The province wants to make it easier for developers to build homes and increase density intensification on a large scale, but it comes with a cost.
On Tuesday, Premier Doug Ford and Minister of Municipal Affairs and Housing Steve Clark announced the More Homes Built Faster Act, which outlines the government's plan to get 1.5 million new homes built over the next 10 years, including a directive that the City of Cambridge strive to build over 19,000 new homes by 2031.
The plan includes measures to streamline the process for developers and increase the number of affordable units, but aims to reach its target by cutting development fees, eliminating public consultation and making the criteria for heritage properties more strict.
Hardy Bromberg, deputy city manager of community development for the City of Cambridge, is working with his team to break down all of the proposed legislative changes that will affect how homes are built in the city.
“The province is putting forth some legislative changes into the pipeline that will make it easier for developers to build homes here in Cambridge,” said Bromberg.
The province wants to make three big changes to the current system.
First, they want to remove red tape, making it easier to get permits for construction and eliminate barriers at the municipal level.
Second will be the reforming of zoning laws with a goal of streamlining approvals for "gentle density" developments closer to transit.
This will see the number of units in urban areas increase with minimal impact on existing neighbourhoods, according to the legislation.
Lastly, the province wants to see more affordable and attainable homes being built to promote home ownership and prevent buyers from being priced out of the market.
“On the municipal level, we have to follow any provincial laws when it comes to giving out permits,” Bromberg said.
The province wants to cut property taxes for developers and in some cases prevent municipalities from limiting the number of units allowed in a property.
“Under the current rules, if a mid-sized rental apartment is demolished, municipalities can limit what’s built on the site,” says an explainer from the Ministry of Municipal Affairs and Housing. “While this may be intended to preserve affordable rents and protect tenants, in reality it can prevent renewal, limit the supply of rental units and lead to deteriorating housing stock.”
But Bromberg says the proposed cutting of development fees will have an impact on the city's budget for providing infrastructure like water, roads and libraries. They will also lower the city’s fund for acquiring land for parks and their maintenance.
“Everyone wants to make the process of building as streamlined as possible, but it will be up to this newly elected council on how they will proceed,” said Bromberg.
With the municipal elections coming to an end and new faces sitting around the council horseshoe, Bromberg thinks this will be one of their first big tests.
The new council will face a whole new criteria for accepting or denying permits for developments and will have some of the planning stages removed from the process completely, he said.
The province will be removing some mandatory public consultation stages for developments to help speed up the process with a priority of getting shovels in the ground faster.
The plan also proposes tightening up the criteria for heritage homes and limiting what can be appealed to the Ontario Land Tribunal, a move the province says prevents “unnecessary delays.”
This would prevent any third-party groups from disputing developments at the tribunal and only allow those affected to try and resolve their issues.
For heritage homes they want the requirements for this designation to be strict and only allow those with significant historical value to have the title.
“These changes will provide our municipal partners the tools they need to conserve and commemorate the places that matter most, and the flexibility they need to respond to the changing needs and priorities of their communities,” said the Ministry of Municipal Affairs and Housing.
This would clear the way for developers to challenge the heritage status of properties and give them more freedom on where to build.
The goal of 19,000 homes is no small feat, said Bromberg. On average the city gives out 750 building permits a year and saw 1,200 residential unit permits last year.
“We would need to average 1,900 homes a year to meet this goal. That is typically more than we have seen in the past,” said Bromberg.
He added city staff is excited to work with the province and figure out how Cambridge can help meet the rising demand for housing.
More housing is undoubtedly needed across the city, region and province.
Bromberg said Cambridge’s population will increase by approximately 75,000 people by 2050.
How will Cambridge reach its target?
Here is a summary of some of the residential developments recently approved by the city, in the application phase, or rumoured to be in the works.
130 Water St. N.
(approved by council)
This project consists of two high-rise towers containing 146 hotel suites and 253 condominium units.
255 King St. W.
(approved by council)
This project consists of three residential towers with 579 units.
193 Water St. S.
(approved by council)
This project consists of five, 15-storey apartment buildings and two-storey townhouses for a total of 991 units.
55 Kerr St.
(approved by council)
This project is for two 18-storey towers containing 592 units.
211-215 Queen St. W.
(approved by council)
This project would see the conversion of the former three-storey textile factory into 114 condominium units with a second phase that would add a 10-storey residential building with 115 units.
506-510, 516 Hespeler Rd. and 1000 Langs Ave.
(application received and first public meeting held)
This project consists of five 20-storey mixed-use buildings generally consisting of 1,366 apartment units.
410 Queen St. W.
(awaiting staff recommendation)
This project is for a 10-tower mixed use residential complex that would contain up to 2,000 units.
840 and 940 Main St. and 345 Franklin Blvd.
(application received, no public meeting scheduled)
This project for a plan of subdivision proposes a total of 829 units built on four separate parcels of land with a total area of 24.84 hectares.
725 and 775 Main St.
(application received, no public meeting scheduled)
This project consists of a 12 storey apartment building with 206 units and four stacked townhouse buildings with 48 units for a total of 254 units.
61-69 Ainslie St. S.
(awaiting staff recommendation)
This project is a mixed-use development – including a five to seven storey podium structure as well as two towers of 15 and 20 storeys in height containing 392 units.
Cambridge SmartCentre MZO
(status unknown)
This project, announced in 2020, proposes to redevelop the 73-acre Pinebush Road retail property with as many as 40 buildings ranging from high-rise multi-residential towers to townhomes, seniors housing, commercial/retail and privately owned public spaces. Plans at the time said the development could create up to 10,000 residential units in several phases over 20 to 30 years.
