Discussion Questions and…

Discussion Questions and Answers
Discussion Questions and Answers submitted by Lauree Armstrong, MCIP, RPP, Township Planner, Township of Laurentian Valley.

Question 1:
• What are the key barriers impacting your municipality in meeting its housing needs that may be unique to northern and rural communities?

The biggest barriers and delays include:
- Lack of funding for new infrastructure (sewer and water), heavy burden on developer with rising costs;
- Challenges in developing higher density development on private services;
- Lack of certainty of provincial policies ie ESA continually changing requirements as move through the approval process, delays add costs as different species have different study time requirements and developers become frustrated and either abandon process or have to charge more for the lots given the costs of development;
- Delays in approvals and high costs associated with Ontario Hydro services for subdivisions. High costs of hydro for existing rural lots and severances as well.
- Delays in response from provincial agencies, ie MTO, MECP – ESA and ECAs related to servicing. Also costs of associated studies and permitting etc.;
- Getting developers wanting to build different types of housing than what they know and what they know they can sell in some communities;
- Residents wanting to have a similar neighbourhood to what they have and being resistant to increased density beyond apartments in houses. Over-intensification concerns related to traffic and parking issues where no transit.
- Lack of capacity in municipalities – staff or dollars to hire additional staff to be able to process and pre-consult in a quicker fashion.
- Many communities already streamline approvals and there is always opportunities to review and improve practices somewhat, however at some point the issue is becoming the lack of capacity in municipalities – staff or dollars to hire additional staff to be able to process and pre-consult in a quicker fashion. This issue is not solely related to diversifying housing types but plays a role in the delay issue of processing all development applications.

Question 2:
• What kind of flexibility is needed to address housing needs in your municipality?
Question 3:
• What potential tools or policies could the government consider to address housing needs in your municipality while balancing other provincial priorities?

Answer 3:

- A useful tool for municipalities would be the ability to use zoning with conditions as set out in The Planning Act but which Planners have never been able to use. Community Planning Permit System (CPPS) is a daunting undertaking and unless municipalities are provided with funding to fully cover the cost of the associated process to switch from a zoning by-law approach to a CPPS approach, there will continue to be low uptake. Most municipalities do not have the staff or resources to take this on and continue to process the high volume of applications and related workload that so many are experiencing in Ontario. The movement out of the larger centres is overwhelming may smaller communities who are struggling to keep up and this additional for a CPPS would require full funding to get it done. In the interim, the ability to use zoning with conditions would expand the capacity of the planning tools.
- There needs to be funding incentives to stimulate a wider range of housing types particularly in areas outside the CMAs. Due to infrastructure costs, hydro costs, challenges sometimes related to private servicing, it can be difficult to get some developers to build housing types other than single detached dwellings as it is what they know they can build and sell.
- Funding for infrastructure improvements.
- The Province needs to provide the information rather than the developer being responsible for many of the study requirements. So much has been downloaded to municipalities already without funding to go along with it. The expertise and the information should be provided by the Province. This includes things like wetland evaluations, flood plain mapping (not just setting standards but provide the elevation data).
- Reduced costs related to serving developments with Ontario Hydro services and faster approvals;
- More certainty in approval process when dealing with the ESA so that it is what is in place when you start the process.
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Question 4:
• Do you have other suggestions for ways to improve housing supply and needs in rural and northern municipalities?

Answer 4:

This is a complex issue that requires more time for discussion. Due to the extremely high volume of work that is being experienced by many municipal planners and the large volume of municipal legislation coupled with the short time-frame to respond to this very important question as well as the lack of time to bring proper reports to Council, additional time and discussion is required to provide a better strategy to develop some real solutions to help achieve the outcomes that are desired with more attainable housing for everyone.