HomeMy WebLinkAboutSeptember 3, 2024 - Special Council
Special Council Meeting Agenda
September 3, 2024 Hybrid Electronic Meeting Council Chambers Immediately Following the
Executive Committee Meeting
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905.420.4611 clerks@pickering.ca
Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting.
Page 1. Call to Order/Roll Call 2. Disclosure of Interest 3. Delegations Members of the public looking to provide a verbal delegation to Members of Council may do so either in person, or through a virtual connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the online delegation form or email clerks@pickering.ca.
The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. A maximum of 5 minutes shall be allotted for each delegation. Please be advised that your name will appear in the public record and will be posted on
the City’s website as part of the meeting minutes. 4. Matters for Consideration 4.1 Director, City Development & CBO, Report PLN 24-24 1 Housing Accelerator Fund Round 2 - City of Pickering Action Plan and Housing Accelerator Fund Application
Recommendation: 1. That Report PLN 24-24, providing information on the Housing Accelerator Fund Round 2, be received; 2. That should Council choose to submit an application for the Housing
Accelerator Fund Round 2 (HAF2), administered by the Canada
Mortgage and Housing Corporation (CMHC); a) That the City of Pickering Housing Accelerator Fund Action Plan, which includes a commitment to implementing a four units
Special Council Meeting Agenda
September 3, 2024 Hybrid Electronic Meeting Council Chambers Immediately Following the
Executive Committee Meeting
For information related to accessibility requirements please contact: Council & Committee Coordinator
905.420.4611 clerks@pickering.ca
as-of-right by-law, as contained in Appendix I to Report PLN 24-24, be endorsed;
b) That staff be authorized to submit a HAF2 application to the CMHC, on behalf of the City of Pickering; c) That staff be directed to bring back to Council the HAF2 Contribution Agreement with the CMHC, for endorsement and
execution, should the City of Pickering be successful in its HAF2 application; d) That staff be authorized to initiate the necessary work programs required to complete the initiatives outlined in the Pickering
Housing Accelerator Fund Action Plan, should the City of Pickering be successful in its HAF2 application; e) That a copy of the resolution be sent to the Jennifer O’Connell, Member of Parliament, Pickering-Uxbridge, and the Honourable
Sean Fraser, Minister of Housing, Infrastructure and Communities; and, f) That the appropriate City of Pickering officials be authorized to take the necessary actions to give effect hereto. 4.2 Federation of Canadian Municipalities (FCM) Endorsement for Appointment to Standing Committees, Working Groups and Forums - Councillor Nagy Recommendation: WHEREAS the Federation of Canadian Municipalities (FCM) represents the interests of member municipalities on policy and program matters that fall within federal jurisdiction;
And Whereas, FCM’s Board of Directors has established standing committees, working groups, caucuses and forums comprised of both Board members and non-Board municipal elected officials to facilitate more detailed debate and provide the board with recommendations on priority
policy and program issues;
Special Council Meeting Agenda
September 3, 2024 Hybrid Electronic Meeting Council Chambers Immediately Following the
Executive Committee Meeting
For information related to accessibility requirements please contact: Council & Committee Coordinator
905.420.4611 clerks@pickering.ca
Now therefore be it resolved that the Council of The Corporation of the City of Pickering:
1. Endorses Councillor Mara Nagy to stand for appointment to one or more of FCM’s Standing Committees, Working Groups, or Forums for a term ending June 2025; 2. That the City assumes all costs associated with Councillor Mara
Nagy attending FCM’s Standing Committee, Working Group, or Forum meetings, or other relevant FCM Board-related meetings, and such costs shall be covered in accordance with Policy ADM 190, Council Compensation Policy; and,
3. That a copy of this resolution be forwarded to FCM. 5. Confirmatory By-law 6. Adjournment
Report to
Council
Report Number: PLN 24-24
Date: September 3, 2024
From: Kyle Bentley Director, City Development & CBO
Subject: Housing Accelerator Fund Round 2 -City of Pickering Action Plan and Housing Accelerator Fund Application
-File: D-1300-019
Recommendation:
1.That Report PLN 24-24, providing information on the Housing Accelerator Fund Round 2,
be received;
2.That should Council choose to submit an application for the Housing Accelerator Fund
Round 2 (HAF2), administered by the Canada Mortgage and Housing Corporation
(CMHC);
a.That the City of Pickering Housing Accelerator Fund Action Plan, which includes acommitment to implementing a four units as-of-right by-law, as contained in
Appendix I to Report PLN 24-24, be endorsed;
b.That staff be authorized to submit a HAF2 application to the CMHC, on behalf of the
City of Pickering;
c.That staff be directed to bring back to Council the HAF2 Contribution Agreement with
the CMHC, for endorsement and execution, should the City of Pickering be successful
in its HAF2 application;
d.That staff be authorized to initiate the necessary work programs required to complete
the initiatives outlined in the Pickering Housing Accelerator Fund Action Plan, should
the City of Pickering be successful in its HAF2 application;
e.That a copy of the resolution be sent to Jennifer O’Connell, Member of Parliament,Pickering-Uxbridge, and the Honourable Sean Fraser, Minister of Housing,Infrastructure and Communities; and
f.That the appropriate City of Pickering officials be authorized to take the necessaryactions to give effect hereto.
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 2
Executive Summary: The purpose of this report is twofold: to provide an update to
Council on the Federal Housing Accelerator Fund Round 2 (HAF2) application criteria and
process; and to seek Council direction on endorsing the City of Pickering Housing Accelerator
Fund Action Plan, which includes a commitment to implementing a four units as-of-right
by-law, for the purposes of submitting an application for the HAF2 on behalf of the City of
Pickering.
In July of 2024, the Canada Mortgage and Housing Corporation (CMHC) contacted staff to
advise that the application portal would be opening for Round 2 of the Housing Accelerator
Fund. At that time, CMHC also provided the updated eligibility requirements and program
materials.
Staff has reviewed the City of Pickering HAF application, and the associated action plan
submitted in 2023 during the first round of funding, against the updated eligibility requirements
and program materials.
Staff have updated the City of Pickering Housing Accelerator Fund Action Plan to meet the
updated eligibility requirements and program materials, which includes a mandatory action item committing Council to implement a four units as-of-right by-law in the City of Pickering, should the City submit an application for Round 2 of the funding.
Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priorities of Advocate for an Inclusive, Welcoming, Safe & Healthy Community; and Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community.
Financial Implications: No direct costs to the City are anticipated as a result of the adoption of the recommendations of this report.
Discussion: The purpose of this report is twofold: to provide an update to Council on the
Federal Housing Accelerator Fund Round 2 (HAF2) application criteria and process; and to
seek Council direction on endorsing the City of Pickering Housing Accelerator Fund Action
Plan, which includes a commitment to implementing a four units as-of-right by-law, for the
purposes of submitting an application for the HAF2 on behalf on the City of Pickering.
1.Background
1.1 What is the Housing Accelerator Fund (HAF)?
The Federal Government announced the HAF in April 2022, as part of the Federal Budget. The HAF is a federal funding program that aims to incentivize increased local supply of housing at an accelerated pace and to enhance certainty in the approvals and
building process. The program is administered by the Canada Mortgage and Housing
Corporation (CMHC).
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 3
At the Council Meeting of August 16, 2023, Council considered Report PLN 28-23,
which contained the City of Pickering Housing Accelerator Fund Action Plan, and
authorized staff to submit an application for the HAF Program. Staff submitted the
application to CMHC on behalf of the City, in advance of the August 18, 2023 deadline.
In March of this year, staff received notice from CMHC that Pickering’s application was
not selected for funding through the program. CMHC reported that 179 applications were approved for funding out of the 544 applications that were submitted through the program.
As part of the 2024 Federal Budget, it was announced that an additional $400 million in
funds were being added to top up the HAF to incentivize the implementation of local
actions that remove barriers to approvals and that accelerate the housing supply. The
funds would be available to local authorities that previously applied and were denied
funding. On July 8, 2024, CMHC provided the updated criteria and requirements for the
HAF2 application process.
The HAF2 objective is to accelerate the supply of housing across Canada, with a goal of achieving an additional 12,000 dwelling units, in addition to the over 100,000 dwelling units expected through the first round of funding.
The intent of the HAF2 program remains to assist municipalities in achieving transformational change within the sphere of control of the local government, regarding land use planning and development approvals. The transformational changes in policy, or development-related programs, should result in short-term increases to local housing supply while providing long-term opportunities to meet future housing needs.
The key objectives of the HAF2 program remain the same as the initial funding program, which include:
• creating more supply of housing at an accelerated pace and/or enhancing certainty in the approvals and building processes
• supporting the development of complete communities that are walkable, consisting of an appropriate residential density and a diverse mix of land uses, providing access to a wide variety of amenities and services through public and active transportation
• supporting the development of affordable, inclusive, equitable and diverse
communities, that encourage a clear means of achieving greater socio-economic
inclusion, largely achieved through the equitable provision of housing across the
entire housing spectrum, and
• supporting the development of low-carbon and climate-resilient communities
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 4
1.2 HAF2 Requirements
To be eligible for HAF2, applicants must have applied under the first round, and been
declined for funding. A municipality must continue to have delegated approval authority
over land use planning and development approvals, such as the City of Pickering.
Applicants must again submit an action plan that includes a minimum of seven initiatives, for the Large/Urban stream, (which includes Pickering), and that achieves the following requirements identified in the first round of funding:
• Accelerates the provision of housing units within the community;
• Commits to a housing supply growth target that increases the average annual rate of residential unit growth by a minimum of 10% (for example, if 2,000 residential units were projected between 2025 and 2027 without funding, the initiatives must result in
a projected residential unit growth of 2,200); and
• Increases the total unit growth rate within the municipality by 1.1%.
In addition to the original requirements, applicants of HAF2 must also meet the following
criteria:
• The action plan initiatives must align with 10 HAF Best Practices, listed in Attachment 1 to this report, and most of the initiatives should not have started prior to the Budget 2024 announcement of April 16, 2024.
• Commit to implementing a four units as-of-right bylaw (for applicants from the Large/Urban stream) as part of the action plan, or have already implemented four units as-of-right, prior to application submission.
The four units as-of-right by-law was not a requirement of the initial HAF program.
However, through the first-round selection process, the CMHC and the Federal
Government informally established this requirement for all Large/Urban municipalities in
order to be approved. For the HAF2, it is a mandatory requirement that Councils of
Large/Urban municipalities commit to implementing four unit as-of-right by-laws, if they
have not done so already.
1.3 HAF2 Evaluation Criteria
The evaluation of HAF2 applications will be based on the same criteria as the original program, which includes:
• the commitment to increase housing supply – exceeding minimum growth expectations
• the relevance of the initiative outcome(s) to one or more of the objectives of the HAF
– including creating more supply; complete communities; affordable housing; and,
low-carbon, climate-resilient communities
• the effectiveness of the initiative on increasing the supply of housing – including implementation/timeliness of the initiative; supply impact; and system impact, and
• the need for increased housing supply – based on available housing needs assessment - 4 -
PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 5
In addition to the original evaluation criteria above, CMHC requires applicants of HAF2 to align their action plan initiatives to the 10 best practices indicated in Attachment 1.
1.4 HAF2 Funding
The funding framework for HAF2 is the same as the original program. Funding is
determined by per-unit amounts. There are three components of the funding framework:
base funding; top-up funding; and an affordable housing bonus. A breakdown of the three
funding components is as follows:
a) Base Funding
• Designed to incent all types of supply across the housing spectrum; based on
estimated number of units without HAF funding versus estimated number of units with HAF funding. Funding does not apply to single detached dwellings, which are not eligible for funding.
b) Top-up Funding
• Designed to incent certain types of housing (applied to other types such as higher densities in proximity to rapid transit, medium and higher density, ‘missing middle’).
• There was one change to the top-up funding for multi-unit housing in close
proximity to rapid transit, a reduction in distance from 1,500 metres to 800 metres.
c) Affordable Housing Bonus
• Designed to reward applicants who can increase their share of affordable
housing units, relative to affordable units without HAF versus the total projected units supported by the HAF. Targets must be included in the Action Plan.
CMHC has provided estimated funding numbers to assist potential applicants for budgeting purposes and may adjust the amounts prior to awarding funding to successful
applicants.
1.5 Pickering Action Plan
Large/urban communities, such as the City of Pickering, are required to provide an
action plan, containing a minimum of seven initiatives meeting the objectives of the
HAF2 program. The action plan will assist CMHC in evaluating applications, selecting
successful applicants, and allocating funding accordingly.
Pickering’s Action Plan initiatives, for the original HAF application, were developed by
reviewing existing projects and/or programs that Council has previously endorsed or
approved through the Pickering Housing Strategy & Action Plan. The initiatives were kept very similar to the Housing Strategy & Action Plan where possible, but in some cases, the scope of work needed to be expanded or narrowed to meet CMHC criteria.
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 6
After receiving feedback from CMHC on the original HAF application and reviewing recent changes to Provincial legislation, staff have revised the Pickering Action Plan
initiatives.
The initiatives have been revised to meet CMHC’s HAF2 evaluation criteria, while
continuing to focus on existing projects and/or programs that Council has previously
endorsed or approved. The initiatives have been designed to apply to all of Pickering,
as much as possible. However, staff recognize that Pickering’s strategic growth areas,
including the City Centre, the Major Transit Station area around the GO Station, and
Higher Order Transit Corridor along Kingston Road are anticipated to have the most
growth. Accordingly, initiatives were prioritized for these strategic growth areas as they
would result in the largest impact on housing in Pickering for the short, medium, and
long term.
1.6 Proposed Initiatives
The initiatives, and a brief description of each, are provided below. More details on the initiatives are provided in the Action Plan, as set out in Appendix I.
Initiative 1: Four Units as-of-right (Official Plan and Zoning By-law Amendments)
• Updating Official Plan policies and Zoning By-law provisions, increasing additional
dwelling unit permissions, to permit four units on residential properties as-of-right.
Currently, the Official Plan and Zoning By-laws permit three units as-of-right in the
urban areas, subject to provisions. Permissions for additional dwelling units in the
rural area are subject to any constraints posed by private water and septic servicing
systems, and within the Oak Ridges Moraine Provincial Plan policies.
Initiative 2: Inclusionary Zoning Study and Protected Major Transit Station Area
(Official Plan and Zoning By-law Amendments)
• Undertake an Inclusionary Zoning study, including an Impact Analysis, and Implementation Considerations, to inform Official Plan and Zoning By-law policies requirements in Pickering’s Protected Major Transit Station Area.
• Updating Official Plan policies and Zoning By-law provisions for increased height and density within the Protected Major Transit Station Area, City Centre and Pickering GO Station.
Initiative 3: Develop Grant Programs to Encourage Missing Middle and Affordable
Units
• Develop grant programs to promote construction of additional dwelling units and
other missing middle housing types and affordable housing units. This could include
grants for building permit fees, planning application fees, etc.
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 7
Initiative 4: Develop a Corporate Land Acquisition and Surplus Lands Strategy
• Create a land acquisition and surplus land strategy to establish a set of criteria
and/or policies that Council could use when determining to purchase or dispose of lands for the purposes of expediting housing, including creating affordable housing.
Initiative 5: Higher Order Transit Corridor Zoning By-law Amendment
• Undertaking a Zoning By-law Amendment to implement increased heights and
densities along corridors serviced by higher order transit areas in Pickering (i.e., Bus Rapid Transit).
Initiative 6: Development Process Efficiency
• Undertake a Development Application Review Process with the goal of providing
recommendations to streamline the development review process, and identify any gaps, challenges, and opportunities for process improvements. The process would further identify a “Front of the Line” process for fast tracking affordable housing projects and identify technologies that can be implemented to realize additional efficiencies in the development review process.
Initiative 7: Community Improvement Plan Study
• Undertake a Community Improvement Plan (CIP) study to determine what financial assistance tools, such as tax increment financing, the City of Pickering could provide
to encourage the development of purpose-built rental and affordable housing.
1.7 Challenges and Assumptions with proposed Action Plan
As with the original action plan, there are some challenges that may be encountered with the revised initiatives. The challenges include:
• The initiatives in the Action Plan will require future Council consideration and
approvals.
• Achieving the number of new dwellings identified in the application, that would be created by the initiatives, is difficult to guarantee if market conditions, such as high interest rates and low sales volumes continue.
• Future changes to Provincial legislation may impact the viability of the recommended initiatives. Municipalities have experienced numerous Provincial legislative changes in recent years. While many of these changes have been to increase housing
supply, they may not always align with Federal programs. It is unknown what impact
any future legislative changes would have on initiatives approved through the HAF2 program.
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 8
1.8 Next Steps
The CMHC application must be submitted by September 13, 2024. Staff will complete
the application and will prepare the supporting materials, should Council direct staff to
submit an application.
Staff anticipate that successful applicants will be notified in the fall of 2024. However, no
formal timeline has been provided by CMHC.
Should the City be successful in their application, there will be requirements to provide periodic, mandatory progress reports, and details regarding how funds were used.
2. Conclusion
Staff have reviewed the Federal HAF2 application criteria and process and revised the
City of Pickering Housing Accelerator Fund Action Plan, as contained in Appendix I, to
meet the revised criteria.
Should Council endorse the revised City of Pickering Housing Accelerator Fund Action Plan, which includes a commitment to implement a four units as-of-right by-law, staff will submit an application to CMHC on behalf of the City of Pickering by the deadline of
September 13, 2024.
Should Council direct staff to submit the HAF2 application, staff are seeking Council
authorization to advance the Action Plan initiatives, and to report back to Council, at the
appropriate time, to execute the required agreements with CMHC.
Appendix:
Appendix I City of Pickering Housing Accelerator Fund Action Plan Round 2
Attachment:
1. CMHC 10 Updated Housing Accelerator Fund Best Practices
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PLN 24-24 September 3, 2024
Subject: Housing Accelerator Fund Round 2 Page 9
Prepared By: Approved/Endorsed By:
Original Signed By Original Signed By
Brandon Weiler, MCIP, RPP Catherine Rose, MCIP, RPP
Principal Planner, Policy Chief Planner
Original Signed By Original Signed By
Déan Jacobs, MCIP, RPP Kyle Bentley, P. Eng. Manager, Policy & Geomatics Director, City Development & CBO
BW:ld
Recommended for the consideration of Pickering City Council
Original Signed By
Marisa Carpino, M.A. Chief Administrative Officer
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Appendix I to Report PLN 24-24
City of Pickering
Housing Accelerator Fund Action Plan Round 2
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City of Pickering Housing Accelerator Fund Action Plan
Page 1 of 7
Initiative 1: Permit Four Units as-of-right in Residential Zones
Associated Action Items
• Updating Official Plan policies and Zoning By-law provisions to permit enhanced additional dwelling unit (ADUs) permissions to allow four unit as-of-right in the City of Pickering.
• Once approved, create a public education strategy, including involving the building sector, to share the new regulations. Identify options to encourage property owners to create Additional Dwelling Units.
• Staff are in the process of pre-approving detached ADU drawings to expedite the process
for the public to select a design and receive permit approval to begin construction.
The Initiative supports the following Housing Accelerator Fund (HAF) Objectives
• Creating more supply of housing at an accelerated pace and enhancing certainty in the
approvals and building process.
• Supporting the development of affordable, inclusive, equitable and diverse communities that encourage clear pathways to achieving greater socio-economic inclusion largely achieved through the equitable provision of housing across the entire housing spectrum.
• Supporting the development of complete communities that are walkable consisting of appropriate residential density and a diverse mix of land uses providing access to a wide variety of amenities and services through public and active transportation.
• Supporting the development of low-carbon and climate-resilient communities.
The Initiative aligns to the following HAF2 Best Practices
• End Exclusionary Zoning
• Design and Implement Guidelines
• Reduce or Eliminate Parking Standards
Description of Objectives and Anticipated Outcomes
• Updating the Pickering Official Plan and Zoning By-laws will provide more clarity and
predictability for residents and the building community regarding accessory dwelling units.
• The updates will incentivize the gentle intensification of residential neighbourhoods throughout the City of Pickering.
• Permitting and promoting Additional Dwelling Units will incentivize the development of complete communities, and provide for a greater socio-economic diversity and inclusion within Pickering, by permitting a greater range and mix of housing types within the housing stock.
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City of Pickering Housing Accelerator Fund Action Plan
Page 2 of 7
Initiative 2: Inclusionary Zoning and Implementing the Protected Major Transit Station Area (PMTSA)
Associated Action Items
• Undertake an Inclusionary Zoning study, including an Impact Analysis, and Implementation Considerations, to inform Official Plan and Zoning By-law policies.
• The inclusionary zoning policies and provisions would apply to Pickering’s PMTSA. This is the location where the Ontario Planning Act permits municipalities to implement inclusionary zoning policies.
• Updating Official Plan policies and Zoning By-law provisions to permit increased height and
density in locations within the PMTSA, which includes the City Centre and Pickering GO Station.
The Initiative supports the following Housing Accelerator Fund (HAF) Objectives
• Creating more supply of housing at an accelerated pace and enhancing certainty in the
approvals and building process.
• Supporting the development of complete communities that are walkable consisting of appropriate residential density and a diverse mix of land uses providing access to a wide
variety of amenities and services through public and active transportation.
• Supporting the development of affordable, inclusive, equitable and diverse communities that encourage clear pathways to achieving greater socio-economic inclusion largely achieved through the equitable provision of housing across the entire housing spectrum.
• Supporting the development of low-carbon and climate-resilient communities.
The Initiative aligns to the following HAF2 Best Practices
• End Exclusionary Zoning
• Prioritized/Enhanced Development Approval Process
• Reduce or Eliminate Parking Standards
Description of Objectives and Anticipated Outcomes
• Updating the Pickering Official Plan and Zoning By-laws to implement inclusionary zoning in Pickering’s PMTSA will result in the development of additional affordable units in the City Centre and around the Pickering GO Station.
• The initiative will provide clarity and predictability for the community and development
community regarding affordable housing requirements in Pickering’s PMTSA.
• The anticipated development will increase the variability in the forms of housing in Pickering’s PMTSA.
• Updating the Pickering Official Plan and Zoning By-laws to implement the recent changes of the Provincial Policy Statement and Region of Durham Official Plan Amendment #186,
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City of Pickering Housing Accelerator Fund Action Plan
Page 3 of 7
by delineating Pickering’s PMTSA and to expedite the development approval process for lands within the PMTSA.
• The amendments would introduce a policy framework to support transit-oriented
development and establish minimum density targets around Pickering’s GO Station
• Implementing policies and provisions will provide clarity and predictability for residents and the building community regarding heights and densities, and expedite the planning approval process.
Initiative 3: Develop Grant Programs to Encourage Missing Middle and Affordable Units
Associated Action Items
• Develop a suite of incentive programs to promote construction of accessory dwelling units and other missing middle housing types.
• Develop incentive programs to promote construction of affordable housing units.
The Initiative supports the following Housing Accelerator Fund (HAF) Objectives
• Creating more supply of housing at an accelerated pace and enhancing certainty in the approvals and building process.
• Supporting the development of affordable, inclusive, equitable and diverse communities that encourage clear pathways to achieving greater socio-economic inclusion largely achieved through the equitable provision of housing across the entire housing spectrum.
• Supporting the development of complete communities that are walkable consisting of
appropriate residential density and a diverse mix of land uses providing access to a wide variety of amenities and services through public and active transportation.
The Initiative aligns to the following HAF2 Best Practices
• Develop Grant Programs
Description of Objectives and Anticipated Outcomes
• Create grant programs that incentivize missing middle housing, affordable and rental housing units.
• Identify opportunities to reduce application fees, including planning application and building permit fees, associated with missing middle and affordable housing dwelling units.
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City of Pickering Housing Accelerator Fund Action Plan
Page 4 of 7
Initiative 4: Corporate Land Acquisition and Surplus Lands Disposition Strategy
Associated Action Items
• Create a land acquisition and surplus land strategy. The study would create a set of criteria and/or policies that Council could use when determining to purchase or dispose of lands for the purposes of expediting housing.
• Identify opportunities to provide housing on City owned property.
• Explore working relationships with additional levels of government and not-for-profit groups
to acquire land for the purpose of building affordable residential or mixed-use development.
The Initiative supports the Following Housing Accelerator Fund (HAF) Objectives
• Supporting the development of complete communities that are walkable consisting of appropriate residential density and a diverse mix of land uses providing access to a wide variety of amenities and services through public and active transportation.
• Supporting the development of affordable, inclusive, equitable and diverse communities that encourage clear pathways to achieving greater socio-economic inclusion largely achieved through the equitable provision of housing across the entire housing spectrum.
The Initiative aligns to the following HAF2 Best Practices
• Make Municipally Owned Lands Available for Housing
Description of Objectives and Anticipated Outcomes
• The study would identify and create opportunities for additional housing supply within
Pickering, by exploring locations for increased housing opportunities, including mixed-use development where appropriate, on City-owned lands.
• Create a strategy that will provide guidance and policies for Council to consider when reviewing opportunities to acquire land for the purposes of creating more housing,
specifically affordable units.
• Identify opportunities to partner with not-for-profit agencies and other levels of government to create affordable housing by providing land.
• The initiative would create opportunities to leverage under utilized lands, in public ownership, to accelerate affordable housing.
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City of Pickering Housing Accelerator Fund Action Plan
Page 5 of 7
Initiative 5: Zoning By-law Amendment for Higher Order Transit Corridors
Associated Action Items
• Undertaking a Zoning By-law Amendment to implement the policies in the Pickering Official Plan surrounding Higher Order Transit Corridors. The amendment would pre-zone lands in
Pickering’s identified strategic growth areas served by Bus Rapid Transit.
The Initiative supports the Following Housing Accelerator Fund (HAF) Objectives
• Creating more supply of housing at an accelerated pace and enhancing certainty in the approvals and building process.
• Supporting the development of complete communities that are walkable consisting of appropriate residential density and a diverse mix of land uses providing access to a wide variety of amenities and services through public and active transportation.
• Supporting the development of affordable, inclusive, equitable and diverse communities that encourage clear pathways to achieving greater socio-economic inclusion largely achieved through the equitable provision of housing across the entire housing spectrum.
• Supporting the development of low-carbon and climate-resilient communities.
The Initiative aligns to the following HAF2 Best Practices
• End exclusionary zoning
• Eliminate restrictions and add flexibility
Description of Objectives and Anticipated Outcomes
• Updating the Zoning By-law along Higher Order Transit Corridors would permit higher-density, and mixed-use developments, in areas serviced by bus rapid transit.
• The updated zoning would diversify the mix of housing types in Pickering along Higher Order Transit Corridors.
• Implementing policies and provisions will provide clarity and predictability for residents and the building community regarding heights and densities, and expedite the planning
approval process.
• The anticipated development will increase the variability in the forms of housing in Pickering, creating a more complete community, adjacent to a transit corridor.
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City of Pickering Housing Accelerator Fund Action Plan
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Initiative 6: Development Process Efficiency
Associated Action Items
• Staff have already initiated a Development Application Review Process study. The goal of this study is to provide recommendations to streamline the development review process,
and identify any gaps, challenges, and opportunities for process improvements.
• The initiative would expand upon the existing work to determine a process for fast tracking affordable housing applications.
• The Initiative would look at implementing additional technologies, such as online application
submissions and AI technologies, to further streamline the development review process.
The Initiative supports the Following Housing Accelerator Fund (HAF) Objectives
• Creating more supply of housing at an accelerated pace and enhancing certainty in the
approvals and building process.
• Supporting the development of low-carbon and climate-resilient communities.
The Initiative aligns to the following HAF2 Best Practices
• Prioritized/enhanced development approval process
• Increase Process Efficiency
Description of Objectives and Anticipated Outcomes
• Undertake a review and evaluation of best practices within other municipalities, an
assessment of available technologies, and engagement with stakeholders to streamline the development review process and make the review process more efficient.
• Undertake a review to expand the existing electronic building permit software to include all
Planning Act applications to be submitted electronically through the myPickering application.
• Identify additional digital tools, such as Artificial Intelligence, that could be implemented to further increase efficiencies in the development review process.
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City of Pickering Housing Accelerator Fund Action Plan
Page 7 of 7
Initiative 7: Community Improvement Plan Study for Rental and Affordable Developments
Associated Action Items
• Undertake a Community Improvement Plan study to determine what financial assistance tools the City of Pickering could implement, to encourage the development of purpose built rental and affordable developments.
• The study will review multiple tools that can be implemented through Community Improvement Plans including, Tax Increment Financing, Loan programs, Sustainable Development, and others, to encourage this form of development.
The Initiative supports the Following Housing Accelerator Fund (HAF) Objectives
• Supporting the development of complete communities that are walkable consisting of appropriate residential density and a diverse mix of land uses providing access to a wide variety of amenities and services through public and active transportation.
• Supporting the development of affordable, inclusive, equitable and diverse communities that encourage clear pathways to achieving greater socio-economic inclusion largely achieved through the equitable provision of housing across the entire housing spectrum.
The Initiative aligns to the following HAF2 Best Practices
• Develop Affordable Housing Community Improvement Plan
• Develop Grant Programs
Description of Objectives and Anticipated Outcomes
• A Community Improvement Plan would permit an optional program for developers to participate in, that would incentivize developing more purpose built rental and affordable units.
• Participating in the Community Improvement Plan would provide financial offsets under the
program to develop specific housing forms or tenures, including purpose built rental or affordable units.
• The program’s goal would be to increase the variability in the tenure of housing options in Pickering, creating a more complete community.
• The initiative will provide clarity and predictability for the development community looking to develop affordable and rental housing.
• The program would attempt to address existing barriers for the building community, making
purpose built rental or affordable housing more enticing.
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Attachment 1 to Report PLN 24-24
CMHC 10 Updated Housing Accelerator Fund Best Practices
1. End exclusionary zoning
• Stop low-density zoning and regulation that excludes housing types, such as affordable and social housing and which limits the variety of housing typologies in residential areas.
• Encourage mixed-use and high-density residential development by allowing as-of-right zoning within proximity to urban centres and rapid transit.
• A proactive approach includes adopting by-laws with as-of-right zoning measures to
increase height and density.
Additional guidance for applications to the second round of the Housing Accelerator Fund – successful implementation strategies from the initial application window.
• Allow 4 units per residential lot as-of-right* to support infill development in low-density
neighbourhoods municipality-wide (minimum program requirement for Large/Urban stream).
• Increase as-of-right building height and density near transit to a minimum of 4 storeys within 800 metres of main transit routes, increasing to high-density development
near high-frequency rapid transit (strongly recommended for Large/Urban stream).
• Increase as-of-right height and density near post-secondary institutions to a minimum of 4 storeys (strongly recommended where applicable).
• Expand as-of-right permissions for corner lots and large lots by allowing 6 to 8 units per lot, for example.
• Expand as-of-right permissions in urban cores and along key corridors to promote
mid-rise development.
• Expand mixed-use zoning to increase housing options in commercial areas and near services and amenities.
• Assess infrastructure capacity and review policies such as fire flow requirements and on-site stormwater management to promote infill and higher-density development.
* As-of-right zoning (also known as pre-zoning) improves predictability and shortens approvals timelines by removing the need for rezoning applications.
2. Make municipally owned lands available for housing through strategies such as disposition, acquisition and/or pre-development.
• Complete an inventory and assessment of surplus and underused municipal land.
• Develop policies and guidelines to allow the municipality to acquire strategic land
parcels for redevelopment, including affordable housing.
• Pre-zone and/or pre-service priority sites to facilitate as-of-right redevelopment.
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• Engage the private sector and non-profit housing providers on acquisition and partnership opportunities.
• Consider long-term lease strategies to non-market housing providers as an alternative to disposition.
• Develop a framework for co-locating community facilities and housing.
3. Increase process efficiency by implementing new technologies or software to speed up development approvals, such as e-permitting.
• Expand e-permitting to all development and building permit types (strongly recommended).
• Develop systems to monitor and publicly report on application processing times, with emphasis on continuous assessment and improvement (strongly recommended).
• Digitize case management and automate workflows to speed up reviews.
• Expand delegation of authority to staff for development permits and minor variances based on established thresholds or parameters.
• Leverage digital tools like artificial intelligence (AI) and automated compliance
checks to focus internal resources on more complex development applications.
• Digitize regulations and bylaws to support future iterations of e-permitting.
• Consider building information modeling (BIM) and 3D digital twins to support
long-term land use and infrastructure planning.
4. Prioritized/enhanced development approval process for rental and affordable housing.
• Fast-track development and building permit reviews for non-market housing and
purpose-built rental developments.
• Eliminate rezoning, public hearing and urban design review panel requirements for affordable housing municipality-wide.
• Increase as-of-right density permissions for affordable housing.
• Implement inclusionary zoning to require a minimum number of affordable units in new developments near transit.
• Consider rental-only zoning.
• Create a concierge service to help non-profit providers navigate the development and building permit process.
5. Comprehensive review of development charges and fee schedules including waivers for affordable housing.
• Ensure that development and amenity charges are clear, transparent and pre-determined (not subject to negotiation).
• Waive application and/or permit fees for priority housing types including non-market
housing and/or purpose-built rentals.
• Reduce or eliminate development cost charges for non-market affordable housing. - 19 -
• Implement disincentives or other strategies to encourage development of vacant, underdeveloped or idle land.
6. Reduce or eliminate parking standards to increase project viability, density and
reduce carbon footprint.
• Eliminate minimum parking requirements near rapid transit and in downtown centres.
• Reduce or eliminate parking requirements for accessory dwelling units and multiplexes.
• Implement policies to reduce car dependency and promote active transportation,
such as bike parking and storage and car sharing.
7. Eliminate restrictions and add flexibility related to height, setbacks, building floor area and other regulations to allow greater variety in housing types and density, including accessory dwellings.
• Reduce and streamline urban design guidelines such as height restrictions, visual
character requirements, view cones, setbacks and angular planes to support higher density and improve project viability.
• Increase allowable floor area (FAR/FSR) for new developments.
• Update policies to facilitate the conversion of vacant and underused commercial properties to residential and mixed-use.
• Explore form-based zoning as an alternative approach, that focuses on the form and
scale of residential buildings in relation to the lot. This approach focuses on the
physical characteristics of the building instead of the number of dwellings inside the building.
8. Develop affordable housing community improvement plans or strategies/plans for the rapid deployment of affordable housing.
• Develop an affordable housing strategy or Community Improvement Plan (for Ontario municipalities).
• Introduce or enhance density bonusing policies to allow increased density in
exchange for affordable housing and/or community amenities.
• Ensure the affordable housing strategy links together all available tools. These include zoning reform, municipal lands, regulatory and process improvements, fee reductions and financial incentives (see other Best Practices). This comprehensive
approach makes it easier and faster to develop affordable housing.
9. Design and implement guidelines or pre-approved building plans for missing middle housing or specific accessory dwelling such as laneway housing or garden suites.
• Develop design guidelines for low-rise infill developments including accessory
dwelling units and multiplexes to support as-of-right zoning permissions.
• Develop and/or promote standardized designs and pre-reviewed building plans, including the adoption of the federal design catalogue.
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• Introduce a fast-tracked review process for standardized designs to allow projects to proceed directly to building permits.
• Expand certified model programs to include additional low-rise building types such as multiplexes, row houses and townhomes.
10. Develop grant programs encouraging the development of housing types that align with the Housing Accelerator Fund such as missing middle, row homes, purpose-built rental
and/or that promote innovative construction techniques.
• Develop incentive programs to promote construction of accessory dwelling units, suites and other missing middle housing types.
• Offer incentives to enable the conversion of vacant or underused non-residential
buildings to housing.
• Promote innovation through incentives for pre-fabricated, modular housing and mass timber construction.
• Introduce targeted financial incentives for affordable housing and purpose-built rentals.
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