Jennifer Boyer, Manager of Policy Planning, outlined key highlights of staff report RPT-21-29 and introduced Jamie Cook and Brad Post of Watson and Associates who undertook the Assessment.
J. Cook outlined the Assessment which examined the amount of residential lands available in the urban areas of the County’s primary settlement areas, which are the Paris, and St. George Settlement Areas for the purposes of land budgeting for intensification and designated green-field development areas. He explained that following the initial presentation of the Growth Forecasts to Council in December 2020, they are proposing a revised housing growth allocation from 89% urban (Paris and St. George) and 11% for the remaining settlement areas of the County to a 80% urban (60% in Paris, 20% in St. George) 20% split, noting that wastewater considerations in St. George could impact its ability to absorb further growth. He further provided an overview of the Provincial policy framework that guided the Assessment and the changes that have been recently made.
With respect to the intensification target which is based on the existing built up area of Paris and St. George, B. Post noted that the County currently has a 15% target, and with 69 units annually in the period between 2016 and 2021 it has represented 29% of all growth in the County during that period. As well, he noted that 1,165 units are currently in the planning process and 64ha of additional land identified for potential development. As such, they are recommending that the County’s intensification target be raised to 20% of total housing for the 2022 to 2051 period, which includes the 1,165 already in the planning process and potential to accommodate an additional 2,800 to 4,900 units.
With regard to “Community Area Designated Greenfield Area (DGA), J. Cook explained that Paris and St. George have sufficient supply of DGA lands (395 gross hectares) to meet demand until 2051, and are not recommending an expansion of the current areas. As well, he noted that the Province has removed the requirement to have include Employment lands in the people and jobs per Hecate calculation, which makes it easier for municipalities to reach the growth targets and focus on various types of housing products. He indicated the recommendation that the County target for at least 50 people and jobs per hectare, noting the minimum density requirement is 40 people and jobs per hectare.
Following the presentation, J. Cook, B. Post and J. Boyer answered questions from members of the Committee. They provided the following responses:
- The Growth Management and Phasing of Development Strategy will permit the growth in the period to 2051 to be appropriately staggered to avoid a rush of development, and to ensure proper phasing for infrastructure improvements. As well, the polices to be included in the new Official Plan are paramount in ensuring that development occurs in a phased approach and the tracking of new builds per year will occur by Development Services. As well, it was explained that the density target of 50 jobs and persons per hectare can provide for good urban design and address issues such as on street parking through zoning changes that have plagued recent subdivisions.
- Further engagement will occur on this subject matter prior to its approval by Council, with more town halls and other engagement pieces planned, noting that interested parties can contact staff with any questions.
- A breakdown of the units constructed per year since 2016 will be provided to members.
- With regard to recommending targets that are higher than the Provincial minimums, it was explained that the recommended targets for intensification and DGA development are viewed as appropriate targets for the County to achieve the goal of creating complete communities, appropriate housing products, and is the optimal solution for this growth period, noting that options to show how a lower or higher target than the recommendations would work can be provided.
- This study focused on the Paris and St. George urban settlement areas, and the expansion of non-urban residential boundaries are untaken through a different lens and process. An answer on the capacity for new residential units in the Oakhill area based on the expanded Airport Water System will be provided.
- The surplus residential lands (totaling approximately 395 gross hectares) will retain their status, but policies can be imposed to prohibit their development in the plan horizon.
Concern was raised by members of the Committee with the proposed staff recommendation effectively setting the targets without providing a further opportunity for consultation with the public and the development community. It was noted that further online engagement will occur, and further special Council meetings will be held including a public meeting as required under the Planning Act.