Lori Tesolin, Supervisor, Policy & Heritage & Principal Planner, and Jennifer Hess, Manager Development Financing and Long Term Financial Planning, provided question and answer period ensued between Members of Council and Staff regarding:
- the current status of and purpose of Bill 23, More Homes Built Faster Act, 2022, and the timeline for the commenting period; and,
- a detailed overview of the proposals by the Province including but not limited to changes to the Planning Act, the Development Charges Act, the boundary of the Greenbelt Plan, the Provincial Policy Statement and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, and revoking other Acts and plans to streamline the approval process and address the housing supply.
A detailed question and answer period ensued between Members of Council and Staff regarding:
- the Town’s anticipated operational costs upon Bill 23 receiving Royal Assent;
- whether the reduction in the amount of development charges collected would have been revenue generated over the life of the Development Charges By-law;
- the annual tax revenue required to cover the reduction in development charges collected, the projected amount of the annual shortfall should Bill 23 pass through Royal Assent;
- the amount of one percent of Whitby’s tax base and the projected percentage increase to the tax base;
- whether the current options to recover revenue loss through development charges include increasing tax rates, funding from the Province or other sources, constructing smaller parks, and/or delaying or not constructing infrastructure and parks;
- a report to Council about the amount of the tax rate increase required to compensate for the loss of development charges and the impact on new and existing Town facilities without the recovery of those funds;
- whether there were any tools at the Town’s disposal that would slow down the development process long enough for the Town to afford the required infrastructure for new development, or whether the developer would be able to donate such infrastructure to the Town;
- confirmation that municipalities would request funding from the Province to assist with revenue losses related to parkland dedication;
- whether the Town would be restricted from requesting donations of resources such as land or funding;
- opportunities to recover revenue loss in the future with respect to the percentage reduction related to the five-year phase-in of the development charge rate increases;
- how Bill 23 would ensure the timely construction and completion of approved development applications;
- whether the existing plans of subdivision would continue under current legislation or would be subject to Bill 23 should Bill 23 be passed through Royal Assent;
- whether the Town would need to employ consultants and/or staff due to the limitations on the conservation authorities to provide services related to environmental and natural heritage concerns on development applications;
- clarification on the removal of third-party appeal rights to the Ontario Land Tribunal, and whether the public would be able to provide input on draft plans of subdivision;
- the methodology for adjusting the boundary of the Greenbelt Plan to remove land to permit housing and whether there would be an impact on Whitby;
- whether the targeted population increase in Whitby by 2031 would be attained through an increase in housing or an increase in density;
- clarification on Whitby’s forecasted population of 245,000 in 2051 and whether the population forecast was a result of Bill 23;
- the impact of the anticipated increase in population on the Town’s infrastructure and services without the funding resources to construct the infrastructure/services;
- confirmation on the change in inclusionary zoning from duplex to triplex and clarification on the requirements for the number of parking spaces required;
- the impact of Bill 23 on the Whitby Green Standard and infill development, and whether Staff anticipated an increase in the number of units in existing residential dwellings in future infill developments;
- the shifting of authority from the Central Lake Ontario Conservation Authority and the Region’s Planning and Development Department to municipal government and the impact on the Town Staff responsibilities and Staff complement;
- whether any municipalities in Durham were in support of Bill 23;
- the number and types of dwellings that would need to be constructed based on Bill 23;
- the ability to review/adjust development applications fees, and expropriate land to construct parks;
- the rationale for the reduction in affordable units created through inclusionary zoning from 10 to 5 percent; and,
- the extension to the commenting period on Bill 23, and whether there was a willingness by Province to give consideration to comments from municipalities and agencies, etc.