The time frame for…

The time frame for construction of homes to commence no later than 2025 was set by people who obviously have no experience in land development and the respective approval process, unless the land owners are already sitting on subdivision plans and have various studies done and even then 2025 is not achievable.

Constraints include but not limited to the following:
- are the lands close to existing waters and sewers to tie in or upgrades/oversizing;
- securing the lands and developing a plan of subdivision;
- hire various professionals - engineer, surveyor, landscape architect (given that the tree huggers have so much power now that this is a requirement now) etc.
- conducting various studies eg. Archaelogical which cannot be done in the winter and could give into various stages depending on what is found on site and obtaining clearance from Ministry of Culture, traffic, heritage studies, hydrogeological and environment site assessment
- develop a plan of subdivision, rezoning and by-law amendment
- get and deal with comments from various agencies after municipality circulates to them including local conservation authority
- make applications to the ministry of the environment for storm sewers, water and storm water management ponds which takes months ( given how quickly government employees work when they are not sick or on vacation and now working 50% of time working from home and this applies to employees at the municipality
- set up neighbourhood meetings and deal with their concerns
- wait for municipal council to hear at their next council meeting
- plan of subdivision to be approved by local conservation, respective native council, local conservation authority
- work with utility providers - water, electricity, enbridge gas, cable, telephone, Canada post, etc.
- site preparation ie earthworks and grading of the site
- install underground services which cannot be done in the winter and must be done before the temperature is below zero and asphalt plants close.
- all the money required for every item including municipal charges for engineering and various other soft costs, development charges for water, hydro one fees, posting various Letters of credit which requires various financing facilities with a bank, the various bank fees for this in addition to the high interest
- sell the lots to a builder who then has to have a buyer and also get financing,
- the builder and developer does not know what work will cost and availability of materials.

The liberal government caused this problem setting the Greenbelt and causing high prices.

We didn’t need the green belt because land not near to infrastructure is basically undevelopable, there are local conservation authorities governing the lands and protect wetlands.

The density the liberals proposed didn’t make condos cheaper as land near subway stations or on main roads were bidded up which raised the prices of nearby homes (and then the foreigners bidder it up) or help with climate change because it just caused gridlock across every major street in the GTA and every condo build on a block of 5 houses ended up with hundreds of parking spacesfrom 1 condo building. Imagine how many more cars are added to the areas where condos are built.