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Addressing the need for apartments and affordable housing in Whitchurch-Stouffville1 Town Council Meeting December 4, 2012 Questions and Concerns by Arnold Neufeldt-Fast (Assisted in presentation by Pastors Steve Authier, Cam Kaufman Frey, & Pieter Niemeyer)

We have a huge and growing deficit of apartment inventory in this town, which is setting us up for serious social and economic problems in the years ahead. One of the key objectives in the adopted 2009 Regional Official Plan is to promote an appropriate mix and range of acceptable housing to meet the needs of residents and workers. Key to this strategy is to ensure that official plans and zoning bylaws permit a mix and range of housing types with specific affordable housing targets.2 The rationale is simple: A full mix and range of housing option in optimal locations allows residents to contribute positively to the economy and society. Encouraging residents to work and contribute to the area in which they live supports the Regions urban structure and transportation networks, thus promoting vibrant, healthy communities, a strong economy, and a clean environment. In the Towns Growth Management Strategy Public Presentation in November, Staff reported that in the past five years, only 1% of our housing growth was high-density defined as apartments or condominiums (25% was medium density and 74% low density: singles or semis).3 Consequently, the inventory of apartments--defined in the Towns Growth Management Strategy as 4 to 6 stories--dropped over the same period from 15% in 2006,4 to 8.5% in 2011.5 The provincial average is and was 30%.

Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4, Dec. 4, 2012, p. 11. https://whitchurch.civicweb.net/FileStorage/D1E0B7309AEA4D8A8EEA16DEA5848D16Report%204%20OPA%2012.003%20GERANIUM%20HOMES%20(NINTH%20LINE)%20LT.pdf 2 Planning and Economic Development Committee, In the Zone: Housing, Human Rights and Municipal Planning: Ontario Human Rights Commission, Report No. 6, York Regional Council Meeting, June 28, 2012, p. 3 (for full-text, click here). 3 Town of Whitchurch-Stouffville, What is a Growth Management Strategy, public presentation (Nov. 5, 2012), http://www.townofws.com/pdfs/GMS/WS_GMS_PIC_1_Presentation_Boards_Nov_5_2012.pdf, slide 3.

The Towns Official Plan has zoned the current site on Ninth, north of Millard, as for apartments only.6 To change this land use designation requires a compelling argument and an alternative plan. (The report notes that two other sites in town may also see apartment developments; while encouraging, this is an insufficient argument to let this current property be rezoned, given the serious deficit of apartment inventory in our town). The Staff recommendation suggests that the proposed zoning change aligns with the Towns Strategic Plan for Community Prosperity and Sustainability: Balanced growth, environmental protection, economic development, tourism, community character and identity.7 We want to argue that in each of these categories (other than tourism, which does not apply), the proposal fails and, as such, is not only not in alignment with our Towns Strategic Plan, but also exasperates a problematic housing development trend in Whitchurch-Stouffville.

Preserve and enhance community character, beauty, identity It would be easy for me [ANF] not to speak to this issue; I have neighbours who have a very different view than me. However I feel compelled to speak because it is very important for our larger community that we get this right. At the public consultation it was argued that an apartment building does not fit the character of our neighbourhood (near Ninth Line and Millard Street), and hence the zoning designation apartment only should be changed. However in our neighbourhood we already have two four-storey apartment buildings on Winlane, one three storey apartment building on Elm St., and one two storey apartment residence on Rupert. All three are tucked away amongst bungalows and split-levels on residential streets in our neighbourhood. The designated site for apartments on Ninth is in the same larger residential area, but located along an arterial road corridor, near a major intersection, on a transit route, and across from two-story homes with very tall roofs. I dont find it convincing to say that the location is inappropriate for an apartment, or that apartments do not fit the neighbourhood.
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Statistics Canada, 2006 Community Profile for the Town Whitchurch-Stouffville, http://www12.statcan.gc.ca/census-recensement/2006/dp-pd/prof/92591/details/page.cfm?B1=All&Code1=3519044&Code2=35&Custom=&Data=Count&Geo1=CSD&Geo2=PR&Lang=E &SearchPR=01&SearchText=Whitchurch-Stouffville&SearchType=Begins 5 Statistics Canada, 2007 Census Subdivision of Whitchurch-Stouffville, https://whitchurch.civicweb.net/FileStorage/D1E0B7309AEA4D8A8EEA16DEA5848D16Report%204%20OPA%2012.003%20GERANIUM%20HOMES%20(NINTH%20LINE)%20LT.pdf 6 See my slides from the public meeting: Apartments? Not in my backyard! Stouffville and Affordable Housing, Presentation to Public Hearing, Town of Whitchurch-Stouffville, Sept. 26, 2012. 7 Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4, Dec. 4, 2012, p. 11.

3 We have a beautiful neighbourhoodand beauty, good architectural design are critical for the character of the neighbourhood. Unlike others who spoke, I would argue that height is not in and of itself the determining criteria for fit (and if it were, there are precedents in our neighbourhood already). The underlying fear voiced however was the fear that property values would drop with the arrival more affordable housing types in the neighbourhood. I live immediately across the street from the site in question (on Millard), 8 and I would be very anxious if I thought the current zoning was a threat to the future value of my property. This is the most common objection to more affordable types of housing (NIMBY) moving into a neighbourhood. The objection however has been studied extensively in Canada and the US; 25 out 26 recent studies showed affordable housing projects had no negative impact on surrounding property value; the 26th study was inconclusive.9 The location is not out of character for this corner in Stouffville; there are precedents that could make it a very appropriate fit. As such the argument supporting the zoning change, namely to protect the character and identity of t he community, is not compelling and should be rejected.

Balanced land use planning: Environmental considerations At the Growth Management Strategy Public Information Session in November, Town Staff reminded residents that the 2031 growth target for Whitchurch-Stouffville as set by the Region for is 60,800. We were also told that were already in trouble: our designated land for that growth will be exhausted far earlier than anticipated. We will be short by more than 120 hectares (or 300 acres)10 of land. Why? We are building too many low and medium density homes, and far too few apartments. This is a planning failure under the provinces Oak Ridges Moraine Act, under which our town is obligated to operate. The requested zoning change will put us even further behind in our growth management strategy. Further housing sprawl onto the Oak Ridges Moraine cannot be an option; this is not the 1980s. If the zoning is changed, the proposed concept plan11 with back-to-back and stacked townhouses will achieve over 60 units per hectare. As such it is at the high end of the medium-density (45-65 units per hectare). However this is achieved only by eliminating almost all green-space.

See my slides from the public meeting: Apartments? Not in my backyard! Stouffville and Affordable Housing, Presentation to Public Hearing, Town of Whitchurch-Stouffville, Sept. 26, 2012. 9 See Federation of Canadian Municipalities, Housing in my backyard: Guide for municipalities responding to NIMBY, 2009, p. 4. 10 Town of Whitchurch-Stouffville, Growth Management Strategy: Public Information Session #1 Presentation, Nov 5, 2012, http://www.townofws.com/pdfs/GMS/WS_GMS_PIC_1_Presentation.pptx , slide 20. 11 See my slides from the public meeting: Apartments? Not in my backyard! Stouffville and Affordable Housing, Presentation to Public Hearing, Town of Whitchurch-Stouffville, Sept. 26, 2012.

4 Compare the four storey, high-density apartments in our neighbourhood on Winlane which have a lot of green space (perhaps 50%), with lawn and large trees. The concept plan with 60 units per hectare would have virtually no space for mature trees to develop or for children to play. There is no convincing environmental rationale for a change in the Official Plan; indeed, the proposed change is a poor use of land. As such, the proposed zoning change does not align with the Towns Strategic Plan for Community Sustainability and environmental protection,12 and should be rejected.

Balanced land use planning: economic considerations What jobs do we have in Stouffville? Personal services and retail trade make up more than a third of the jobs in Stouffville. Personal services has been by far the strongest growth sector for WhitchurchStouffville in the past decade, according to the Regions latest Employment and Industry Report.13 Employees in these sectors are not high wage earners. Without apartment inventory, businesses in Stouffville have an increasingly difficult time to attract and retain employees, and thus to grow their businesses. In the new King and Whitchurch-Stouffville Cultivating Business Report (June 2012), 36% of businesses indicated that the community is poorly positioned to attract new immigrant employees, and 45% say the same for retaining and attracting employees under 30 years of age. The number one reason given for both concerns is the high cost of housing. This current zoning which designates the properties north of Millard on Ninth for apartments only is a good for business and good for the economy. Workers and businesses have said to the town, we need more apartments. If the Town already had many apartments, this zoning change would not be serious. But as noted earlier, only 1% of new housing growth in the past five years was apartments. As such, the proposed zoning change does not align with the Towns Strategic Plan for Community Prosperity and economic development,14 and actually exasperates a problematic development trend in Whitchurch-Stouffville.

Balanced land use planning: Social considerations - Community cohesion and stability Even if a similar range of density may be achievable with back-to-back and stacked townhouses as apartments, townhousesunlike apartments--are not for the rental market. In the past five years, 25%

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Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4, Dec. 4, 2012, p. 11. 13 York Region, Employment and Industry Report 2011, figure 47, http://www.york.ca/NR/rdonlyres/7tacyvguqspsqoznamqzeryxsk54e4h563tiacrqayqzeomtaw3mcxhpmlzgzc5ajan2 pehk6mfsvxnwt53jtep6kd/EmploymentANDIndustry_2011.pdf 14 Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4, Dec. 4, 2012, p. 11.

5 or our Towns housing growth was medium-density (e.g., townhouses),15 which suggests that the Town has a significant inventory of this housing type. But the needs of those who cannot afford to purchase their own home are not met with more townhouses. There are important social reasons for apartments in our community. If we as a community look ahead thirty years, and think about where our children or grandchildren might live, or our parents or ourselves, it is clear that most of us will, at one point or another, need apartment availability in order to keep our extended family together, and to keep our community stable. Most of us know young couples who would have preferred to stay in Stouffville, but couldnt find an affordable, rentable apartment. But there are many other examples. The newly retired with a reduced income. A neighbour who has a massive heart attack at 49, goes on disability, regains his health, but cannot do stairs, and wants his family to stay in Stouffville; A worker in the service sector in Stouffville, who doesnt earn a wage large enough to buy in the community in which she or he works. Etc. Apartments are normally a form of housing that can be rented. A decent inventory of apartments in the community is critical for the communitys social cohesion and stability. If the Town already had many apartments, the proposed zoning change would not be serious. But as noted earlier, only 1% of new housing growth in the past five years was apartments. This sets us up for significant social problems as we move aheadand weve already seen that happening. As such, the proposed zoning change does not align with the Towns Strategic Plan for Community Prosperity and Sustainability,16 and actually exasperates a problematic development trend in Whitchurch-Stouffville.

What about safety issues and crime? Almost all studies undertaken in Canada on higher densities and neighbourhood crime conclude that higher-density is not related to higher crime rates, and often the reverse is the case.17 The anecdotal stories told at the public meeting in September were anecdotal and fear-based, not research-based. The Mayor may wish to invite a representative from the Police Department to present relevant data and to speak of their own experiences.

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Town of Whitchurch-Stouffville, What is a Growth Management Strategy?, public presentation (Nov. 5, 2012), http://www.townofws.com/pdfs/GMS/WS_GMS_PIC_1_Presentation_Boards_Nov_5_2012.pdf, slide 3. 16 Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4, Dec. 4, 2012, p. 11. 17 See Federation of Canadian Municipalities, Housing in my backyard: Guide for municipalities responding to NIMBY (2009), pp. 4, 5, 6, and esp. 13.

6 Zoning by-laws may only deal with the appropriateness of land use within the community context, and not the user. As soon as we mention income bracket, age or ethnic background as part of the discussion about what or who is appropriate for our neighbourhood, we are people zoning, and that is a violation of the Human Rights Code. What we can say based on data is, that higher densities are not related to higher neighbourhood crime rates, and often the reverse is the case.18 There are no compelling social reasons for changing the current designation of apartment only. On the contrary, the stability and cohesionand therefore also the safety--of our community depends on a certain stock of apartments in town. As such, the proposed change to the current zoning does not align with the Towns Strategic Plan for Community Sustainability.19

Conclusion We have argued above that the proposed zoning change does not align with the Towns Strategic Plan for Community Prosperity and Sustainability: Balanced growth, environmental protection, economic development, tourism, community character and identity,20 and actually exasperates a problematic development trend in Whitchurch-Stouffville. Christmas Parable: Whitchurch-Stouffville: No Room at the Inn As you know, the artists of the middle ages always painted their own towns and town-folk into the background of their renditions of the biblical stories--and sought to make plausible applications of the biblical text. Here's my attempt to do that with words for our own time and place: A young couple--unmarried and expecting a child--found their way back to Stouffville. The young man's family hailed from Stouffville originally, and because of some complicated promise he had made to his grandfather, he wanted to be counted in Stouffville the month of the Census. They couldn't find any apartments advertised in the Sun-Tribune, and didn't have much money. Eventually they found their way to the No-Frills, to look at the community message board there A lady bringing back her cart saw them, and asked what they were looking for. "An apartment," they said. She knew there was virtually nothing available in this town of single-detached homes, let alone something affordable. She had pity on them, especially on the pregnant girl. "If you are desperate and can't find anything," she said, "I'll take one car out of my double garage and make some space. My husband is restoring an old vintage station wagon with wide bench seats in the garage; you're welcome to sleep in that if it helps. Believe it or not, they took her up on the offer.
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See Federation of Canadian Municipalities, Housing in my backyard: Guide for municipalities responding to NIMBY (2009), pp. 4, 5, 6, and esp. 13. 19 Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4 (Dec. 4, 2012), p. 11. 20 Town of Whitchurch-Stouffville, Proposed Amendment to the Town of Whitchurch-Stouffville Official Plan, Council in Committee Report no. 4, Dec. 4, 2012, p. 11.

7 And what's more: later that same night, unexpectedly, the young woman gave birth--in the car! Workers stocking shelves at the grocery store--service sector workers who didn't earn enough to actually live in Stouffville either--- had an intuition something was up with that couple they had seen, Three investors travelling to Canada from China were told about a town in the GTA with a star in its crest. In Chinese culture, a bright star is very auspicious. Their airport immigration official knew the Stouffville crest and told them how to follow the star to that auspicious town .. (Ok, the idea is only half-baked and unfinished but perhaps you get the point)

(NB: Council moved forward with the zoning change; they found the developer concept proposal to be a good compromise with the concerns expressed by some in the immediate neighbourhood)