HomeMy WebLinkAboutPD-60-89DN: 18.
TOWN OF NEWCASTLE
REPORT File # 1
Res. #
By -Law #
NESTING: General Purpose and Administration Committee
DATE: Monday, March 6, 1989
REPORT #: PD -60 -89 FILE #: PLN 11.1
SUBJECT: HOUSING POLICY STATEMENT
OUR FILE: PLN 11.1
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -60 -89 be received; and
2. THAT Report PD -60 -89 be submitted to the Minister of Municipal Affairs and
the Minister of Housing as the Town's comments on the proposed Housing
Policy Statement; and
3. THAT a copy of Report PD -60 -89 be forwarded to the Association of
Municipalities of Ontario and the Region of Durham for information.
1. BACKGROUND
1.1 The Minister of Housing and the Minister of Municipal Affairs have issued a
proposed Policy Statement on Housing for public review and comment. Under
Section 3 of the Planning Act, the Minister of Municipal Affairs can issue
such policy statements on matters relating to municipal planning that, in
the opinion of the Minister, are of Provincial interest. Thereafter, in
exercising their authority in planning matters, municipalities, local
boards, every ministry, board, commission or agency of the government shall
have regard to such policy statements.
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1.
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1.2 It is expected that the Housing Policy Statement will be approved in
the spring of 1989.
1.3 A draft Implementation Guidelines has also been released by the
Ministries to provide more details which would assist in the
application of the requirements of the policy statement.
2. SUMMARY OF THE PROPOSED POLICY STATEMENT
2.1 The Housing Policy Statement recognizes that there are many factors
which contribute to the supply of housing for Ontario's changing
population. The land use planning process has been identified as a
critical element. Through the Policy Statement, all municipalities are
called upon to share the responsibility of implementing an affordable
housing policy.
The purpose of the Housing Policy Statement is to identify how the land
use planning process can best achieve the objective of the proposed
housing policy. The objectives of the proposed policy statement are to
ensure that housing in Ontario is:
a) accessible to all types of households
b) affordable to all types of households
c) readily available (i.e. increase the supply)
d) adequate and appropriate to the needs of households
2.2 The proposed Housing Policy Statement attempts to provide some
definition to the common expression "affordable housing". For the
purposes of the Statement, the following definitions are used:
Affordability: Annual housing costs do not exceed 300 of gross
annual household income. Annual housing costs include either gross
rent, or mortgage principle and interest (amortized over 25 years
and assuming a 25% down payment) and taxes.
Affordable Housing: Housing which is affordable to households of
low and moderate income. Low income households are considered
those up to the 30th percentile of incomes. Moderate income
households are considered those between the 30th and 60th percentiles
of incomes. These thresholds are applied for the Census
Metropolitan Area (C.M.A.). Affordable housing is to be applied one
half for each income group.
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PAGE 3
The preliminary affordability calculations were released by the
Province with the Implementation Guidelines. For the Oshawa C.M.A.
(which includes Whitby and Newcastle), it was calculated that the 30th
percentile is $31,300.00. Affordable housing for this income group
would be a monthly rent of $780. or less and a purchase price of
$89,500. or less. The 60th percentile income is $49,600. Affordable
housing for the middle income group is housing with a monthly rent up
to $1,240. or a purchase price of $141,500. or less.
2.3 The general principles embodied in the Housing Policy Statement seek
to increase the supply of land available for housing purposes, broaden
the variety of housing types and sizes, reduce housing prices through
a streamlined development approval process and utilize existing
resources in building stock through realizing potential for
residential growth in established communities. Affordable housing is
to be provided in new residential development and through residential
intensification.
(a) Supply of Land
The Policy Statement would require that municipalities ensure that
a sufficient supply of land is available to meet the expected
growth for a ten year planning time - frame. This includes
designating a sufficient supply of land, planning for the
provision of the services for a minimum of ten years and
establishing targets for at least a two year supply of a
combination of draft approved and registered lots.
(b) Variety and Mix of Housing
The Policy Statement would require municipalities to provide for
a variety and mix of housing through the land use planning
process. As a benchmark, municipalities in their planning
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REPORT NO.: PD -60 -89 PAGE 4
documents would be required to provide for at least 250
affordable housing through new development and residential
intensification. This would require municipalities to identify
the types of housing that can be produced to meet the affordable
housing criteria based on consideration of expected housing
production costs, land prices, municipal costs, development
standards and the role of social housing assistance.
It should be noted that the 25% affordable housing requirement
would be applied for each municipally defined planning area (i.e.
neighbourhood planning areas).
(c) Residential Intensification
Residential Intensification refers to making better use of
existing housing stock, the creation of new residential units in
existing buildings or on previously developed and serviced land.
This includes home - sharing, accessory apartments, conversion of
non - residential buildings, infill and redevelopment.
Municipalities would be required through amendments to official
plans and zoning by -laws to establish targets and identify areas
for residential intensification, relax exclusionary zoning
practices and monitor intensification targets.
(d) Streamlined Approval Process
The planning process, with its extensive agency and public
consultation requirements, has been identified as time - consuming
and costly component of housing production. All planning
authorities will be required under the Policy Statement to review
typical time -- frames for review in order to achieve the shortest
practical approval for housing applications. Part of this
strategy would seek to improve the public involvement process to
reduce time spent in resolving objections.
3. HOUSING IN NEWCASTLE
PAGE 5
3.1 Housing costs have increased dramatically as the Town of Newcastle is
drawn in to the Toronto market. The recent wave of land speculation
activities in the Town is having a significant, although as yet
undefined, impact on the cost of land which will impact on the cost of
housing for years to come.
One component of the escalation of house prices which is difficult to
address is the matter of rising personal expectations. Today's
homebuyers are demanding more space, higher quality finishes and
specialized architectural features. This has led builders to produce
more upscale housing. Moreover, small town living has become popular
leading to an unprecedented demand for housing in places like
Newcastle Village.
3.2 A recent survey of new housing being produced in the Town indicates
that most of the new housing is beyond the threshold of even the 60th
percentile income group. The price ranges of new houses are indicated
below:
Courtice - Townhouses $160,000. - $180,000.
- 301 Link Homes $173,000. - $200,000.
- 401 Single Detached $185,000. - $228,000.
- 501 Single Detached $240,000. - $350,000.
Bowmanville - 50' Single Detached $220,000. - $245,000.
Newcastle Village - 501 Single Detached $187,000. - $240,000.
3.3 The Royal LePage Survey for Canadian House Prices provides their
assessment of "fair market value" for various housing types based on
actual sales of new homes and resales. Their most recent survey for
Oshawa (which includes the Newcastle area) was released in January and
illustrates the increase in house prices over the last year.
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ROYAL LEPAGE SURVEY OF CANADIAN HOUSE PRICES
OSHAWA, JANUARY, 1989
House Type
House Price
House Price
Increase
Rent
Jan. 189
Jan. 188
Over Year
Bungalow
$148,000
$135,000
8.8%
$ 850
Standard Two Storey
155,000
119,000
30.3%
900
Executive Two Storey
225,000
185,000
21.6%
1500
Senior Executive
300,000
N/A
N/A
2000
Standard Townhouse
118,000
98,000
20.4%
800
Standard Condominium Apt.
122,000
95,000
28.4%
900
Luxury Condominium Apt.
220,000
168,000
31.0%
1300
Homeownership is clearly not feasible for the bottom 30 percent of the
households. A standard townhouse is almost $30,000. greater than the
$$9,500. threshold suggested by the Policy Statement.
Rental rates on the other hand, are almost within reach of the $780.
monthly rent threshold. However, rental accommodation is restricted in
supply. Private developers are not producing it and the non-profit and
co-operative movements cannot meet the demand.
3.4 Excluding "executive" and "luxury" style homes, the remaining housing
types have averaged an increase of over 20% in the past year. If this
trend continues, and it seems to be so, home ownership will not be
possible for even middle income households within a year. Newcastle
is clearly on the verge of a serious housing affordability problem that
has affected many other municipalities in the Greater Toronto Area.
4. COMMENTS
4.1 The proposed Housing Policy Statement is an attempt to put some "flesh
and bones" on an issue which has been clouded in rhetoric and
generalities. The principles are supported by Staff. Nevertheless
the approach is somewhat arbitrary and its ultimate impact on
improving the supply and affordability of housing is unknown. There
are many factors involved in the supply and affordability of housing.
Housing costs are a product of land costs, housing production costs,
monetary policy, taxation, lot levies, municipal servicing standards,
547 ... 7
housing construction standards, and many other variables. At the
municipal level, there are a limited number of levers at the disposal
of a municipality to influence housing costs.
Given that some of the most significant levers are in the provincial
or federal arena, the successful implementation of the Housing Policy
Statement will require a co-ordinated initiative. As one example,
Rent Control Legislation should be re-examined. Given that the
private sector is not producing rental accommodation under the current
legislation, the policies to increase the supply of residential land
will do little to encourage the construction of new rental housing
units.
4.2 The proposed Housing Policy Statement will have the following
implications for the Town:
i) Establish Housing Targets
In a similar manner to the Municipal Housing Statement program,
the Town will be required to establish housing targets for
various housing types including such factors as size, tenure, and
affordability. Such targets will have to address the question of
intensification of existing urban lands. The targets are to be
established on a neighbourhood basis.
ii) -Review Newcastle official Plan
The thorough review of the Town's official Plan will be required
to detail provisions on housing affordability including
implementation and monitoring criteria, the designation of areas
where accessory apartments are permitted and other similar
policies.
iii) Review Zoning By-law
The Town's Comprehensive Zoning By-law would need to be amended
to implement the provisions of the Policy Statement and the
amended official Plan including the revisions of standards for
lot sizes, density, house size (minimum is not to exceed Ontario
Building Code), siting requirements, and general residential
standards for such matters as parking, garages, etc. Zoning
by-laws are also to indicate minimum and maximum standards.
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iv) Review of Development Review Procedures
The Town will be required to review current practices with the
view to streamlining the process.
v) Monitoring
The Town will be required to establish a monitoring system to
determine whether various housing targets are being met.
Furthermore, the Town will have to adopt a recording system to
monitor its performance in meeting processing time frames.
As evident from the above, the proposed Housing Policy Statement will
require a substantial investment of staff resources to achieve its
goals. Moreover, all of the above tasks is required to be completed
within one year of the adoption of the Housing Policy Statement. Given
the complexity of the issue, the short time frame and the many major
urgent planning matters facing this Town, it is Staff's opinion that
implementation of the Housing Policy will have to be delayed.
4.3 Supply of Land
A major objective of the Housing Policy Statement is to increase the
supply of land available for housing purposes. Both the Durham Region
Official Plan and the Town of Newcastle official Plan have designated
large tracts of urban land for the required 10 year planning period
with the exception of Courtice Urban Area which may require an official
Plan review within a few years to determine the possibility of
expansion.
The Housing Policy Statement also calls for long term servicing
strategies. Here, the Region annually prepares a Financing Study for
Water, Sewer and Roads on a 10 year time frame. While Staff agree that
this detailed planning is required, it is also incumbent then on the
Province to provide a level of funding with a multi-year commitment to
those costshared elements like roads and schools.
With reference to the target for a two year supply of draft approved
and registered lots, the Town has a reasonable supply of these lots
and we do not anticipate problem in meeting the target of two year
supply.
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REPORT NO.: PD -60 -89
4.4 Mix and Variety of Housing
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The policies of the Durham Region Official Plan and the Town of
Newcastle Official Plan provide for a range of housing types. The
Neighbourhood Development Plans further detail these provisions by
identifying general areas for low, medium and high density residential
development. These policies are general, however, and would not
effectively meet the challenge of ensuring that more affordable
housing is produced.
The introduction of provisions to require that 250 of new residential
development and residential intensification to meet the affordability
requirements would necessitate a comprehensive review of the official
plan and zoning by -law. These documents would not only have to
address density and housing form but affordability. (It had been
assumed that higher density has meant more affordable housing but the
decline of apartment construction and the growing condominium market
has changed all of that.) Most plans also identify specific areas for
higher density housing forms whereas there are suggestions that a
broad range of housing types and forms should be integrated throughout
the community.
Staff are supportive of an opportunity for more innovative approach to
housing but recognize that public perceptions are very difficult to
change. Part of the province -wide initiative should include a strong
community relations and publicity program.
4.5 25% Affordable Housing Target
On the surface, the minimum of 25% affordable housing for the lower
60% of households seems inadequate. Even at that, however, it would
be difficult to meet this goal. One half of this, or 12.5% of new
housing, would be required to meet the affordability of the lower 30
...10
percentile household income group. It was noted above that it appears
no form of home ownership is possible for this group. Rental is the
only alternative. Given the current legislation on rent controls,
this demand would have to be supplied from the non-profit or co-
operative sector or through a major capital program under the Ontario
Housing Corporation. If the Town was to meet the affordability
criteria for its level of building activity in 1988, over 200 units
would be required. This level of building activity from the
non-profit or co-operative sector is inconceivable at the present
time.
The other portion of the affordable housing target, 12.5% for the 30th
to 60th percentile household income group is possible by encouraging
smaller houses, higher densities, and reduced standards.
4.6 Housing Intensification
The issues of accessory apartments, home sharing, rooming and boarding
houses, residential infill and redevelopment, referred to as Housing
intensification, is the most difficult aspect of the proposed Housing
Policy Statement. It is difficult to establish intensification
housing targets and it is contentious community issue. In many ways,
it would serve those hardest hit by the housing affordability problem,
but it could also consume considerable time with minimal impact on the
overall housing supply.
Without more definitive criteria from the Province, Staff are
concerned that the continuing problems with illegal accessory
apartments will only be aggravated by the Policy Statement. While it
is laudable to specifically address the residential intensification
issue in a planned context, the municipality must have an improved
ability to ensure that accessory apartments and other intensification
initiatives are conducted legally and in accordance with the
established guidelines. Without definite criteria from the Province,
staff is not prepared to recommend acceptance of this initiative.
REPORT NO.: PD-60-89 PAGE I}
_______________________________________________________________________________
It should be noted that the housing intensification proposals are
generally contrary to the position taken by Councils with regard to
accessory apartments. For example, the current proposed zoning by-law
amendment to reduce the number of unrelated persons living in a single
housekeeping unit may be contrary to the housing intensification
initiative.
4"7 Streamlining the Development Approval Process
Staff are supportive of efforts to streamline the development approval
pcuneam. It should be noted our current procedures have been
streamlined on several oonaaimua. Staff would also be willing to
process development applications involving affordable housing on a
priority basis.
However, streamlining and fast-tracking in the approval process would
only solve pact of the problem. The Provincial initiative fails to
recognize the limited staff resources at the local municipal level to
handle the large volume of various types of development applications.
In this regard, we note that the Province has frozen the level of
unconditional municipal grants which no doubt will impede the ability
of municipalities to provide sufficient staff resources to this issue.
In addition, streamlining and fast-tracking should also be applicable
to other government agencies such as Ministry of the Environment and
Central Lake Ontario Conservation Authority which are consistently
delinquent in providing speedy responses to development applications.
A further oouoecu is the public involvement Bcooeoo. Such techniques
as pzeoicculatiom by the applicant, community forums and mediation may
be helpful but it should be noted that the projects which provide the
most affocable housing are likely to be the most contentious. Thou
the efforts to improve the public involvement to resolve disputes
early will be least oonceoefOl for the more important projects.
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5. SUMMARY AND CONCLUSIONS
PAGE 12
The proposed Housing Policy Statement is an attempt to define the
municipal role in meeting the challenges of providing affordable,
adequate and sufficient housing for residents in this Province. In
many ways the approach is arbitrary and its ultimate impact on
improving the supply and affordability of housing is unknown given the
many factors affecting the housing market. Nevertheless it is a good
first step.
It is recommended that the proposed Housing Policy Statement be
supported by the Town of Newcastle with the following comments and
reservations noted:
1. In view of the many urgent planning issues in the Town it will not
be possible for the Town of Newcastle to fully implement to
requirements of the Policy Statement within one year of its
adoption.
2. Land speculation activities are inflating land values in the Town
and represent one obstacle to affordable housing which is not
currently being addressed by the Province in this Policy Statement
or any other legislation.
3. Housing for the lower 30th percentile of households is only
possible with either:
(i) removal of rent controls and possible income supplement for
those households which require such; or
(ii) more effective delivery of current social housing programs.
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BEp08T 0O.: PD-60-89 PAGE 13
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4. The Town of Newcastle has concerns that the minimum 25% affordable
housing requirement will not be flexible enough if restricted to o
"defined planning area" and split evenly for low and moderate
income households. This is particularly of concern if Imv income
households can only be served through social housing projects. It
is requested that a greater degree of flexibility be permitted.
5. The Town of Newcastle is concerned that the gcmoeos of establishing
housing targets may be time-consuming and ineffective 0oleoo there
is proper monitoring, effective delivery of social housing Units
and the political commitment to enforce the targets.
6. Long term servicing strategics for residential land will only be
effective with increased levels of Provincial funding for
cost-shared services with a multi-year commitment to the strategy
7. The Province should initiate a major publicity campaign similar to
ngaztio' tlono or "Drinking and Driving" so as to fnobec a
broader community acceptance for a variety and mix of housing in
communities and to eliminate the NIM3Y syndrome. (not in my
back yard)
8. Residential intensification is not considered a significant means
of increasing the supply of affordable housing given the size and
character of the communities which constitute the Town of
Newcastle.
9. The Town is supportive of efforts to streamline the development
review process provided the initiative is equally applicable to
other government agencies.
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REPORT 0O.: PD-60-89 PAGE 14
_______________________________________________________________________________
10. The requirements of the housing policy statement will consume
considerable staff resources. In order to implement this
strategy, the Town will require financial assistance from the
Province to overhaul our planning docoum*ota and proceed with a
streamlined development review process.
Respectfully submitted, Recommended for presentation
to the Committee
---------------------------
Franklin Wu, M.C.I.P.
Director of Planning & Development
DJC* FW+''
*Attach.
February 27, 1989
a
_
__ _______-__-_
Lawrence E. oeff
Chief Admio�o�cative Officer
Z f POLICY STATEMENT
Ontaw
Housing
A proposed policy statement
of the Government of Ontario
issued for public review
Chaviva Ho6ek
Minister of Housing
0
THE .,;�
PLANNING
ACT
John Eakins
Minister of Municipal Affairs
This proposed statement has not yet been finally approved by the Provincial
Cabinet.
It is being circulated for public review and comment, as required by the Planning
Act. All comments received will be considered by Cabinet enabling revisions to
be made to the policy before it is finally approved.
Copies of comments on the proposed policy should be sent to:
Ministry of Municipal Affairs
Office of Local Planning Policy
13th Floor, 777 Bay Street
Toronto, Ontario
M5G 2E5
by February 28, 1989
Ministry of Housing
Housing Supply Policy Branch
2nd Floor, 777 Bay Street
Toronto, Ontario
M5G 2E5
THE PLANNING ACT 1983 - SECTION 3
3. —(1) The Minister, or the Minister together with any other minister of the Crown,
may from time to time issue policy statements that have been approved by the
Lieutenant Governor in Council on matters relating to municipal planning that in the
opinion of the Minister are of provincial interest.
(2) Before issuing a. policy statement, the Minister shall confer with such municipal,
provincial, federal or other officials and bodies or persons as the Minister considers
have an interest in the proposed statement.
(3) Where a policy statement is issued under subsection (1), the Minister shall cause it
to be published in The Ontario Gazette and he shall give or cause to be given such
further notice thereof, in such manner as he considers appropriate,, to all members of
the Assembly, to all municipalities and to such other agencies, organizations or persons
as he considers have an interest in the statement.
(4) Each municipality that receives notice of a policy statement under subsection (3)
shall in turn give notice of the statement to each local board of the municipality that it
considers has an interest in the statement.
(5) In exercising any authority that affects any planning matter, the council of every
municipality, every local board, every minister of the Crown and every ministry, board,
commission or agency of the government, including the Municipal Board and Ontario
Hydro, shall have regard to policy statements issued under subsection (1). 1983, c. 1, s. 3.
557
This document is prepared under the authority of the Planning Act and is the Province
of Ontario's policy statement on planning for housing in the land use process.
INTERPRETATION
This Provincial Policy Statement:
• is issued jointly by the Minister of Housing and the Minister of Municipal Affairs;
• does not supercede or take priority over other policy statements, issued under
section 3 of the Planning Act or any other policy approved by the Lieutenant
Governor in Council.
BACKGROUND
Adequate housing is essential to Ontario's economy and social well- being. In support of
this objective it is essential that we provide for a sufficient supply of housing which is
also affordable, accessible and appropriate for the households of Ontario.
Demand for housing is influenced by a number of key factors. The population of
Ontario is expected to continue to grow significantly, largely as a result of internal and
international in- migration. In addition, household growth and composition is changing.
As the post -war baby -boom population is aging and family patterns are changing, the
number of smaller households is expected to increase substantially.
Housing supply has not kept pace with these demands. Demand for scarce resources is
increasing the cost of housing at a greater rate than average household incomes. As a
result, housing is becoming less affordable to the households of Ontario.
The land use approvals process needs to keep pace with these changing demands. This
policy establishes housing objectives in relation to the land use planning process. It
includes specific policies to ensure that regard is given to the provincial interest in
housing in directly related planning actions, such as:
• Official plan and zoning provisions to provide for and support a variety and range
of forms of housing in keeping with the needs of the community;
• Development standards to allow this variety of housing to be built;
• Development approval procedures to reduce time spent in reviewing housing
applications and reduce costs;
• Public involvement processes to reduce time spent in resolving objections,
consider and incorporate the views of all interests in the process and provide a
framework for the resolution of objections.
558
— residential infill;
— redevelopment of non - residential or residential uses to increase the
residential use of the site.
• New Residential Development means:
Creation of new residential units on vacant land, where development has not
previously taken place.
• Redevelopment means:
The creation of new residential units on land previously- used for residential or
non - residential purposes in existing communities, where demolition of the
previous struytures is to take place, Qr has taken place.
• Zoning Standards means:
The provisions currently found in zoning by -laws such as (but not limited to): lot
size; setbacks; lot coverage; parking requirements; density; etc.
• Single Housekeeping Unit means:
"Single housekeeping unit" means a single dwelling unit used by one or more
individuals who reside therein as a family provided that there is no program,
person or agency requiring supervision of such individuals.
BASIS OF THE POLICY:
The provincial policies contained in this document have been developed based on the
following objectives and principles:
Objectives:
(a) To provide for access to housing for all types of households in all parts of Ontario.
(b) To provide for housing that is affordable to the households of Ontario.
(c) To increase the supply /availability of housing throughout Ontario.
(d) To ensure that the housing available is adequate and appropriate to the needs of
the households in Ontario.
Principles:
(a) All planning jurisdictions, including municipalities and planning boards, share in
the responsibility of fulfilling the objectives of this policy.
(b) Reductions in the cost of housing can be effected by taking specific initiatives in the
land use approvals process.
559
This policy recognizes that many factors contribute to the provision of an adequate
supply of reasonably priced housing in our communities which are outside of the control
of the land use planning framework. The most obvious other factor is the operation of
the housing market itself. The purpose of this policy is to identify how the land use
approvals process can be best used to achieve housing objectives.
Municipalities and other planning authorities are expected to provide the opportunity
through the land use planning process for the variety of housing which will assist in
fulfilling the objectives of this policy. To accomplish this, these authorities would need
to take into consideration other factors which will contribute to fulfilling the policy
objectives, including the operation of the housing market and the role that assisted
housing would play in ensuring that housing is available to low income households,
while accepting that many of the factors which impact on the ultimate affordability of
housing are not within the control of the land use planning process.
DEFINITIONS
For the purposes of this policy statement:
• Accessory Apartments means:
Self- contained apartments created through converting part of existing homes
(single detached, semi - detached, row houses, etc).
• Affordability means:
Annual housing costs (gross rent, or mortgage principle and interest (amortized
over 25 years and assuming a 25% down payment) and taxes) do not exceed 30%
of gross annual household income.
• Affordable Housing means:
In this policy affordable housing is considered to be housing which is affordable to
households of low and moderate income. This is defined as housing, one half of
which is affordable to households with incomes up to the 30th percentile of
incomes and one half of which is affordable to households with incomes between
the 30th and 60th percentiles for the Census Metropolitan Area or equivalent.
• Municipally Defined Planning Area means:
An area or district identified within the Official Plan for the purposes of providing
for future density of development, land uses and services or facilities.
• Residential Infill means:
Development on vacant lots or underdeveloped lots in a developed area to create
additional residential units.
• Residential Intensification means:
The creation of new residential units or accommodation in existing buildings or on
previously developed, serviced land generally including:
— various forms of sharing in existing homes;
— creation of accessory apartments in homes;
— conversion of non - residential structures to r �iyle tial use;
(c) With a full range of housing types and sizes provided, more households can be
adequately and appropriately housed.
(d) Land can be made available at a more reasonable cost if a sufficient supply is
available for housing purposes.
(e) Our existing resources in building stock and social and physical services should be
maximized through realizing the potential for residential growth in our established
communities.
(f) Affordable housing should be provided in new residential development and
residential intensification.
POLICIES
(1) GENERAL:
It is the policy of the Province of Ontario that:
1.1 All planning jurisdictions, including municipalities and planning boards
consider the implications of their actions on the availability of housing to
meet future local, regional and provincial needs.
1.2 Municipalities and planning boards ensure that sufficient land is available
to meet expected growth through new residential development and larger
scale residential intensification (including conversion of non - residential
structures, infill and redevelopment) for a ten year planning time - frame.
1.2.1 Expected growth projections would be based on:
(a) , projected population of municipality or municipal share of
regional growth taking into consideration expected regional
housing market growth;
(b) densities and standards of development to provide for an
adequate range of housing-types; and,
(c) feasibility of servicing lands for projected future growth.
1.2.2 To ensure that sufficient land would be available, municipalities and
planning boards are expected to:
(a) designate land in official plans for residential growth for a
minimum of ten years;
(b) plan for the provision of services for a minimum of ten years;
(c) in new residential development establish targets for at least a
two year supply of a combination of draft approved and
registered lots;
561
(d) adopt policies and procedures to support a streamlined
development agreement and zoning process where lands are
designated for residential development.
1.3 All land use planning authorities undertake to reduce typical time - frames
for review to achieve the shortest practical approval times for all housing
applications in accordance with the provisions of this policy.
1.4 Municipalities and planning boards provide for a variety and mix of
housing in their communities through the land use planning process.
1.5 All municipalities and planning boards provide in their planning documents
for at least 25% of total housing units resulting from new residential
development and residential intensification through conversion of non-
residential structures, infill and redevelopment to be affordable housing.
1.6 All municipalities and planning boards identify the types of housing that
can be produced to meet the affordable housing objectives based on the
consideration of the following locally applied factors:
— CMA or regional income distribution;
— affordability ranges for the lower 60% of the regional/CMA
population;
— expected housing production costs and market values;
— municipally controlled costs;
— development standards which will be applied; and,
— role of housing program assistance in fulfilling affordability objectives.
1.7 All municipalities and planning boards identify opportunities and adopt a
strategy for increasing the supply of housing through better use of existing
resources, buildings or serviced sites, to meet changing demographic trends
and housing demands.
(2) OFFICIAL PLAN
It is the policy of the Province of Ontario that official plans include policies to:
2.1 Provide for a variety and mix of housing in the community in keeping with
regional demands and the impact of local market factors.
2.2 Provide for the supply of land for a minimum of 10 years of residential
development in keeping with this policy, including:
(a) designation of lands for residential use;
(b) servicing policies to assist in implementing the plan to provide services
for projected residential development for a minimum of ten years;
and,
562
(c) detailed implementation policies which establish criteria residential
developments will fulfill to achieve rezoning, subdivision and site plan
agreements, and expected timeframes for application review at each
stage.
2.3 Provide for 25% affordable housing in keeping with this policy.
2.4 Support an increase in the supply of housing through making better use of
existing resources, buildings or serviced sites in keeping with this policy,
including:
(a) provision for sharing of a dwelling for all households operating as a
single housekeeping unit;
(b) designation of areas where accessory apartments will be permitted in
keeping with the physical potential of the existing stock to
accommodate additional units and demand for units in the identified
locations;
(c) designation for residential use, sites or areas with identified potential
for infill or redevelopment to increase the residential use of the site;
(d) designation of areas to permit rooming, boarding and lodging houses
in locations where demand and feasibility of accommodating them can
be demonstrated; and,
(e) policies and development standards for new residential developments
so alterations to create additional units in new building stock can take
place in the future, as needs change within those communities.
2.5 Designate lands throughout the community for the variety and mix of
housing types within each municipally defined planning area, in keeping
with housing demands and the impacts of market factors in the Census
Metropolitan Area or equivalent, which are capable of satisfying this
policy. In so doing, official plans are to include residential designations in
each of these areas to accommodate expected new residential
development, redevelopment and larger scale intensification through
conversion of non- residential structures, infill and redevelopment for a
minimum of ten years, and 25% affordable housing as required by this
policy.
2.6 Include policies to identify how municipalities and planning boards will
monitor how the objectives of this policy are being achieved.
(3) ZONING
It is the policy of the province of Ontario that:
3.1 Lands be zoned to accommodate expected residential growth in keeping
with the criteria and in accordance with the targets for processing
applications contained in the official plan in accordance with this policy.
3.2 Zoning standards and requirements in zoning documents support the
housing objectives set out in this policy. In so doing, zoning by -laws are to:
6 563
(a) include provisions and standards which permit a variety and range of
housing types in keeping with this policy;
(b) provide for the variety and range of housing types, on the basis of
provincially accepted standards of health and safety. In particular,
minimum unit sizes are not to exceed the minimums required in the
' Ontario Building Code;
(c) include provisions and, as necessary, minimum and maximum
standards to implement and provide for the housing types which will
fulfill the affordable housing objectives of this policy;
(d) include provisions ;which permit sharing of all residential units
operating as a single housekeeping unit; and,
(e) contain provisions to permit rooming, boarding and lodging houses
and accessory apartments as -of -right where they are permitted by the
official plan.
3.3 Where residential uses are permitted by zoning, zoning standards and
requirements do not reduce the feasibility that the permitted uses can be
achieved on the site.
IMPLEMENTATION:
The Ministries of Municipal Affairs and Housing will:
• Prepare guidelines to assist in implementing the policy as.appropriate;
The Ministry of Housing will:
• Provide advice and assistance to municipalities and planning boards on
demographic, income and affordability data and projections;
• Comment on local planning documents to ensure that policy objectives are met;
• Make representations or provide technical expertise at Ontario Municipal Board
hearings; and,
• Provide program support where necessary and available to assist in fulfilling policy
objectives.
The Ministry of Municipal Affairs will:
• Streamline the provincial review process to meet the objectives of this policy;
• Review planning documents submitted for approval to ensure that the policy has
been adequately addressed;
564
• Provide advice on methods of meeting policy objectives through the land use
planning process; and,
• Support the implementation of this policy through Planning Act powers as
necessary.
Municipalities and Planning Boards:
• Within the Regions of Metropolitan Toronto, Durham, York, Peel, Halton,
Hamilton - Wentworth, Ottawa - Carleton and Waterloo, City of London, and City
of Windsor and other areas defined from time to time by the. Ministers of Housing
and Municipal Affairs, both Regional and Area Municipalities will review and
reflect this policy in local planning documents within one year of its release. In all
other areas of the province, this policy must be considered during the decision to
review the official plan required by section 26 of the Planning Act;
• Will streamline the review and approval of all housing applications as required by
this policy; and,
• Will inform and advise applicants and the public on the content of this policy.
9
8 5h5
March 1, 1989.
EV /125
CORPORATION OF THE TOWN OF NEWCASTLE
40 TEMPERANCE STREET
BOWMANVILLE, ONTARIO
Ll C 3A6 TELEPHONE 623 -3379
The Honourable John Eakins,
Minister of Municipal Affairs,
777 Bay Street, 17th Floor,
Toronto, Ontario.
M5G 2E5
Honourable Sir:
RE: LOCAL GOVERNMENT WEEK APRIL 10 TO 15, 1989
OUR FILE: 35.31.5
At a meeting held on February 27, 1989, the Council of the Town of Newcastle
passed the following resolution:
"THAT the correspondence dated January 1989 from the Honourable John Eakins,
Minister of Municipal Affairs, advising that Local Government Week will be
held April 10 to 15, 1989 be received;
THAT the week of April 10 to 15, 1989 be proclaimed Local Government Week in
the Town of Newcastle and advertised in accordance with Town Policy; and
THAT the Honourable John Eakins, Minister of Municipal Affairs be so advised."
Yours truly,
Mar e P. nig A.M.C.T.(A)
Deputy Clerk
MPK:mev
cc: J. Caruana, Director of Cormnunity Services
February 17, 1989
THE CLERK:
ALL MUNICIPALITIES IN ONTARIO
I -3
Queen's Park
Toronto, Ontario
M7A 1W3
Queen's Park
Toronto (Ontario)
M7A 1 W3
fit f l ( R",'
rJ G(1ba3y 1r?J�)
A .5'__
kk &
Some municipalities are paying bounties, or considering making
such payments, on a variety of wildlife species. This letter
is being sent to all municipalities to advise them that the
Ministry of Municipal Affairs and the Ministry of Natural
Resources consider that neither the Game and Fish Act nor the
Municipal Act provide authority for the payment of bounties
except with the written approval of the Minister of Natural
Resources. This applies, as well, where payments are being
restricted to licensed trappers, hunters, landowners or
farmers.
Wildlife can cause unacceptable levels of property damage or
livestock losses and municipalities, farmers and other
landowners must be able to protect their interests. Bounties
do not provide this protection. Bounties act to reduce an
animal population over a broad area. They do not focus on
specific problems. Other more cost effective, biologically
justifiable, and socially acceptable approaches are available.
Municipalities are asked to contact the local district office
of the Ministry of Natural Resources to identify local problems
which need to be addressed in the absence of bounties. The
Ministry of Natural Resources in cooperation and consultation
with municipalities and other local interest groups will ensure
that mechanisms satisfactory to resolve these problems are in
place. This may involve, for example, greater involvement of
local trappers to deal with specific problems. Funds that
municipalities presently expend on bounties could be redirected
to programs to resolve specific, identifiable problems.
Consultation with municipalities and interest groups and
implementation of expanded or new programs will take some time.
It is expected that suitable programs will be in place by
October 31, 1989 and that the payment of bounties would have
terminated by that time. It is also expected that by then
Section 208(29) of the Municipal Act will be repealed to remove
any question that the Act provides sufficient authority for the
payment of bounties. Municipalities which continue to have
bounty by -laws in effect beyond that time should expect to face
the legal consequences.
. 2
THE CLERK:
ALL MUNICIPALITIES IN ONTARIO
We are certain that constructive alternate solutions to
nuisance wildlife problems will result and look forward to your
assistance.
Yours sincerely,
John Eakins Vincent G. Kerrio
Minister Minister
Municipal Affairs Natural Resources