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Attainable Housing Strategy Background Research Paper APRIL 29, 2021

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Township of Centre Wellington: Attainable Housing Strategy Background Research Paper APRIL 29, 2021 By Victoria Agyepong, Dawson McKenzie, Rachel Suffern RPD 6280, Advanced Planning Practice Attainable Housing Strategy Background Research Paper Acknowledgements As graduate students in the Rural Planning and Development program in the School of Environmental Design and Rural Development, University of Guelph, we undertook the preparation of this background research paper to assist the Township of Centre Wellington in its work concerning Attainable Housing. The preparation of this group project was an assignment as a component of our Advanced Planning Practice course. We would like to acknowledge the assistance in the preparation of this report from Mariana Iglesias, Senior Planner at the Township, and Dr. Paul Kraehling, the course instructor. Victoria Agyepong Dawson McKenzie Rachel Suffern ATTAINABLE HOUSING: TOWNSHIP OF CENTRE 1 WELLINGTON Attainable Housing Strategy Background Research Paper Table of Contents Background ........................................................................................................................... 3 Community of Centre Wellington .....................................................................................................3 Governance Model ..........................................................................................................................3 Planning and Policy .........................................................................................................................3 Literature Review .................................................................................................................. 9 Understanding ‘Attainable Housing’ ...............................................................................................9 Potential Barriers to ‘Attainable Housing’ ..................................................................................... 10 Federal Housing Policies ............................................................................................................... 10 Provincial Housing Policies ........................................................................................................... 11 Local Government and Housing .................................................................................................... 13 Defining Attainable Housing ................................................................................................ 15 What Does ‘Attainable Housing’ Look Like? ..................................................................................... 15 What Does It Cost? ........................................................................................................................ 16 Targets ................................................................................................................................ 17 0 – 5 Years (2021-2026) ................................................................................................................ 18 5 – 10 Years (2026-2031)............................................................................................................... 18 10 – 15 Years (2031-2036) ............................................................................................................. 18 15 – 20 Years (2036-2041) ............................................................................................................. 19 Conclusion and Recommendations ......................................................................................... 20 Appendix A: Municipal Definitions of Affordable and Attainable Housing ............................. 28 Appendix B: Attainable Housing Definitions and Targets ...................................................... 29 ATTAINABLE HOUSING: TOWNSHIP OF CENTRE 2 WELLINGTON Attainable Housing Strategy Background Research Paper Background As an introduction, this section will provide background information on the Township of Centre Wellington, how it is governed, and the current planning and policy framework that the municipality falls within. Providing this background will ultimately provide a greater understanding of the need and requirements of an attainable housing definition and the time frame within which the recommendations should be implemented. Community of Centre Wellington The Township of Centre Wellington was created in 1999 through amalgamation of Fergus, Elora, the Townships of Nichol, Pilkington, West Garafraxa, and part of Eramosa. The Township is part of the upper-tier municipality, the County of Wellington. Fergus and Elora are considered the main urban centres of the Township. The built form that exists today dates from the early 1800s. Centre Wellington residents are employed in many industries. The top 3 include: sales and services; trades, transport and equipment operators and related occupations; and business, finance, and administrative occupations (StatsCan, 2016). The unemployment rate in the Township was measured at 3.8 percent in the 2016 census, which was well below the provincial average of 7.4 percent. The Township is also well known for its natural and cultural heritage, which draws a substantial number of tourists. Elora is home to the Elora Gorge Conservation Area and the Elora Quarry, which offer tourists and residents opportunities for outdoor recreation. Additionally, Elora hosts Riverfest, a three-day music and arts festival, which demonstrates the Village’s dedication to celebrating art and culture. Fergus also has its annual festival, the Highland Games, an internationally renowned Scottish Festival which celebrates the Town’s heritage. Governance Model The Township of Centre Wellington consists of 6 wards, each with its own elected councillor. The Mayor is elected to sit on the Township’s council and serves as the representative for Centre Wellington on the County of Wellington Council. Currently, Mayor Kelly Linton serves as both the Mayor of Centre Wellington and the Warden of the County of Wellington (head of the Council). Planning and Policy Several layers inform the Township of Centre Wellington’s planning policy framework of provincial, county and municipal policies. This section will provide a high-level overview of the policies that affect housing development within Centre Wellington. While numerous policies may apply when making planning decisions, the scope of this report is limited specifically to those addressing housing issues and policies. ATTAINABLE HOUSING: TOWNSHIP OF CENTRE 3 WELLINGTON Attainable Housing Strategy Background Research Paper The Provincial Policy Statement (2020) The Provincial Policy Statement (PPS) provides policy direction for municipalities regarding matters of provincial interest. It provides many individual policies and is to be read in its entirety. However, this paper will focus solely on the housing policy directives pertaining specifically to housing supply and affordability. Section 1.4 of the PPS outlines provincial policy as it relates to housing. This directive includes advocating for intensification, providing a mix of housing options and densities, and establishing development standards to minimize development costs. The Township of Centre Wellington’s municipal policies must be consistent with the PPS. Further, the PPS states that planning authorities are encouraged to permit and facilitate a range and mix of housing options and densities, including new development as well as residential infill, to respond to current and future needs. Growth Plan for the Greater Golden Horseshoe (2020) Centre Wellington is located within the geographic region known as the Greater Golden Horseshoe. This region is destined for significant growth over the next 30 years, and as such, the Province has developed the Growth Plan to direct that growth to some urban regions. The Growth Plan outlines policies regarding intensification, directing municipalities like Centre Wellington to determine Minimum Density Targets (MDTs), which they need to achieve in a given timeline. Additionally, section 2.2.6 outlines policies about housing, such as encouraging a mix of housing, including affordable housing, establishing targets for affordable ownership housing and rental housing, and supporting the use of planning tools to require multi- residential unit developments to vary in unit size to accommodate diverse household sizes and incomes. Centre Wellington’s Official Plan must conform to the policies of the Growth Plan. Wellington County Official Plan As Centre Wellington is part of Wellington County, it takes direction from the County’s plans and policies. The County of Wellington’s Official Plan encourages residential intensification in urban areas, including providing a mix of housing types, adding housing above commercial uses, redevelopment of brownfields and grey fields, and encouraging small-scale intensification, including accessory residences (4.4.3). Section 4.4.5 of the County’s Official Plan sets an approach for affordable housing. It is from these goals that the County completed its Attainable Housing Strategy (2019). The Township of Centre Wellington is now responsible for implementing components of the strategy at the local level Centre Wellington Official Plan Centre Wellington’s Official Plan outlines land use policies within the Township. It provides land use designations for land within the urban centres of Fergus and Elora and settlement areas within the Township. The County of Wellington Official Plan
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