary zoning as noted in the article. Inclusionary zoning dictates that a portion of new development be developed as social or affordable housing. It was noted that this kind of zoning could be a deterrent to developers in Town due to the high cost involved. It was suggested that other compensation to developers could be offered, such as greater lot coverage, should a developer include social and affordable housing developments in their site plan. Kyle left the meeting at 5:16 p.m. 6.2. 2023 Rent Increase Cap Article- News Release The Committee agreed that rent control is an ongoing issue that needs to be addressed province-wide. 7. Round Table It was noted that, further to the suggestion from the Committee, Town staff had made a proposal to a local home builder to allocate some lots for development in conjunction with Habitat for Humanity and the home builder had agreed to provide one lot at this time, which has the potential to expand to include a second unit on the same lot. This is an exciting first step and details are being finalized. It was suggested that other developers be contacted to determine their level of interest in Page 5 of 5 supporting these types of developments. 8. Next Meeting August 24, 2022 4:15 p.m. 9. Adjournment Resolution #4 Moved by: Dane Willson Seconded by: Cedric Tomico THAT the August 3, 2022 Affordable and Attainable Housing Advisory Committee meeting be adjourned at 5:25 p.m. Carried Tillsonburg Affordable Housing Committee October 26, 2022 Virtual Meeting Program Framework •The My Second Unit Program is designed to help homeowners create a second unit within an existing home or help finish creating a second unit already under construction. •Homeowners can get up to $15,000 as a forgivable loan, after 10 years. •Total funding amount is based on construction costs. •The second unit must be rented at or below the AMR for a minimum of 10 years (i.e. 2022 rate –1 bedroom = $1,062) Landlords and Tenants •The homeowner assumes the role of a landlord –using a RTA lease agreement. •The tenants are required to have a maximum household income of $97,200. •Tenant verification is required by the County for funding release. •Annual tenant reports and rent rate verification form submission is required for loan forgiveness. My Second Unit Loan Program Website link: https://www.oxfordcounty.ca/en/services -for-you/housing-funding-programs.aspx On website there is program brochures, guides, and a homeowners fact sheet Applications are send out by Housing Program Coordinator –applications are not on website All contact regarding the program should go to: Cole Warwick –Housing Program Coordinator cwarwick@oxfordcounty.ca 519-539-9800 x3309 10/24/22, 11:32 AM Affordable Home is Coming to Tillsonburg - 104.7 Heart FM https://www.heartfm.ca/news/local-news/affordable-home-is-coming-to-tillsonbrug/3/13 Thursday, September 22nd, 2022 3:40pm By Marcie Culbert Share on Twitter Share on Whatsapp The affordable home will be on Braun Ave in the north end of town. The exact location is currently known as Lot 84. TILLSONBURG - Habitat for Humanity Heartland is teaming up with Hayhoe Homes, for a new build in Tillsonburg. The affordable home will be on Braun Ave in the north end of town. The exact location is currently known as Lot 84. Construction will begin this fall and Hayhoe Homes will be donating a portion of the lot cost. It's also going to help pay for the drafting and structural needs, and help with land surveying and the development plan. FIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURS With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. 10/24/22, 11:32 AM Affordable Home is Coming to Tillsonburg - 104.7 Heart FM https://www.heartfm.ca/news/local-news/affordable-home-is-coming-to-tillsonbrug/4/13ShareShare on Facebook FIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURSFIND YOURS With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. With TD MySpend you can track your spending habits. You've got this. Al MacKinnon, the Acting CEO of Habitat for Humanity Heartland Ontario says this project would not be possible without Hayhoe's contributions. “Our partnerships always strengthen us in the community, and this joint effort will help us build quickly and eciently for another family. We are grateful to Hayhoe for stepping up and working with us on this project.” Those who have experience working in local trades who are interested in volunteering for the build can reach out to Habitat for Humanity Heartland Ontario or Hayhoe Homes. You can nd more information about Habitat for Humanity Heartland Ontario online here. Re-Imagining Bridge Street Station View Developments Inc. Presentation to the Council members of the Town of Tillsonburg September 2022 Built by nature Disclaimer This presentation and our answers to questions contain statements about expected future events and financial and operating results of BMI Group Inc. (“BMI”) and our Station View project that are forward-looking. By their nature, forward-looking statements require BMI to make assumptions and are subject to inherent risks and uncertainties. There is significant risk that these forward-looking statements will not prove to be accurate. Readers are cautioned not to place undue reliance on forward-looking statements as a number of factors could cause actual future results and events to differ materially from that expressed in the forward-looking statements. Except as required by law, BMI disclaims any intention or obligation to update or revise forward-looking statements. Tillsonburg is a growing community with great future potential! A wonderful place to live work and play! TODAY1900’s Population Town 18,500 County 120,000 Distance from Toronto 175 km west 2 hour drive The site location acts as an expansion to the existing commercial area. 1. Station Arts Centre 2. Public Library 3. Hospital 4. Tillsonburg Customer Service 5. St. Paul’s United Church 6. Town Center Mall 7. Avondale United Church 8. St. Mary’s Roman Catholic Church 9. City Clock Tower 10. New mixed use structure Surrounded by community point of interest and charming views Within 5 minute walk of the central core, adjacent to green path system and connection to the memorial walkway, the site has a high level of pedestrian traffic. “Station-View” 1902: TILLSONBURG RAILWAY TODAY: STATION ARTS CENTRE & DISPLAY CABOOSE HISTORY OF Station View 2 to 3 Building Structures 6 - 12 Storey 180 -215 Residential Units 30,000+ sf Commercial Space Above and below - Grade Parking Steps from Tillsonburg Town Centre CLT Construction The unique advantages of having an all-wood building: ●Reduced carbon footprint and effect on the environment. ●Less energy consumption compared to concrete and steel manufacturing. ●Green product – CLT is natural, sustainable, and lightweight. ●Valuable seismic features, including flexibility and connections and outstanding structural properties. ●Improved fire safety during construction – requires much less congestion and fire loading, no hot work, and leaves a very clean site. ●Prefabrication and the time and cost savings associated with offsite production ●Approximately 90% less construction traffic and 75% fewer workers on the active deck. ●Much less time to construct. ●Aesthetically pleasing Cross Laminated TimberCLT Brock Commons Tower Cross Lamin a t e d T i m b e r Structure only took 10 weeks to complete (not including interior finishing) 4 months faster than a typical structure of this size. Project Timeline 1993 - 2012 Proposed Nursing Home Previous owners engaged in multi-year process to develop a nursing home on site. The project never came to fruition, primarily due to funding constraints. July 2021 MOU Signed, Consultants Retained BMI Group signs an MOU for purchase of the site and begins the due diligence process for the feasibility and design of a potential development for the site March 2022 Design Study Completed, Pre-Development Consultations An architectural design study is completed and presented to relevant stakeholders within the County and City. Initial feedback is supportive, with indicative support for a 184 residential unit structure with favorable regulatory requirements, including reduced parking and no municipal development charges. 2022 Finalize Land Assembly, JV Structure, and Planning Complete land assembly Progress planning approvals with town and county with a view to receiving approvals for more density and building height in addition to current proposal. 3rd Quarter 2023 Begin Construction January 2025 Move-in Project Timeline 1993 - 2012 Proposed Nursing Home Previous owners engaged in multi-year process to develop a nursing home on site. The project never came to fruition, primarily due to funding constraints. July 2021 MOU Signed, Consultants Retained BMI Group signs an MOU for purchase of the site and begins the due diligence process for the feasibility and design of a potential development for the site March 2022 Design Study Completed, Pre-Development Consultations An architectural design study is completed and presented to relevant stakeholders within the County and City. Initial feedback is supportive, with indicative support for a 184 residential unit structure with favorable regulatory requirements, including reduced parking and no municipal development charges. 2022 Finalize Land Assembly, JV Structure, and Planning Complete land assembly Progress planning approvals with town and county with a view to receiving approvals for more density and building height in addition to current proposal. 3rd Quarter 2023 Begin Construction January 2025 Move-in Site Plan Station Arts Centre STREET INTERACTIONS Re-Imagine Bridge Street Designing with a pedestrian focus Traffic speed: 50 km/h In many older communities streets prioritize flow of traffic. This creates unsafe conditions as pedestrians cross the street and interact with surrounding infrastructures. Traffic speed: 20 km/h or temporarily barricaded Including textures pavement with flush curbs reinforce pedestrian-priority operations. Surrounding Commercial spaces can spill into the street encouraging activation. Street furniture such as bollards, benches, tables, bike parking and vegetation subtly delineate path of travel. Lisgar Avenue to Rolph Street and Beyond! Sidewalk Labs designed new proposal for Toronto harbourfront, working to pioneer a new approach to future urban developments with features such as transitional interior/exterior public spaces, mass timber construction and an emphasis on sustainable street development. Street Scaping Designing with a pedestrian focus Station Arts Centre Town “Constraints” Street Connection Proposal to the Town of Tillsonburg ﹘Establish a joint public/private task force with local stakeholders to re-imagine Bridge Street ﹘BMI Group to lead creation of the task force as a stand-alone body and fund 20% of the Planning costs ﹘Start the dialogue around what the Bridge Street corridor could look like, including selecting a suitable urban design consultant, with regular reports to Council ﹘Create an awesome plan that will set Tillsonburg apart, once again, from other towns in Canada! Create a Master Streetscape Plan to re-imagine Bridge Street from Lisgar Avenue to Rolph Street and beyond towards the walking trail Key Stakeholders Town of Tillsonburg Oxford County Tillsonburg BIA Station Arts Centre Tillsonburg Chamber of Commerce Tillsonburg Farmers Market Economic Development Committee Neighbors of Stationview Thank you. www.thebmigroup.ca Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 1 of 10 To: Warden and Members of County Council From: Director of Community Planning Potential Options for Increasing Residential Density RECOMMENDATIONS 1. That Report No. CP 2022-397 be received for information; 2. And further, that Report No. CP 2022-397 be circulated to the Area Municipalities for their information. REPORT HIGHLIGHTS  This report was prepared in response to a resolution passed by County Council earlier this year requesting that staff bring forward a report to provide further information and options that could be considered by the County and Area Municipalities to better accommodate projected residential growth through increased density within fully serviced settlement areas and minimize the need for settlement area boundary expansions.  This report contains further information and potential options that could be considered in this regard, with the intent of providing an initial basis for discussion and consideration of potential next steps.  Given anticipated Provincial announcements with respect to potential housing related policy changes, which could significantly impact municipal options for encouraging and facilitating intensification and increased density, Planning staff are advising that formal consideration of potential municipal actions be postponed until we have a better indication as to what the Province is proposing. Implementation Points The further consideration and/or implementation of the options outlined in this report could involve a range of potential municipal actions including, but not limited to, the undertaking of various studies and further analysis, updates to Official Plan policies, and revisions to various other planning related documents, programs and/or processes. Financial Impact Adoption of the recommendations contained in this report will not result in any financial implications beyond this year’s approved budget. Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 2 of 10 Communications There are no specific communications being proposed as part of this report, beyond those associated with the posting of this report as part of the Council agenda and circulation to the Area Municipalities for their consideration. However, additional communication may be required in order to further pursue and/or implement any Council direction and/or actions that may result from their consideration of the various options outlined in this report. Strategic Plan (2020-2022) WORKS WELL TOGETHER WELL CONNECTED SHAPES THE FUTURE INFORMS & ENGAGES PERFORMS & DELIVERS POSITIVE IMPACT 3.ii. 3.iii. 4.i. 4.ii. DISCUSSION Background Earlier in 2022, a number of Area Municipalities reached out to County staff to get a better understanding of potential options for facilitating and encouraging increased residential densities in their communities and the County as a whole. Following these initial discussions, the following motion was presented to County Council for consideration, and approved, at their May 11, 2022 meeting: ‘Whereas Oxford County recognizes that there is a need for increased quantity, variety, and attainability of housing, and; Whereas Oxford County is a prudent manager of its finances and intends to make the most effective and efficient use of municipal infrastructure in the long term, and; Whereas Oxford County values its prime agricultural land and its natural spaces, and; Whereas Oxford County values sustainability in the delivery of all services, and; Whereas Oxford County strives to create complete communities providing opportunities for all to work, live, play, and learn; Therefore be it resolved that staff be directed to bring a report to County Council to provide further information and options that could be considered by the County and Area Municipalities to better accommodate their projected residential growth through increased density within fully serviced settlement areas and minimize the need for settlement area boundary expansions.’ Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 3 of 10 As a starting point for this discussion, it is noted that the County’s Official Plan policies currently require that forecasted growth be directed primarily to fully serviced settlement areas to, among other objectives, ensure efficient use of land, infrastructure and public services and support the development of complete communities. Further, the current Official Plan policies for fully serviced settlement areas (i.e. Large Urban Centres and Serviced Villages) provide more comprehensive and detailed direction on minimum residential density, intensification and unit mix requirements, as well as flexibility and support for various forms of residential intensification (i.e. converted dwellings, re-purposing of older non- residential buildings for residential use, encouraging and promoting various forms of residential intensification in residential and mixed use areas and downtowns, criteria for establishing new medium and high density residential development sites etc.) than many other municipalities, particularly those located outside of the Greater Golden Horseshoe (GGH) growth plan. As such, the existing Official Plan policy framework provides a solid foundation upon which to build, recognizing that there are always opportunities for updates and improvement. To this end, County staff have been working on a range of initiatives and measures to facilitate and encourage increased residential density and intensification in the County’s fully serviced settlement areas including, but not limited to:  Advocating for changes to Provincial housing policy through review and comment on various housing related initiatives (i.e. PPS updates, Housing Task Force Report, Bill 109, ARU regulations etc.) and consultation with various professional groups (e.g. Ontario Professional Planners Institute, County Planning Directors etc.).  Maintaining up to date building and land supply information (including identification of underutilized lots that may have potential for intensification) and monitoring the density of all new residential development being approved throughout the County;  Initiating updates to the County’s growth forecasts and land supply analysis, including consideration of opportunities to accommodate forecasted growth through intensification.  Updating policies and zoning to facilitate the establishment of Additional Residential Units (ARUs) in a single detached, semi-detached or row house dwelling and/or within a building or structure ancillary to such dwellings throughout the County, where appropriate;  Requiring the consideration and identification of appropriate residential density targets and unit mix requirements as part of all municipally initiated secondary planning studies, particularly those being undertaken to inform and support proposed settlement expansions;  Development of a County Water and Wastewater Master Plan to, among other matters, ensure that the County can plan for the servicing capacity/infrastructure investments that are anticipated to be required to sustainably accommodate the forecasted housing and other growth in the County; and  Continuing to leverage the County’s existing policies to encourage higher densities and greater mix of uses as part of the review of new development in fully serviced areas. Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 4 of 10 In addition to the above noted initiatives, this report sets out to provide further information and options that could potentially be considered by the County and Area Municipalities to better accommodate their projected growth through increased density and intensification to minimize the need for settlement area boundary expansions. This report summarizes and expands upon a number of ideas that have been previously identified by Planning staff and is simply intended to provide a starting point for initial consideration of potential options. Comments The following commentary provides additional information and context to help facilitate the consideration of potential options for encouraging further intensification and increased density in the County. Current Residential Density Context in Oxford The current Official Plan policies establish a permitted net residential density range for development in each of the existing residential density designations (i.e. Low, Medium and High), in all eight Area Municipalities, as follows: Large Urban Centres Woodstock  Low Density – Minimum overall residential density of 22 units/ha (9 units/ac) and no development shall exceed 30 units/ha (12 units/ac)  For comparison, 30 units/net ha equates to an average lot size of 333 m2 (i.e. 11 x 30 m), which is roughly the min. R2 zone lot size for a single detached dwelling in the County’s three Large Urban Centres.  Medium Density – 31 to 70 units/ha (13-30 units/ac) with maximum height of 4 storeys  High Density – 70 to 150 units/ha (31 to 60 units/ac) Ingersoll and Tillsonburg  Low Density – 15-30 units/ha (6-12 units/ac)  Medium Density – 31-62 units/ha (13-25 units/ac)  High Density – 63-111 units/ha (26-45 units/ac) Serviced Villages  Low Density – 15-22 units/ha (6-9 units/ac)  For comparison, 22 units/net ha equates to an average lot size of approx. 450 m2 (i.e. 15 m x 30 m), which is the minimum lot size for a single detached dwelling in an R1 zone in most of the Serviced Villages.  Medium Density – 23-50 units/ha (10-20 units/ac), maximum 4 storeys.  High Density – Not currently permitted. The policies for the three Large Urban Centres also generally encourage and allow for residential intensification and higher densities in their Central Areas (i.e. in the Entrepreneurial District and Central Business District but, for the latter, typically with a ground floor commercial requirement). Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 5 of 10 Based on recent development monitoring activities, it appears that the overall average residential densities in the County have been trending gradually higher, with a shift toward smaller single detached lots and a higher proportion of multiple unit type building forms (i.e. street fronting townhouses, stacked townhouses, apartments etc.). Over the last 3 years (i.e. 2019-2021), the County has achieved an average overall residential density (i.e. comprising all unit types and both greenfield development and intensification) for new development of approximately 35 units/net ha (14 units/net ac) in the Large Urban Centres and 21 units/net ha (8.5 units/net ac) in the Serviced Villages. Although these average densities appear to be substantially higher than the minimum density requirements set out in the Official Plan, it is important to note that they include infill/intensification type developments which tend to be denser than greenfield development and, therefore, raise the overall average. Further, the average density being achieved in the County’s various communities still varies considerably. Potential Options for Increasing Density a) Establishing overall residential density and/or unit type mix requirements Given its larger size and level of existing transit services, the Official Plan policies for the City of Woodstock currently contain requirements with respect to overall residential density and unit mix for new communities, which are generally outlined as follows: New Communities - a variety of dwelling types will be accommodated within each Community Planning District such that the following dwelling mix is attainable:  Low Density 55%  Medium Density 30%  High Density 15% The overall net residential density for the Community Planning District will approximate 30 units per hectare (12 units per acre) The above noted density targets are generally in keeping with the density requirements and targets currently set out in the Provincial Greater Golden Horseshoe (GGH) Growth Plan which are summarized as follows:  Standard minimum greenfield density target of 50 people/jobs per ha for most communities (i.e. for exclusively residential, roughly the equivalent of 22 units/ha).  The target for some smaller, outer ring GGH municipalities (e.g. Brant and Haldimand Counties) is 40 people/jobs per ha.  Due to the lower employment land densities (i.e. jobs per ha) in most municipalities, residential density often needs to be higher than the 40-50 people per hectare target, in order to achieve the overall blended people/jobs target. Provincial communication material indicates that these densities tend to support walking, cycling and transit, a diverse mix of land uses, high-quality public open space and reduced greenhouse gas emissions. Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 6 of 10 For the other Area Municipalities in the County, the Official Plan policies pertaining to minimum residential density requirements are currently focused on establishing separate minimum density requirements for each of the residential land use designations (i.e. Low, Medium and High), with no overall minimum blended density target. However, planning staff typically require the identification and establishment of minimum residential density and unit mix requirements/targets as a component of any comprehensive review and secondary planning process being undertaken in support of a proposed settlement expansion. As a recent example, the secondary planning process being undertaken for the Village of Drumbo is aiming to increase the overall residential density for new development by pre-designating specific areas for medium density residential development, increasing the permitted density range for both low and medium density residential designations, and requiring that a minimum 20% of all units on sites larger than 2 ha be dwelling types other than single and/or semi- detached (e.g. townhouses or apartments). While the establishment of overall density targets and unit type splits forms part of the current standard planning process for most settlement expansions, the County and Area Municipalities may also choose to consider establishing more consistent and comprehensive Official Plan policy direction on overall density and unit mix requirements (i.e. similar to those in Woodstock) for all of the County’s fully serviced settlement areas. That said, given the numerous considerations and potential impacts associated with broad implementation of such measures (i.e. planning for infrastructure and public services, community character and urban design etc.), it is something that should be comprehensively reviewed and considered (i.e. as part of the development of a new Official Plan or a major review). Therefore, if this is an option that Council wishes to see further considered, Planning staff can include the consideration of such measures in the work plans for the upcoming updates to the County’s growth forecasts and land needs analysis, as well as the development of a new County Official Plan, which is anticipated to begin in early 2024. b) Establishing Area Specific Density Targets The only area specific density targets (e.g. for downtowns/central area and transit nodes and corridors etc.) currently contained in the Official Plan are for the Central Area (i.e. downtown area) designations in the Large Urban Centres and the transit supportive density requirements in the City of Woodstock (e.g. a minimum net residential density of 25 units per hectare for new residential communities located within 200 m of an arterial or collector road). Many of the fully serviced settlement areas in the County have sites and/or areas that have been pre-designated for medium and/or high density residential development in the Official Plan, which also serves to establish specific density requirements for those lands. Some other examples of area specific density targets include:  The GGH Growth Plan establishes a standard density target of 150 people/jobs per ha for a number the outer ring ‘urban growth centres/downtowns’ (i.e. equivalent of approx. 60 units/ha, for exclusively residential) and a similar target for major transit station areas and priority transit corridors.  The Ministry of Transportation’s (MTOs) Transit Supportive Guidelines recommend the following minimum densities within 400-800 m of a transit route: Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 7 of 10 o 22 units/ha (50 residents/jobs/ha) - basic bus transit; o 37 units/ha (80 residents/jobs/ha) – frequent transit service; o 45 units/ha (100 residents/jobs/ha) - very frequent bus service (with potential for light rail transit, or bus rapid transit) In the Oxford context, the residential density range permitted in the Central Area designation (i.e. downtown area) for all three Large Urban Centres (i.e. Woodstock, Tillsonburg and Ingersoll) would generally encompass the above noted GGH targets for strictly residential uses and be in addition to any job related density present in that area. That said, the minimum residential density that could be developed within the permitted density range for the Central Area designation could be considerably lower than the above noted GGH target. Further, there is no minimum density currently specified in the Official Plan for residential development within the Village Core designated areas of the Serviced Villages. With respect to transit supportive density requirements, Woodstock’s current requirements are generally in keeping with the minimums recommended by the MTO guidelines for supporting basic transit service. The identification of such target areas and establishment of appropriate densities, height, unit types and/or other development criteria and requirements would typically be reviewed and considered through a detailed area or urban design study and/or secondary planning process, or through comprehensive background studies undertaken in support of the development of a new Official Plan. This may also involve identifying and pre-designating additional sites and areas for increased height and density, establishing more permissive and/or supportive zoning (e.g. more ‘as of right’ type zoning and appropriate and flexible standards for denser forms of development, or considering the pros and cons of a potential development permit system approach for specific areas) and/or developing other supportive tools and measures (i.e. streamlined processes, design standards, financial incentives etc.) to support and encourage the density and intensification desired. Therefore, if there is Area Municipal interest in further pursuing the potential for establishing new and/or updated density supportive policies and other measures for specific areas in their communities, Planning staff can follow up to discuss the various studies and planning analysis that would generally need to be initiated to consider and support such potential changes. Further, Planning staff would be able to assist the Area Municipalities in initiating and coordinating any such studies and analysis, where requested. c) Reviewing the residential density requirements and criteria for specific designations As previously noted, the current Official Plan policies establish various development criteria, including net residential density ranges and, in some cases maximum height requirements, that must be met for development in the various residential designations (i.e. low, medium and high) in all eight Area Municipalities. Further, the policies for the Central Area designation in all three Large Urbans Centres also generally encourage and allow for residential intensification and higher densities (i.e. in the Entrepreneurial District and Central Business District, but for the latter, typically with a ground floor commercial requirement). Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 8 of 10 Following are some examples of the policy requirements and criteria for these land use designations that could potentially benefit from further review to facilitate increased intensification and density:  Minimum and maximum density requirements;  Permitted height and built form requirements; and  Criteria for the establishment of new sites/designations. Similar to the discussion on establishing overall residential density and unit mix requirements, given that there are numerous considerations and potential impacts that may be associated with the implementation of such measures in a particular settlement or area (i.e. planning for and design of infrastructure and public services, community character and urban design etc.), these matters should be comprehensively reviewed and considered (i.e. as part of the development of a new Official Plan or a major review). Therefore, if this is an option Council feels would benefit from further consideration, Planning staff can undertake a review of some or all of these policy requirements to determine if there are any initial amendments that could be considered within the scope of the County’s current Official Plan review process. That said, comprehensive review and update of these policy requirements is expected to be undertaken as part of the development of a new County Official Plan (i.e. beginning in early 2024). d) Other Potential Tools and/or Measures The following are some other tools and measures that could potentially be considered to facilitate and encourage increased density in the County and reduce the need for settlement expansions to accommodate forecasted growth:  Continuing to ensure that all new housing growth, other than minor infilling and minor rounding out within existing settlement boundaries, is directed to the County’s fully serviced settlement areas to ensure efficient use of land and infrastructure;  Reviewing local zoning provisions and site plan requirements, infrastructure and development standards and other municipal requirements and processes, to ensure they provide the necessary flexibility to accommodate the form of development and density desired in each community and/or area;  Review of Community Improvement Plan (CIP) programs, Development Charges and other financial tools, to identify potential further opportunities to support, and where possible encourage, intensification and increased density (i.e. in downtowns and other potential target areas);  Working to ensure each Area Municipality has sufficient water and wastewater servicing capacity to sustainably accommodate their forecasted housing growth in a fully serviced settlement area. Further, that a reasonable amount of servicing capacity is reserved for infill and intensification projects and that the allocation of servicing capacity for such projects is generally given priority over greenfield development;  Ensuring appropriate phasing of development and infrastructure to help ensure intensification objectives in each community are being achieved prior to, or concurrent with, development of greenfield lands. Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 9 of 10 Potential Provincial Actions and Changes It is Planning staff’s understanding that the Province is in the process of considering further actions to eliminate potential barriers to the provision of increased housing supply in the Province. This is expected to include further consideration and implementation of the various recommendations contained in the Report of the Ontario Housing Affordability Task Force (February 8th, 2022), a number of which relate directly or indirectly to facilitating increased density. Planning staff will ensure Council is kept apprised of any Provincial announcements in this regard, which are currently anticipated before year end. It is expected that the above noted Provincial actions could potentially have a substantial impact on the Provincial legislative and policy framework within which the municipal options for encouraging and facilitating increased density, as outlined in this report, would need to be considered. As such, Planning staff would suggest that any formal consideration of specific changes be delayed until early in the new year to hopefully get a clearer understanding of any proposed Provincial changes, and their potential implications for municipal level actions, before proceeding with any local changes. Conclusions As requested by Council resolution, the purpose of this report is to provide background information and potential options that could be considered by the County and Area Municipalities to better accommodate their projected growth through increased density and intensification in order to minimize the need for settlement area boundary expansions. The intent is that this report will provide the basis for initial discussion and consideration of potential options and next steps. As noted in this report, the County and Area Municipalities are already undertaking a number of actions to facilitate and encourage increased density in the County. However, it is also recognized that more could be done. As such, Planning staff have set out some potential initial options for Council’s consideration, with the understanding that some of these measures may take more time and effort to consider and implement than others, and that there are Provincial changes anticipated to be announced in the near future that could impact potential municipal actions. Therefore, Planning are recommending that this report be received for information and circulated to the Area Municipalities for their consideration and, where requested, further discussion with Planning staff on some of the potential options. Once further information is available with respect to any proposed Provincial actions with respect to housing policy, planning staff will prepare a follow report for Council’s further consideration. Report No: CP 2022-397 COMMUNITY PLANNING Council Date: October 26, 2022 Page 10 of 10 SIGNATURES Report Author: Original Signed By Paul Michiels Manager of Planning Policy Departmental Approval: Original Signed By Gordon K. Hough Director of Community Planning Approved for submission: Original Signed By Benjamin R. Addley Interim Chief Administrative Officer 10/21/22, 7:49 AM Doug Ford will override municipal zoning to allow more housing | The Star https://www.thestar.com/politics/provincial/2022/10/20/doug-ford-will-override-municipal-zoning-to-allow-more-housing-across-ontario-confidential-document-reveals.html 1/3 This copy is for your personal non-commercial use only. To order presentation-ready copies of Toronto Star content for distribution to colleagues, clients or customers, or inquire about permissions/licensing, please go to: www.TorontoStarReprints.com Doug Ford will override municipal zoning to allow more housing across Ontario, confidential document reveals The Ontario government wants to “remove rules that prevent missing middle” housing — multi-dwelling units curbed by local zoning laws favouring single-family homes. By Robert Benzie Queen's Park Bureau Chief Thu., Oct. 20, 2022 4 min. read Article was updated 12 hrs ago JOIN THE CONVERSATION ( 104 ) Premier Doug Ford’s government will override local municipal zoning to allow duplexes and triplexes across Ontario as part of sweeping new housing legislation, the Star has learned. The Progressive Conservatives want to “remove rules that prevent missing middle” housing — multi-dwelling units curbed by local zoning laws favouring single-family homes. In legislation to be tabled when the house resumes Tuesday, the Tories will “accelerate planning” in a number of potentially controversial ways. They will limit the role of conservation authorities to “commenting agencies” focused on preventing floods and other natural hazards rather than panels that residents have used to stall development. “You have to have bold, transformative change in the immediate and long term,” Municipal Affairs Minister Steve Clark said in an interview Thursday. The province will amend the Building Code to allow two- and three-unit homes in existing houses provided the same square footage is retained — so no extensions or additional floors without municipal permission. STAR EXCLUSIVE 10/21/22, 7:49 AM Doug Ford will override municipal zoning to allow more housing | The Star https://www.thestar.com/politics/provincial/2022/10/20/doug-ford-will-override-municipal-zoning-to-allow-more-housing-across-ontario-confidential-document-reveals.html 2/3 Asked if he’s concerned about NIMBYism from “not-in-my-backyard” opponents of such development, which is already allowed in Toronto, the minister said: “We’re past that; we’re in a housing-supply crisis.” Clark’s comments come after the Star obtained a confidential cabinet document showing the Tories also want targets for municipalities to force them to approve more housing construction. According to the draft PowerPoint deck, the Tories will eliminate “unnecessary approvals and inhibiting rules, such as waiving site plan control for smaller developments, limiting third party appeals and removing unnecessary public meetings.” It says the government is “streamlining approvals and removing barriers” by conservation authorities (CAs). “Review and re-scope their role to streamline permitting, freeze fees and direct CAs to make land available for housing,” the document said. Clark said the province merely wants Ontario’s 36 conservation authorities to “focus on their core mandate” of watershed management and being “valuable commenting agencies” working with communities. “We recognize that things do have to change,” he said. However, officials stress there will be no changes to permit housing development on the massive Greenbelt of protected land across the Greater Golden Horseshoe. The internal memo added the government would “provide municipal targets and seek pledges to align municipal work with the province’s 1.5 million home goal.” Ford has promised to build 150,000 new homes annually for the next decade, even though the best year for housing starts since 1987 has been 100,000. About one-quarter of those — 375,000 — will be built in Toronto and Ottawa, necessitating the need for what Clark called “gentle intensification” to increase density. “I’m probably not going to make 100,000 housing starts this year and maybe not next year,” the minister said, underscoring the urgency of building homes for the estimated two million people who will move to Ontario by 2032. The minister emphasized Queen’s Park would collaborate with municipalities to achieved their housing construction targets. As first disclosed by the Star earlier this month, the Tories will scrap development charges on “inclusionary zoning” projects, which should encourage more affordable rental housing to be built. Inclusionary zoning allows municipalities to mandate affordable housing units in new developments. The province will offset any lost revenue to cities — in Toronto, residential development fees range from $25,470 to $93,978 per unit depending on the size of the home — using Ontario’s $1.6-billion share of the federal government’s $4-billion “Housing Accelerator Fund.” Clark said the government also plans to “streamline approvals” by removing barriers to building homes, such as duplication by regional governments. That means “removing planning approvals for certain upper tier municipalities,” according to the leaked cabinet submission. Thirty of Ontario’s 444 municipalities are defined as “upper tier,” including the regional governments of Peel, York, Durham, Halton, Waterloo, and Niagara. Toronto is considered a “single tier” municipality because it is not part of any regional administration, while those that are — such as Mississauga, Brampton, and Vaughan, among others — are “lower tier.” The document says the Tories want “disentanglement of upper tiers from planning decisions” in order to expedite housing construction. “Remove planning decision making from certain upper-tier municipalities and limit their role to commenting on lower-tier planning decisions,” it continues. Clark said next week’s legislation complements his September bill that gave “strong-mayor” powers to Toronto and Ottawa, Ontario’s two largest cities. Under those changes, which will be extended to some other large municipalities next year, the mayors will have sweeping authority over city budgets and the hiring and firing of senior staff. 10/21/22, 7:49 AM Doug Ford will override municipal zoning to allow more housing | The Star https://www.thestar.com/politics/provincial/2022/10/20/doug-ford-will-override-municipal-zoning-to-allow-more-housing-across-ontario-confidential-document-reveals.html 3/3 Copyright owned or licensed by Toronto Star Newspapers Limited. All rights reserved. Republication or distribution of this content is expressly prohibited without the prior written consent of Toronto Star Newspapers Limited and/or its licensors. To order copies of Toronto Star articles, please go to: www.TorontoStarReprints.com Only a two-thirds vote of city council can overrule a “strong mayor” on matters deemed a “provincial priority,” such as affordable housing projects, public transit, highways and other infrastructure. Critics have argued the change undermines the influence of local councillors. Speaking with reporters Monday in the Ottawa suburb of Kanata, Ford said one of the rationales behind his strong-mayor push was to limit NIMBYism. “If you have a certain part of council complaining day in and day out — ‘We need more homes, we need more rentals. Oh, by the way, don’t build in my backyard, build in the guy’s down the street’— hopefully we’ll move forward,” said Ford, adding other municipalities will get strong mayors in 2023. “We’re using Ottawa and Toronto as a test area per se, and then we’re going move forward a year after that and give it to other regions, other larger municipalities. So when you get elected as mayor, it means something.” Behind the scenes, the Tories are wary external factors, such as rising mortgage interest rates and a sputtering real estate market, could hinder their plans. There is concern that the sagging pre-construction market and rising labour costs might make it unprofitable for developers to build right now, so some might sit on land and wait for improved economic conditions. That could then put pressure on the provincial government to build more affordable housing on its own land. Robert Benzie is the Star’s Queen’s Park bureau chief and a reporter covering Ontario politics. Follow him on Twitter: @robertbenzie Read more about: Doug Ford SHARE: 10/25/22, 10:08 AM Ontario Continues to Crack Down on Foreign Real-Estate Speculation | Ontario Newsroom https://news.ontario.ca/en/release/1002421/ontario-continues-to-crack-down-on-foreign-real-estate-speculation 1/3 NEWS RELEASE Ontario Continues to Crack Down on Foreign Real-Estate Speculation Government increasing Non-Resident Speculation Tax rate to 25 per cent, the highest in Canada October 24, 2022 Finance TORONTO — As part of its plan to tackle Ontario’s housing crisis, the government is prioritizing Ontario families and homebuyers by increasing the Non-Resident Speculation Tax rate from 20 per cent to 25 per cent, eective October 25, 2022. This increase will strengthen eorts to deter non-resident investors from speculating on the province’s housing market and help make home ownership more attainable for Ontario residents. For many years, there have been concerns that foreign real-estate speculation is an important factor driving up the cost of housing in Ontario. “Young families, newcomers and those all over the province dream of having their own home, a dream which continues to be out of reach for too many,” said Peter Bethlenfalvy, Minister of Finance. “To help Ontario homebuyers, our government is increasing the Non-Resident Speculation Tax rate by another ve percentage points to 25 per cent, making it the highest in Canada, to further discourage foreign speculation in Ontario’s housing market.” This increase builds on the government’s previous actions taken in March 2022 to make Ontario’s Non-Resident Speculation Tax the most comprehensive in Canada, including: Increasing the rate to 20 per cent, from 15 per cent; Expanding the tax to apply provincewide, as it previously only applied to homes purchased in the Greater Golden Horseshoe Region; and, Eliminating loopholes by focusing relief eligibility to only newcomers who commit to laying down roots in the province long-term. 10/25/22, 10:08 AM Ontario Continues to Crack Down on Foreign Real-Estate Speculation | Ontario Newsroom https://news.ontario.ca/en/release/1002421/ontario-continues-to-crack-down-on-foreign-real-estate-speculation 2/3 This increase to the Non-Resident Speculation Tax rate is part of a suite of concrete actions the Province is taking to address Ontario’s housing crisis. Last week, the government announced that Ontario is also cracking down on bad actors by doubling the nes for unethical and illegal new home cancellations. These steps, built on recommendations from the Housing Aordability Task Force and the rst- ever Provincial-Municipal Housing Summit, will deliver both near-term solutions and long-term commitments to provide more attainable housing options for Ontario families. “Today’s announcement is another step in our government’s plan to make housing more attainable for all Ontarians,” said Steve Clark, Minister of Municipal Aairs and Housing. “We are working to end Ontario’s housing supply crisis – both by building 1.5 million new homes over the next 10 years, and by ensuring Ontarians are able to access our existing housing supply. These measures are a clear indication of our commitment to do precisely that.” Quick Facts The Non-Resident Speculation Tax is applied to the price of homes purchased in Ontario by foreign nationals (individuals who are not citizens or permanent residents of Canada), foreign corporations or taxable trustees. The tax rate will increase to 25 per cent for binding agreements of purchase and sale entered into on or after October 25, 2022. See the Non-Resident Speculation Tax webpage for further information, including transitional rules. Additional Resources Non-Resident Speculation Tax Ontario Cracking Down on Foreign Real-Estate Speculation with the Most Comprehensive Non-Resident Speculation Tax in Canada Media Contacts Emily Hogeveen Minister’s Oce 647-294-6166 Emily.Hogeveen@ontario.ca 10/25/22, 10:08 AM Ontario Continues to Crack Down on Foreign Real-Estate Speculation | Ontario Newsroom https://news.ontario.ca/en/release/1002421/ontario-continues-to-crack-down-on-foreign-real-estate-speculation 3/3 Scott Blodgett Communications Branch 416-728-9791 Scott.Blodgett@ontario.ca Accessibility Privacy Contact us © King's Printer for Ontario, 2012-2022