Housing and Residential Intensification Study

Transcription

1 Town of Richmond Hill Official Plan Review Housing and Residential Intensification Study Background Report March 2009 Lapointe Consulng Inc.

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3 Table of Contents 1: Introduction 1.1 Study Purpose and Scope 1.2 Defining Intensificaon and Its Importance The Role of Urban Design Range of Housing Opons Study Process Report Format : Existing Conditions Urban Structure Transportaon Land Use Oak Ridges Moraine and Other Green Areas Built Form Development Applicaons Intensificaon Typologies : Policy Framework 2.1 Provincial Policy Statement Provincial Interest in Housing How the PPS Defines Affordable 9 Housing CMHC Definion Provincial Growth Plan Oak Ridges Moraine Conservaon Plan Greenbelt Plan Region of York Official Plan Housing Policies Region of York Transit-Oriented 16 Guidelines 2.7 Region of York Guide to Area 17 Municipal Intensificaon 2.8 Town of Richmond Hill Official 18 Plan Housing Policies Richmond Hill Secondary Plans Infill Studies Policy Analysis 23 7 Criteria for Determining Levels of Intensificaon 42

4 4: Demographic & Housing Profile Demographics 46 Populaon Growth 46 Age Distribuon 48 Country of Origin 48 Households 49 Household Size 50 Household Type 50 Age of Head of Household 51 Household Income 52 5: Discussion 5.1 Allocang Density 5.2 Creang Vibrant & Healthy Neighbourhoods 5.3 Good Urban Design Creang Housing Diversity Next Steps Housing Supply & Demand 53 Exisng Stock 53 Housing by Tenure 54 Social Housing 55 Tenure by Age of Household Maintainter 56 Rental Market Condions 57 House Prices: Resale Market 58 Ownership Housing Affordability 59 New Housing Producon Analysis of Affordable Housing 61 Shortage of Affordable Rental Housing 61 Building New Rental Housing, Parcularly Affordable Rental Housing, Will Need Government Support Affordable Housing for Those Who Work in Richmond Hill Need for More Affordable Home Ownership 62 More Housing Opons for Older Adults 63 Secondary Suites 63 Public Educaon Appendix A: Density Comparisons in Secondary Plans Appendix B: Summary of Development Applications Appendix C: Demographic & Housing Profile Tables A-1 B-1 C-1

5 chapter 1 Introduction Introduction

6 I.0 Introduction 1.1 Study Purpose and Scope Through its People Plan Richmond Hill project, the Town is in the process of developing a new Official Plan that will guide the Town s future growth and development. The resulng Official Plan will reflect policy direcon from the Province and Region as well as local condions and community perspecves from the ground-up, to create land use policies that reflect the physical, social and economic needs of Richmond Hill s residents. A key component of the Official Plan review is to develop a framework to manage the Town s growth over the next 25 years. The allocaon of growth to suitable locaons is the responsibility of local jurisdicons. It is recognized that intensificaon is not universally appropriate throughout all neighbourhoods. Therefore, through the Housing and Residenal Intensificaon Study, the Town of Richmond Hill is reviewing opportunies for intensifying its built up areas in accordance with the Provincial direcon and as refined by York Region, in order to develop healthy and complete communies that: promote development that contributes to a more healthy and complete community with respect to environmental, economic and social consideraons; increase the viability of transit, walking and cycling; incorporate high quality services and amenies; and provide a broad range of housing choice and affordability that will address the needs of the enre community. The overall goal for this Study is to develop an intensificaon policy framework that will guide the Town s future development to suitable locaons and in appropriate built forms. It is recognized that growth will be dispersed to various locaons throughout the Town and in varying levels in order to create complete communies. The intensificaon framework will be informed by Provincial and Regional policies and be posioned in the Town s context to reflect local opportunies and constraints. The purpose of this Study is to provide: an idenficaon of opportunies/constraints for residenal intensificaon throughout the Town; a determinaon of the capacity of various areas to achieve intensificaon targets and to create complete communies; a built form framework which encourages innovaon and respects adjacent low-rise neighbourhoods; and recommendaons for a range of housing types that respond to Richmond Hill s current and projected demographic demands. It should be noted that the Housing and Residenal Intensificaon Study will not include a review of intensificaon within the Downtown or the Regional Centre as they are areas subject to separate studies (the Downtown Design and Land Use Strategy and the Regional Centre Study) currently being undertaken by the Town. The work of this Study will review and incorporate key issues and recommendaons from these parallel studies to provide a comprehensive approach to addressing intensificaon that is suitable for the Town. 1.0 Introduction 2

7 Bloomington Road 1.2 Defining Intensification and Its Importance One of the ways to create vibrant, compact, and complete communies, which ulize resources and infrastructure efficiently is through intensificaon. These communies are envisioned to be aracve, healthy and safe neighbourhoods which sustain mixed use nodes that will reduce reliance on the automobile by locang the majority of homes, jobs, shops, instuons and services in close proximity. Richmond Hill must rely on intensificaon within its built up area to accommodate projected populaon growth over the next 25 years, as its supply of greenfield lands is nearly exhausted. The Town s approach to intensificaon must reflect the general framework for urban structure established by the Province and refined by York Region. Bathurst Street Yonge Street 19th Avenue Elgin Mills Road Highway 404 The Province of Ontario has advocated for intensificaon to be the key direcon for managing growth in communies throughout the Growth Plan for the Greater Golden Horseshoe (Growth Plan). Integral to the Growth Plan is an emphasis on intensificaon and re-urbanizaon of exisng built-up areas to curtail urban sprawl, support transit and protect significant greenlands and the Oak Ridges Moraine. Downtown Major Mackenzie Drive 16th Avenue Regional Centre Highway 7 Study Area Context Intensificaon encompasses the concept of density. Density refers to the quanty of people, units, households and/or employment distributed over a unit area of land which is typically measured in households or employment per hectare. The Province has provided some direcon for targeng densies that is discussed in this report. As directed by the Province in its Growth Plan, intensificaon is intended to be focused on urban growth centres, intensificaon corridors, major transit staon sites, brownfields, and greyfields. These areas are envisioned to aract a significant poron of populaon and employment growth. They are to provide a diverse range of uses and high quality public open spaces in support of vibrant neighbourhoods, transit, walking and cycling, along with achieving higher densies and providing for appropriate transions to adjacent neighbourhoods Introduction

8 1.3 The Role of Urban Design More specifically, the Province has expressed that by 2015, 40 per cent of residenal growth is to be directed to exisng built up areas while maintaining employment lands. To address this target, increasing the number of dwelling units within the Town s built boundaries can be achieved in various ways: Redeveloping former commercial ( greyfields ) or industrial sites that are no longer designated for industrial uses and which may/may not be contaminated (brownfields); Redeveloping lots within developed areas that are underulized such as outdated single storey commercial strip plazas, surface parking lots or former instuonal sites; Intensificaon efforts must consider how development fits within and enriches the exisng context, not only the increase in total dwelling units. The primary objecve of urban design is to guide built form and the spaces between buildings and to influence and enhance the quality and character of the public realm. Aempng to meet the intensificaon targets established by the Region and refined by Town criteria to guide future intensified development forms will require urban design guidance that is rooted in a set of built form principles to be developed as part of this Study. Infilling within currently developed areas with denser built forms such as at key intersecons or vacant sites or severing exisng lots; or Converng exisng buildings to create addional units i.e. secondary suites or granny flats. 1.0 Introduction 4

9 1.4 Range of Housing Options As Richmond Hill moves into an era of more intensive residenal development to meet the goals and objecves described above, there will be a need to develop a broader range of housing types and tenures (ownership and rental housing) that are affordable to different income levels. Affordable housing not only is needed by current residents, but also by people who work in Richmond Hill, but cannot afford to live here. The Province requires municipalies to establish targets for affordable housing for both ownership and rental dwellings. In order to address current and future housing needs, a wider range of housing opons will be needed, both in terms of house form and tenure. Affordable housing refers to affordable ownership housing that is built primarily by the private sector, and affordable rental housing which may be built by the private, non-profit or public sectors. While it is usually necessary to provide government assistance to develop affordable rental housing, some affordable ownership housing may also need financial or other incenves to reach affordable ownership levels. Thus affordable housing does not only refer to subsidized housing but rather it is a much broader term and applies to housing that is affordable to a wider spectrum of the community. 1.5 Study Process The Town has retained a consultant team comprised of GHK Internaonal (Canada) Ltd, dutoit Allsopp Hillier Limited, Lapointe Consulng Inc. and Dillon Consulng Limited to undertake this Study that will be developed through input from the local community and key stakeholders. The Study will be conducted in a number of phases and is expected to be completed at the end of 2009 to provide input Phase 1: Background research and analysis (winter 2008/2009) Phase 2: Developing land use principles and exploring housing issues (Winter 2009) Phase 3: Developing opons and strategies (Spring 2009) Phase 4: Preferred opon (Spring/early Summer 2009) Phase 5: Developing a land use framework for the Official Plan (Spring/early Summer 2009) Phase 6: Official plan policy formulaon (Summer - Fall 2009) One of the inial challenges of Richmond Hill s Housing and Intensificaon Study will be to develop a definion for affordable housing that is suitable to Richmond Hill while meeng the guidelines in the Provincial Policy Statement (2005) as described in Secon Introduction

10 1.6 Report Format This report is divided into the following secons: secon 1: Introducon secon 2: Policy Framework secon 3: Exisng Condions secon 4: Demographic and Housing Profile secon 5: Discussion 1.0 Introduction 6

11 chapter 2 Policy Framework Policy Framework

12 2.0 Policy Framework 2.1 Provincial Policy Statement The current Provincial Policy Statement (PPS) came into effect on March 1, 2005 and establishes the policy foundaon for regulang the development and use of land in Ontario. Key direcons include focusing growth within selement areas and promong efficient land use paerns. Municipalies are to manage land use within selement areas based on the following direcon: accommodate appropriate densies and mix of uses that use land, resources, infrastructure and public service facilies efficiently; promote development standards that facilitate redevelopment, intensificaon and compact form; protect natural and cultural heritage, and agricultural resources; establish and implement minimum targets for intensificaon within built-up areas; and implement phasing policies to ensure orderly progression of development. In addion, land use planning should be integrated with transportaon to reduce reliance on the car and promote viable choices for public transit. The PPS was issued under Secon 3 of the Planning Act and is intended to provide policy direcon for land use maers, which are of Provincial interest. Planning Authories are to be consistent with the Provincial Policy Statement when making decisions on land use planning maers Provincial Interest in Housing Secon 1.4 in the PPS outlines the provincial interest in housing and requires municipalies to provide for an appropriate range of housing types and densies to meet projected requirements of current and future residents of the regional market. For the purposes of planning in Richmond Hill, York Region is considered to be the regional market area. Municipalies should, among other things: a) Maintain the ability to accommodate residenal growth for a minimum of 10 years through residenal intensificaon and redevelopment, and if necessary, lands which are designated and available for residenal development; b) Maintain at all mes a 3-year supply of residenal unit available lands zoned to residenal intensificaon and redevelopment and lands in dra approved and registered plans; Provide for an appropriate range of housing types and densies to meet the projected requirements of current and future residents of the regional market area by: a. Establishing and implemenng minimum targets for the provision of housing that is affordable to the low and moderate income households; b. Permit and facilitate: o All forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements, 2.0 Policy Framework 8

13 o All forms of residenal intensificaon and redevelopment; c. Direct the development of new housing towards locaons where appropriate levels of infrastructure and public service facilies are or will be available to support current and projected needs; d. Promote densies for new housing which efficiently use land, resources, infrastructure and public service facilies and support the use of alternave transportaon modes and public transit; e. Establish development standards for residenal intensificaon, redevelopment and new residenal which minimizes the cost of housing and facilitates compact form How the PPS Defines Affordable Housing The Provincial Policy Statement defines affordable housing for both ownership and rental housing as follows: Affordable rental housing is the least expensive of: a unit for which the rent does not exceed 30% of gross annual household income of low and moderate income households (defined as the households in the lowest 60% of the income distribuon for renters in the regional market area), or, a unit for which the rent is at or below the average market rent in the regional market area. Affordable home ownership is the least expensive of: housing for which the purchase price does not result in annual costs that exceed 30% of income for the lowest 60% of all households in the regional market area; or, housing for which the purchase price is 10% below the average resale price in the regional market area. From me to me the Ontario Ministry of Municipal Affairs and Housing publishes informaon bullens on what is considered affordable ownership and rental housing to different income levels. Based on incomes from the 2006 census and updated to 2008 and using 2008 rents and the average resale prices for York Region, Tables 1a and 1b below highlight what rents and house prices are considered affordable in Richmond Hill under the PPS. Affordable ownership housing: The affordable house price at the median income of $87,000 is $285,600 assuming a 5% down payment and $298,800 assuming a 10% down payment. (The PPS uses a minimum down payment of 5%) At the 60th income percenle of $103,600, the affordable house price is $340,100 with a 5% down payment and $355,800 with a 10% down payment. The average resale price in York Region in December, 2008 was $397,600 and 10% below the average resale price was $357,800. For the purposes of the PPS, the maximum affordable house price is $340,100 based on the price that is affordable to the 60th income percenle. The affordable house price for a household at the 40th income percenle with Policy Framework

14 an income of $71,800 would be $235,700 and at the 30th percenle it would be $185,500, assuming a 5% downpayment. Affordable rental housing in Richmond Hill are apartment units that rent at or below $1,240 based on the 2008 esmated income distribuon for the tenants in York Region. At the 60th rental income percenle, the affordable rent is $1,240; at the median income, the affordable rent is $1, CMHC Definion Canadian Mortgage and Housing Corporaon (CMHC) also uses a somewhat more complex definion of housing affordability referred to as core need. Households are defined to be in core need if they pay more than 30% of their income on housing and cannot afford to live in suitable and adequate accommodaon in their area. (This is premised on the fact that some households are under or over-housed.) To determine if rental housing is affordable, the median rent for an apartment of an appropriate size for a given household size should not exceed 30% of household income. This definion requires household income data on a household size basis. At the 40th income percenle affordable rental housing is $830. Rents and average resale house prices for Richmond Hill are also shown in Tables 1a and 1b. The overall rent level in Richmond Hill is 5% higher than in York Region as a whole; whereas house prices are 5% lower than in York Region as a whole. A more detailed analysis of housing affordability in Richmond Hill is provided in Secon 4.3. Through further research, the Housing and Intensificaon Study will idenfy house forms that are affordable at different income levels for tenants and homeowners. Affordable house prices in Tables 1a and 1b are based on: Carrying costs with a 5% down payment (10% shown as well); 25 year amorzaon period; mortage interest rate of 6.5%; taxes at.125% of house prices as per the Ministry of Municipal Affairs and Housing s Approach in the 2006 October Bullen. 2.0 Policy Framework 10

15 Table 1a: Affordable House Prices for Richmond Hill, 2008 Income Categories 2008 All Household Incomes Affordable Carrying Costs Affordable Prices - 5% Down Payment Affordable Prices - 10% Down Payment 20th Percentile $41,500 $1,038 $136,200 $142,500 30th percentile $56,500 $1,413 $185,500 $194,000 40th Percentile $71,800 $1,795 $235,700 $246,600 50th Percentile $87,000 $2,175 $285,600 $298,800 60th Percentile $103,600 $2,590 $340,100 $355,800 Average Resale Price York Region (Dec.08) $397,600 Average Resale Price,Richmond Hill (Dec. 08) $378,800 10% Below Ave. $357,800 $357,800 10% Below Ave. $340,900 $340,900 Table 1b: Affordable Rents for Richmond Hill, 2008 Income Categories 2008 Tenant Incomes Affordable Rents Apartment- Bedroom Count Ave Rents, York Region Ave Rents, Richmond Hill 20th Percentile $19,000 $480 Bachelor $750 $807 30th percentile $25,800 $650 1 Bedroom $902 $929 40th Percentile $33,000 $830 2 Bedroom $1,068 $1,134 50th Percentile $40,700 $1,020 3 Bedroom $1,242 $1,359 60th Percentile $49,700 $1,240 All $1,008 $1,058 Source: Incomes were based on the income distribuon for York Region obtained in a custom tabulaon from Stascs Canada using the 2006 census which contained 2005 incomes. Incomes were updated using the CPI index. Affordable house prices and affordable rents were calculated by Lapointe Consulng Inc. Rents for York Region obtained from CMHC Rental Market Report, Greater Toronto Area, Fall Policy Framework

16 2.2 Provincial Growth Plan The Places to Grow, Growth Plan for the Greater Golden Horseshoe came into effect on June 16, Established under the Places to Grow Act (Bill 136), the Growth Plan guides land development, resource management and public investment decisions for all municipalies within the Greater Golden Horseshoe (GGH) and promotes the development of healthy, safe and balanced communies. Integral to the Growth Plan is an emphasis on intensificaon and re-urbanizaon of exisng builtup areas with a focus on urban growth centres, intensificaon corridors, major transit staon sites, brownfields, and greyfields. These areas are envisioned to aract a significant poron of the populaon and employment growth, provide a diverse range of uses and high quality public open spaces in support of vibrant neighbourhoods, support transit, walking and cycling for daily acvies, achieve higher densies than surrounding areas, and provide for appropriate transions to adjacent neighbourhoods. populaon and employment. It is associated with a minimum gross density target of 200 people and jobs per hectare and is to be a focal point for a broad range of uses: instuonal, commercial, recreaonal, cultural, entertainment and region-wide public services Yonge Street and Highway 7 are idenfied for proposed higher order transit to 2031 and will link the Town s UGC to urban growth centres in adjacent municipalies. Addionally, major transit staon areas are to be planned to accommodate a range of transportaon modes including walking, cycling, and commung. They are defined as areas within an approximate 500 metre radius of any exisng or planned higher order transit staon. Intensificaon is defined as: Redevelopment including the reuse of brownfield sites; Development of vacant and/or underulized lots within previously developed areas Infill development; or The expansion or conversion of exisng buildings The Plan requires municipalies within the GGH to amend their policies to accommodate, by 2015, a minimum of 40% of all residenal development on an annual basis within built up areas. Excerpt from the Growth Plan for the Greater Golden Horseshoe, Schedule 5 Within the Town of Richmond Hill: The Richmond Hill/Langstaff Regional Centre is idenfied as an urban growth centre (UGC) which is to serve as a high density employment centre and accommodate a significant share of 2.0 Policy Framework 12

17 2.3 Oak Ridges Moraine Conservation Plan The Oak Ridges Moraine Conservaon Plan (ORMCP) was established by the provincial government through the Oak Ridges Moraine Conservaon Act (2001) to protect the unique environmental, hydrological and geological features within the Oak Ridges Moraine area which encompasses the area north of Elgin Mills Road in the Town. Approved in 2002, the ORMCP provides direcon for land use and resource management and includes four land use designaons which are further elaborated in secon Greenbelt Plan The Greenbelt Plan (2005) was prepared under the Greenbelt Act and provides permanent protecon to natural heritage systems and agricultural areas encompassed within the ORMCP and the Niagara Escarpment Plan. The Greenbelt Plan encompasses lands within the northern poron of Richmond Hill including the ORMCP area. Together, the lands encompassing the Oak Ridges Moraine and the Greenbelt comprise approximately half of the lands within the Town of Richmond Hill Policy Framework

18 2.5 Region of York Official Plan The Region of York Official Plan was first approved in 1994 and provides a framework for more coordinated and detailed planning that affects the use of land across the Region s nine municipalies, including Richmond Hill. The most current office consolidaon reflects the status of the Plan as of June 1, 2008 and conveys the Region s planned urban structure. The Regional Official Plan proposes a system of centres and corridors for the urban area that are envisioned to be places that support compact, mixed-use and transit-supporve development. A minimum of 40% of the regional forecasted populaon increase is to be directed to exisng built-up porons of urban areas, towns and villages. Infill and intensificaon is to occur in Regional Centres and Regional Corridors; the most intensive efforts are to be directed at Regional Centres and Key Development Areas within Regional Corridors. Smaller scale infill and intensificaon is to be directed at Local Centres and Local Corridors. The Region has idenfied a Regional Centre in Richmond Hill at Yonge Street and Highway 7 which is to be a hub of business, cultural, government and social acvity. The Regional OP idenfies Regional Corridors as having great potenal for intensive, mixed-use development that are supported by rapid transit. Both Yonge Street and Highway 7 are idenfied as Regional Corridors and development which takes place along these corridors should reflect the Region s Transit-Oriented Development Guidelines. Regional Corridors are the key connectors between Regional Centres and provide for the movement of goods and people. It is recognized that Regional Corridors are not uniform across their enre length and that there are different condions that establish the character of the corridor. The Region is to work with municipalies in idenfying different condions along Regional Corridors and idenfying Key Development Areas which represent one or more of the following: areas abung or adjacent to rapid transit staons; and, areas of the Corridor that intersect with other major transportaon routes or facilies, including passenger rail and other surface transit services. Key Development Areas are to be planned to support an overall, long-term density target of 2.5 Floor Space Index. Floor Space Index (FSI) reflects the amount of building that can be built on a lot of land: building area = lot area x FSI Key Development Areas are to be places that promote transit ridership, high quality urban design, appropriate land use mix, integraon with surrounding land uses, and be consistent with Regional Streetscape Policies. The Region recognizes that some of these areas may evolve incrementally over me as land uses mature and that consideraon be given to exisng areas that may not redevelop in the near future, but have potenal over the longer term. Other key policies include: Residenal designaons should favour higher density, compact residenal forms over those that are exclusively ground-related, like single and semidetached dwelling types That all new development shall either front or flank the Regional Corridor roadway or other routes for public transit services. New reverse lots along the corridor will not be permied. areas with the greatest opportunity for compact and mixed-use development; areas assigned early priority for rapid transit services and infrastructure; 2.0 Policy Framework 14

19 2.5.1 Housing Policies The York Region Official Plan (ROP) has an extensive list of policies related to affordable housing as outlined below. The ROP states that having a range of affordable housing opons in York Region is an important step in building communies that are inclusive and in creang communies that nurture full development of human potenal. The OP also notes the importance of having a broad variety of housing choices to ensure that people who work in the Region can also live there if they choose. The objecve of the housing secon of the ROP is: To promote an integrated community structure and design that ensures a broad mix and range of lot sizes, unit sizes, housing forms, types and tenures that will sasfy the needs of the Region s residents and workers. Some of the ROP policies that are relevant to the development of Richmond Hill s Official Plan are idenfied in secon 4.3 Housing: 3. To encourage and support the private sector to produce affordable housing and to promote innovaon and excellence in site planning, architecture, energy conservaon and natural resource conservaon. 4. To require a minimum of 25% affordable new housing units across the Region, in each of the area municipalies. 5. To discourage conversion of the rental stock. 7. To pursue the objecve of providing affordable housing units through assisted housing programs by: a) the provision of 100 units per year of new non- profit housing through direct delivery by Housing York Inc. 8. To pursue the objecve of providing affordable housing parcularly in Regional centres and corridors through financial iniaves and planning policies and partnerships. 10. To support zoning provisions that are flexible enough to permit a broad range of housing forms, types, sizes and tenures including second suites in houses, except in locaons serviced by individual sepc systems or communal sewage disposal systems. 11. To require area municipal official plans to provide a mix and range of different types, forms, sizes and tenures of housing within each community to meet housing needs as defined in the Regional housing needs study as updated from me to me. 12. To support area municipalies to ensure that all new housing is linked with human and community services, public transit and employment opportunies. 13. To locate housing specifically geared to senior cizens in close proximity to human services as well as other community services and facilies. 14. To support the distribuon of housing provided by community-based groups such as municipal non-profit and private non-profit and co-operave groups equitably throughout the Region based on household distribuon, taking into account need, accessibility to employment opportunies, services and facilies. b) the creaon of new rental housing units through a private-public sector partnership pilot program Policy Framework

20 15. To support a mixture of market and rent-geared-toincome units in non-profit housing developments. 16. To prevent an over-concentraon of non-profit housing in any one parcular neighbourhood. 17. To support an equitable distribuon of group homes and rooming, boarding and lodging houses to serve the needs of the community. 2.6 Region of York Transit-Oriented Development Guidelines The Region s Transit-Oriented Development Guidelines (2006) supports the urban structure as outlined in the Regional Official Plan that idenfies Regional Centres linked by Corridors served by public transit. The Guidelines outline an approach that creates compact development that supports a suitable density and mix of land uses, enhances pedestrian amenity, addresses appropriate built form, connects buildings and spaces to transit, provides for parking while priorizing transit and the role of municipalies in implemenng these guidelines through the local planning process. 2.0 Policy Framework 16

21 2.7 Region of York Guide to Area Municipal Intensification The Region of York has provided a high level framework to guide area municipal intensificaon in a consistent manner. The Region s preliminary intensificaon forecast projected that 14,700 units would be required in Richmond Hill in order to meet the 40 per cent intensificaon target established within the Town s built boundary by the Growth Plan. The Region established an intensificaon matrix to delineate key areas where intensificaon could be accommodated and idenfied a hierarchy for distribung new units to each area. For example, higher densies and building heights are conceptualized for Regional Centres and Corridors served by public transit which are to carry an overall density of 2.5 FSI. It is understood that the scale and density of intensificaon is to lessen in subsequent rows in the matrix. York Region s Intensificaon Matrix Policy Framework

22 2.8 Town of Richmond Hill Official Plan The Town of Richmond Hill Official Plan was originally approved in 1981 and has subsequently been amended by a number of site specific amendments and through secondary plans to permit higher densies as discussed in secon 2.9. Official Plan policies are based on the concept of two urban development areas: the South Urban Development Area (SUDA) and the North Urban Development Area (NUDA). The SUDA is intended to be the major acvity hub in the Town and the Yonge Street corridor is intended to remain the focus of most of the commercial, office, and high density residenal development. The NUDA is guided by the principle of Environment First, due to the environmental condion of Lake Wilcox and the locaon within the ORMCP area. Residenal policies are found in secon in the Official Plan. The main permied uses in Residenal designated areas are low density uses which include single detached, semi-detached and duplex dwellings and permit densies of approximately 10 units per hectare (uph) or 4 units per acre (upa). Other secondary permied uses include townhouses at a density of 50 uph (20 upa) with a height restricon of three storeys, and apartment buildings. Apartment buildings and other forms of mul-family development in excess of 50 uph are approved through an amendment to the Official Plan. A maximum residenal density for most of the Town is generally idenfied at 150 uph for apartments with a few excepons. The Langstaff Planning District allows for up to 200 uph. In addion, there have been a few secondary plans and numerous site specific amendments which permit for densies in excess of 150 uph and as high as 350 uph. Other key residenal land use policies include the following: Rooming houses, group homes, nursing homes, homes for the aged, and student housing are subject to special residenal or instuonal uses on the basis of conformity with a set of criteria. Locaon is to be adjacent to commercial areas, instuonal or community facilies along with criteria for access and site requirements to allow for buffering and parking. Group homes may be subject to a minimum distance separaon Residenal developments that exceed 50 units per net residenal hectare may be zoned in the Restricted Area (Zoning) By-law. ( ) Infill development is permied through comprehensive backlot plans of subdivision or by severances. ( ) Medium density development in the form of aached or grouped dwellings such as townhouses is subject to a number of criteria pertaining to access, locaon, site and a building height which does not exceed three storeys. ( ) Apartment building developments will also be assessed on similar criteria including proximity to Yonge Street for proposed developments with densies between 100 and 150 uph. The maximum uph for this type of development is 150 uph Housing Policies The OP has some general policies regarding housing in Secon which states that: Developments will be encouraged which contribute to the provision of a variety of dwelling types; Landowners and other governmental agencies and non-profit organizaons will be encouraged to provide housing for those persons in the lower to modest income range, and housing for special needs such as senior cizens, those with disabilies and those in need of emergency housing; The Town may, within its financial capabilies, acquire land for the purposes of providing 2.0 Policy Framework 18

23 2.9 Richmond Hill Secondary Plans housing for groups in the lower to modest income range and for special needs groups; Regulaons and standards may be adopted regarding the development of condominium projects and the conversion of rental accommodaon to owner-occupied housing. Numerous secondary plans have been adopted through the lifeme of the current Town Official Plan which has evolved the policy basis for density and housing mix. A review of these plans indicates that residenal densies has been increasing over me. The review also reveals that with the excepon of secondary plans located within the central businesss district - secondary plans developed in the 1980s and 1990s were primarily planned for residenal subdivisions and did not present opportunies for mixed use nodes that could provide for services and/or amenies closeby. Some key secondary plans that illustrate the evoluon of density in the Town include those idenfied in Table 2. A full summary of all secondary plans within the Town are provided in Appendix A. OPA 129 the North Urban Development Area was approved in 1993; its lands extend from south of King Road to the northern Town boundary at Bloomington Road. Permied dwellings are comprised of single detached, duplex, triplex, fourplex and townhouses. A summary of low, medium and high density forms of development proposed through the approved secondary plans is provided below. Low Density Low [net] residenal densies ranged from 9 uph to 25 uph with maximum building heights typically idenfied at 3.5 storeys. Low density residenal development is typically consistent with single and semi-detached dwellings, but in many cases included duplexes, and in more recently adopted secondary plans, also included street townhouses. Medium Density Medium density development varied from a low of 22 uph to 75 uph with maximum heights at four storeys. Typical built forms supported were on-street, stacked and block townhouses, and apartment buildings Policy Framework

24 High Density High density ranged from 49 uph to 200 uph with maximum heights established at 14 storeys. Built forms were idenfied as stacked and block townhouses and apartment buildings. In the Central Business District (OPA 32), conversion of single family dwellings to contain up to four individual dwelling units were permied. In general, height permissions in the Town are for 14 storeys, some permissions exist for 15 storeys and 22 storeys in the Regional Centre area. In addion to the density (UPH) as idenfied in the secondary plans below, some recent site specific amendments have increased density to as high as 350 uph. Table 2. Key Secondary Plans Defining Density OPA OPA 2 Observatory Lane Area 50 ha Low Density 22 uph Medium Density Type 1: uph High Density uph (1982) OPA units Type 2: uph 136 uph, 1.25 FSI OPA 121 Bayview Northwest Planning District (1992) OPA 130 (1994) Within the Downtown boundaries OPA 155 Bayview Glen Secondary Plan (1996) OPA 199 Yonge West and 204 Yonge East (2002) 283 ha 5000 units 170 ha units 400 ha 250 ha 13 uph 75 uph Mix of residenal, office, retail uses permied 150 uph Provides for three designaons: Residenal - 50 uph Town Centre 150 uph Residenal Transion Area FAR uph 35 uph 200 uph 25 uph 50 uph 200 uph 199 and 204 include a mixed use node idenfied as Yonge St. Centre Max FAR 2.5 and six storeys 2.0 Policy Framework 20

25 2.10 Infill Studies The Town has approved a number of infill studies that include concept plans and criteria for infill development within defined areas of the Town s OP. Exisng infill areas were primarily comprised of single detached residenal dwellings on large/deep lots or vacant lands. The studies were completed between 1998 and 1999 and encompass the following: Douglas Road neighbourhood (February, 1998) and (June 1998) Puccini Drive neighbourhood and the Bathurst Street neighbourhood (both June, 1998) updated by the Hughey West Infill Study (April 2007) Bond Crescent neighbourhood (June, 1998) Anglin Drive/Long Hill Drive/19 th Avenue (January 1999) Elm Grove/Maple Grove/Aubrey (June 1999) These studies were to provide a comprehensive approach to planning for future roads, servicing and appropriate locaons for development. They presented detailed plans for: environmental protecon, neighbourhood compability, street design and access for integrang infill residenal proposals into exisng neighbourhood communies. Plans of Subdivision or consents to sever would then be processed based on conformity to these plans. OPA 129 (North Urban Area Development Secondary Plan) idenfied that the predominant housing form in infill areas be single detached dwellings, with townhouses, walk-up apartments and commercial uses permied along arterial roads. As a result of these studies, addional built forms were detailed including backlot development and zoning standards. Some of the key built form parameters found in these studies include the following: Single detached dwellings to be developed based on 10.5 to 15 metre frontages Semi-detached units with a minimum frontage of 14.6 to 18 metres Street townhouses to be developed on 6 metre (20 foot) lot frontages. Block townhouses were also proposed. Wide-shallow single detached dwellings to comprise 12 metre lot frontages and 25 metre depths; semi-detached dwellings to consist of 18.3 metre frontages Building heights generally did not exceed 11.5 metres A recent review occurred in 2007 with the Hughey Infill Study which was prepared to provide detailed design opons for the Bathurst Street neighbourhood in order to coordinate development proposals in this area. This study presented architectural guidance on priority lots, corner lots and other key places to coordinate the various applicaons proposed in the area and to provide more development efficiencies. In the South Urban Development Area, the Town s Official Plan idenfies infilling and redevelopment of Residenal Areas through backlot plans of subdivision or by lot severances on exisng street frontages. The Town s OP encourages infilling and redevelopment in these areas: Area bounded by Elgin Mills Road, Bathurst Street, south side of Oxford Street and Yonge Street; North Richvale Area bounded by Bathurst Street, Weldrick Road, Yonge Street and north side of May Avenue; South Richvale areas lands; Policy Framework

26 Area bounded by 16th Avenue, Lile Don River, the lots south of Duncan Road and Bayview Avenue; Rear of the lots on the north side of Hillsview Drive, and the south side of Harding Boulevard; and The rear of lots on the west side of Fairview Avenue. Infill Study Locaons 2.0 Policy Framework 22

27 2.11 Policy Analysis The provincial and regional framework provide direcon to growth management that is premised on creang communies that are mixed use and transit-supporve and that ulize services and infrastructure more efficiently. Higher density housing forms that can sustain greater provision of transit also result in a broader range of housing forms and affordability such as row housing or townhouse developments. Likewise, reducing reliance on the automobile involves the creaon of well-designed streets as places for people to gather and to walk or cycle to services and amenies. An examinaon of the current policy framework in the Town has yielded the following observaons regarding gaps in the current policy approach to intensificaon as idenfied below. The Official Plan was inially created to address predominantly low density forms of housing and has resulted in limited guidance for creang mid to higher forms of development. Higher density development has evolved on a site specific basis without a comprehensive view of appropriate locaon, massing or other built form parameters that can provide direcon for evaluang the fit of the development to its context. Varying built forms are defined largely by units per hectare, which, when the Official Plan was inially developed in the 80s responded to larger unit sizes in mul-unit buildings. Given the current development scenario which supports smaller unit sizes, ulizing units per hectare as a key point for built form is inadequate. Lower density neighbourhoods which form much of the interior neighbourhoods adjacent to major roads such as Yonge Street, Highway 7, and arterials such as Major Mackenzie Drive, are not adequately considered in the current policy approach in the Official Plan. To suitably address concerns pertaining to transion issues - such as shadow, views, privacy and wind condions - built form and urban design criteria will need to be examined to address the relaonship between proposed development and exisng neighbourhoods. The range of policy opons is limited between medium density development (generally in the form of townhouses not to exceed three storeys) and high density development (typically apartment buildings). There does not appear to be a clear delineaon of housing opons for mid-rise built form of above three storeys, nor, a clear definion of what constutes high density in terms of height, massing and other built form parametres. In general, there needs to be a stronger reflecon of the Province s Growth Plan and the Regional direcon for centres and corridors that idenfies key locaons for intensificaon as being the Regional Centre, Yonge Street and Highway 7. A revised Official Plan will need to consider the following to ensure that the policies from the Province and Region are appropriately addressed from the Town s context and exisng opportunies: Idenfying key areas for intensificaon based on the Region s Guide to Municipal Area Intensificaon along with criteria that will determine the level of intensity that is appropriate to the intensificaon site or area Policy Framework

28 Whether an approach to priorizing development is necessary. Consideraon of new policies that pertain to brownfields, vibrant mixed-use communies, redevelopment of underulized land (i.e. single storey commercial areas, vacant land, surface parking lots) and affordable housing in order to meet the Province s requirement to locate 40% of new development in built up areas. Exploring approaches to built form that balance the need for transit-oriented development with transion issues to adjacent neighbourhoods. Examining parking issues in the context of expanding higher-order transit services. 2.0 Policy Framework 24

29 chapter 3 Existing Conditions Existing Conditions

30 3 Existing Conditions The following analysis of the urban structure in the Town was completed along with a high-level review of the exisng physical condions in order to inform an approach to intensificaon. 3.1 Urban Structure The exisng urban structure of the Town of Richmond Hill is comprised of a north and south urban area, bisected by natural areas consisng primarily of the Oak Ridges Moraine. Approximately one-half of the Town s land is comprised of greenlands designated as part of the Greenbelt Plan and the Oak Ridges Moraine Plan. Within the urban areas, major elements of the urban structure consist of the following: Regional Corridors Yonge Street is the focus for much of the development in the Town. This regional corridor is comprised of a mixed bag of land uses and built forms: low rise commercial development, mid-rise office buildings, high rise apartment buildings, and infill residenal. Built form is lower north of the Oak Ridges Moraine and is typified by low rise commercial and low density housing. Highway 7, also a Regional Corridor which runs parallel to Highway 407 and is the divider between the Town of Richmond Hill and its neighbours - the Town of Markham and the City of Vaughan. The north side is dominated by a hydro corridor on the west side of Yonge Street to Bayview Avenue, along with surface parking for the Langstaff GO staon. West of Bayview Avenue, large scale retail operaons and office plazas abut the corridor. West of Yonge Street, the north side is dominated by lands owned by the Richmond Hill Golf and Country Club and by low rise residenal development with reverse lot frontages. 3.0 Existing Conditions 26 Regional Centre The Regional Centre at Langstaff is located north of Highway 7 and consists primarily of GO Staon lands, low rise and big box commercial development, higher density residenal, and surface parking. Downtown The Downtown is located on Yonge Street, at Major Mackenzie Drive and represents the historic village core of the Town. Local Corridors Potenal local corridors may be found within the system of arterial roads in the Town and include locaons for a mix of commercial, residenal, retail and office uses at varying scales. Employment Lands Employment lands are located east of Yonge Street and consist of the Beaver Creek, Newkirk, Barker and Headford Business Parks. Greenlands The Oak Ridges Moraine acts as a divider between urban areas in the north and south. Lands in the north include a commercial node along Yonge Street, north of King Road. Residenal Neighbourhoods Low density residenal neighbourhoods are located on the interior of major roads and are comprised of predominantly single detached dwellings.

31 Urban Structure Existing Conditions

32 3.2 Transportation Roads The Town of Richmond Hill is served by numerous roadways of varying classificaon (freeways, arterials, collectors and locals). The Town s Transportaon Master Plan idenfies the major roadways (freeways and arterials) that exist in, or immediately adjacent to, the Town. Highways 404 and 407, both under the jurisdicon of the MTO, are high-speed interregional travel facilies on the east and south boundaries of the Town. Interchanges are currently located at all arterial road connecons to these freeways. Arterial roadways in the Town of Richmond Hill are primarily under the jurisdicon of the Region of York, with the excepon of Yonge Street between Major Mackenzie Drive and Elgin Mills Road which is under the jurisdicon of the Town. These arterial roads are spaced approximately 2 kilometres apart, and form a grid paern in the Town. In the northern part of Richmond Hill, there is some disconnuity to the arterial road network in the east-west direcon as both Stouffville Road and King Road are not connuous throughout the Town (from Bathurst Street to Highway 404). Collector roadways exist within many of the more heavily developed neighbourhoods in the Town. Increasing congeson on arterial roadways in the Town is creang spill over into residenal neighbourhoods via the collector road system. This is leading to concerns over traffic infiltraon, vehicular speeding and safety in these neighbourhoods. Similarly to the arterial road network, the collector road system does lack some east-west and north-south connecons through neighbourhoods, which is creang addional pressure on exisng collector roads and some local streets. Public Transit The Town of Richmond Hill is currently served by York Region Transit (YRT)/Viva, GO Transit, and the Toronto Transit Commission (TTC). YRT operates 32 bus routes within the Town, including VIVA bus rapid transit (BRT) routes, convenonal service routes, GO Shule routes and school bus routes. VIVA is a limited stop, high-frequency (15 minutes or less at all mes) service operang on Yonge Street from Newmarket to the TTC s Finch subway staon, and in the Highway 7 corridor between York University and Markham, with addional connecons to Marn Grove Road in Vaughan and to the TTC s Don Mills subway staon. Headways between buses on convenonal YRT routes on arterial roads vary from 10 minutes to 30 minutes during peak periods. YRT/VIVA has two major transit terminals in Richmond Hill: the Richmond Hill Centre terminal (which acts as a hub for both east-west and north-south routes and includes a connecon to GO bus and rail routes) and the Bernard Avenue terminal (which connects Richmond Hill to areas to the north). GO Transit accommodates regional travel to and from Richmond Hill, via the Richmond Hill rail line (linking the Town with downtown Toronto) and a number of bus routes (including the Highway 407/York University corridor and the Newmarket B route on Yonge Street). There are currently two operang train staons within the Town, including Richmond Hill GO Staon at Major Mackenzie Drive and Langstaff Staon at Red Maple Road. The TTC currently provides one bus route (Route 25D) in the southern end of Richmond Hill. This route (the Don Mills route) connects the Beaver Creek Business Park to the Sheppard Subway (with a stop at Don Mills staon) and the Bloor-Danforth Subway (with a stop at Pape staon). 3.0 Existing Conditions 28

33 Major Exisng Roadways (Source: Richmond Hill Transportaon Master Plan, exhibit 2) Existing Conditions

34 Cycling and Pedestrian Facilies As noted in the Town s Transportaon Master Plan, Richmond Hill has a network of pedestrian and cycling trails connecng and traversing parks, green space and heritage sites. Supplemenng these trails are sidewalks and bicycle paths. On-street cycling is permied, and a number of on-street routes (mostly on local and collector roads) are recommended on the Town s cycling/trails map as linkages to off-street facilies. Most of these linkages are in mixed traffic, although there are some secons with dedicated bicycle lanes. The Town is currently undertaking a Pedestrian and Cycling Master Plan, which is expected to be completed by the end of In addion, the Region of York recently completed a Pedestrian and Cycling Master Plan for the Region as a whole. Figure A5-g from that Master Plan illustrates the proposed cycling network for the Town of Richmond Hill. Region of York Recommended Cycling Routes (Source: Pedestrian and Cycling Master Plan, figure A5-g) 3.0 Existing Conditions 30

35 3.3 Land Use Land uses within the Town have evolved around Yonge Street as the major spine for commercial uses and are concentrated between Carrville Road/16 th Avenue and Elgin Mills Road. The majority of commercial uses with the excepon of the Downtown are automobile oriented forms of development, with substanal surface parking. Mixed use is concentrated in the Downtown core along with some commercial/office uses primarily in main street type forms. It is also the locaon for the public library, aquac centre, hospital, Richmond Hill Centre for the Performing Arts, and possibly the future civic centre. Lower density residenal neighbourhoods are situated both east and west of Yonge Street, and are comprised of mainly single detached dwellings. More recently developed sites adjacent to Yonge Street include medium density developments, in townhouse form. The two largest instuonal uses include the York Central hospital site to the west of the Downtown and the David Dunlap Observatory lands west of Bayview Avenue and south of Hillsview Drive. Employment uses are primarily located along Leslie Street and Highway 404 including the Beaver Creek Business Park, and at the Newkirk Business Park on the east side of Yonge Street, along the CN Rail line. The King Road and Yonge Street intersecon in the North Urban Development Area serves as a node for primarily commercial uses, with some lower density residenal land uses. Exisng Land Uses in the Town Existing Conditions

36 3.4 Oak Ridges Moraine and Other Green Areas Lands that fall within the Oak Ridges Moraine comprise nearly half of the Town s area, and are located primarily north of Elgin Mills Road. Lands located east of Bayview Avenue encompass Natural Core and Linkage Areas which limit land uses to mainly agriculture, low intensity recreaonal, home businesses and resource management. These lands also include Countryside Areas, considered to be transion areas that buffer the natural areas and more urbanized places. These lands have not been developed, with the excepon of an estate residenal development located at Bayview Avenue and Stouffville Road. In the past, applicaons for development have been submied for these lands, although never approved. The majority of lands abung Yonge Street and lands west to Bathurst Street fall within the Selement Area designaon, which permits urban uses. The excepon is the swath of Natural Core and Linkage Areas that separate north Richmond Hill from the south. The majority of this land is undeveloped, except for the Summit Golf and Country Club. Remaining greenlands outside of the Oak Ridges Moraine boundary include tributaries of the East Don River, Rouge River and Beaver Creek. Major open spaces are comprised of: the Elgin Mills Greenway, Richmond Green and the Dunlap Observatory Lands. Oak Ridges Moraine Lands within Richmond Hill 3.0 Existing Conditions 32

37 3.5 Built Form The following observaons provide an overview of built form paerns in the Town: Yonge Street is comprised of primarily larger buildings on sizeable lots which are characterized by a variety of setbacks. Highway 7 uses are primarily office and commercial. Much of the built form on Yonge Street is comprised of single storey retail/commercial uses surrounded by surface parking. Higher density forms of development are generally located at key intersecons and consist of medium to high density residenal buildings, along with some office structures. Areas on either side of Yonge Street consist primarily of low density dwelling units on larger lots, situated on a looped street network with long blocks. Street networks in the older areas of the Town more closely resemble a grid paern. Buildings in the Employment Areas typically consist of single storey, large format structures. Condominium project Commercial properes on Highway 7 Single storey strip commercial Single detached homes in subdivision Existing Conditions

38 3.6 Development Applications There are a number of acve development applicaons in the Town. The majority of applicaons fall within the Yonge Street corridor. A handful of applicaons are also located at key intersecons on Bayview Avenue, and numerous townhouse proposals are scaered throughout exisng built up areas. A summary table of these applicaons can be found in Appendix B. Legend - Building Heights 1-4 Storeys 5-12 Storeys 13 + Storeys 3.0 Existing Conditions 34

39 3.7 Intensification Typologies Residenal densies and built form will vary throughout the Town. To facilitate a coordinated approach to planning for intensificaon, York Region s Intensificaon Matrix Framework (as described in secon 2.7) will be used as a starng point for idenfying appropriate places for development. The framework offers a high-level look at where growth is best suited with respect to efficient and cost-effecve infrastructure, transit and human service provision. The top levels of the framework are considered to be suitable places for higher densies and building heights. Subsequent levels are intended to support lower development intensies. Addionally, paerns of exisng development within the Town will determine how the regional matrix should be refined. An analysis of these paerns will assist with idenfying built form considered to be most suitable to various sites. The following sub-secons provide a descripon of the matrix levels with images to help conceptualize possible opportunies. In idenfying areas/parcels with intensificaon potenal, consideraon will be given to all types of parcels including: vacant land not previously developed; vacant site within a built up area; parcels that are underulized or derelict land; surface parking lots; conversion of vacant or underulized commercial/office buildings (i.e. strip malls); parally built plans of subdivision in which the exisng housing potenal can be reviewed for possible upgrades; built-out plans of subdivision in which certain parcels can be redeveloped; and Regional Intensificaon Matrix Framework The Housing and Residenal Intensificaon Study will examine opportunies in all of the levels with the excepon of the Regional Centre (Yonge Street and Highway 7) which is being reviewed in a separate study. redevelopment on previous industrial or commercial sites that are no longer in operaon and which may or may not be contaminated (brownfield sites) i.e. auto repair shops, gas staons Existing Conditions

40 Regional Corridors Regional Corridors include Regional Rapid Transit routes located on Yonge Street and Highway 7. Legend GO Bus Line Existing GO Train Line (increased all-day service Proposed Go Train Line Extension (peak service only) Proposed Subway Extension York Region Transit Priority Network Existing GO Station Proposed Future GO Station (To be confirmed through Environmental Assessment) Local Centre Surface Rapid Transit (BRT/LRT) Regional Centre Proposed Public Transit Facilies (Source: Richmond Hill Transportaon Master Plan, exhibit 15) 3.0 Existing Conditions 36

41 Subway/GO Station Access to nearby higher order transit provides a compelling raonale to redevelop adjacent sites as transit-oriented development. Areas are to be defined based on a metre walking distance from the transit hub. A number of future regional public transit iniaves are planned in Richmond Hill, as outlined in the Town s 2006 Transportaon Master Plan (TMP), the Region of York s TMP, and the Metrolinx Regional Transportaon Plan (RTP), also known as The Big Move. In addion, GO Transit s Strategic Plan ( GO 2020 ) outlines iniaves specifically related to GO service. The TTC s Yonge Street subway is proposed to be extended from its current terminus at Finch Staon northerly to the Richmond Hill Centre terminal located northeast of Highway 7 and Yonge Street. This staon will be a regional hub for public transit, as it will include a subway staon, a GO Transit staon, a staon for upgraded regional rapid transit services along Highway 7, and a staon for the proposed Highway 407 inter-regional transitway. The subway extension is idenfied in both the Town s and Region s TMPs, and is idenfied as a 15-year priority investment in the Metrolinx RTP. Service on the exisng Richmond Hill GO rail corridor is proposed to be enhanced through the provision of allday, two-way service, plus addional peak direcon train trips in the peak hours. In addion, some peak hour trips will be extended further north to new staons within the Town (and north to Aurora Road). The extension of service northerly is idenfied in both the Town s and Region s TMPs, in the Metrolinx RTP as a 15-year priority, and in GO The increased service on the exisng corridor is also a 15-year priority for both Metrolinx and GO. The Town s TMP recommended new GO staons at 19th Avenue (near Bayview Avenue), at Stouffville Road (near Leslie Street), and Bloomington Road (near Highway 404). GO Transit is currently reviewing staon locaons as part of an ongoing EA study for the extension of the Richmond Hill line. All three major transportaon plans recommend that the exisng Viva services on Highway 7 and on Yonge Street (north of Highway 7) be upgraded to bus rapid transit (BRT) or light rail transit (LRT) routes on dedicated lanes within the next 15 years. In addion, these plans also recommend enhancements to GO s Highway 407 express bus service; the Metrolinx RTP recommends that this operate in mixed traffic (with congeson management measures) up to the 15-year horizon, and on a dedicated transitway in the longer term. In addion to the above, the Region of York s TMP idenfies a Transit Priority Network that includes 16th Avenue and Major Mackenzie Drive, as well as each northsouth arterial road (with the excepon of Yonge Street, which is part of the planned rapid transit network). The implicaons of those plans for the intensificaon study are that a major opportunity for redevelopment exists at the Richmond Hill GO staon on Major Mackenzie Drive as well as proposed potenal new GO staons. The sites being considered by GO Transit include a 19th Avenue Staon at Bayview Avenue; a Gormley Staon; and Vandorf Staon in the vicinity of Bloomington Road and Highway 404. Expansion of the GO network may bring increased service levels, greater access to regional transit, and pressure to develop lands adjacent to any new staon Existing Conditions

42 Local Centres Local Centres are considered to be locaons for a mix of uses including residenal, commercial, human services, office, and recreaonal uses that serve the adjacent community. They are to be designed to funcon like Regional Centres, but on a smaller scale. Examples of possible built forms in Local Centres 3.0 Existing Conditions 38

43 Local Corridors Local Corridors - comprise of a system of arterial roads in exisng and proposed urban areas that have potenal for new residenal and employment growth at development densies that support frequent public transit service. Other Major Corridors This study will explore the appropriateness of different built forms and scales of these types of corridors as they are idenfied. The Town s 2006 Transportaon Master Plan idenfies the proposed road recommendaons for the Town. Recommended arterial road modificaons would fall under the jurisdicon of the Region of York and their capital planning process. Likewise, proposed recommendaons involving interchanges or fly-overs of Highway 404 would require coordinaon with the Ministry of Transportaon. Road network depicng the Regional Corridor and Local Corridors as idenfied in the York Region Official Plan (Map 5) Existing Conditions

44 Local Infill Vacant or under-ulized buildings or sites provide opportunies for generang new acvity and amenity into a neighbourhood. They can be site specific or dispersed throughout the built-up area. Infill may also include lot severances (e.g. building on a back poron of a lot with road access). 3.0 Existing Conditions 40

45 Secondary Suites Intensifying exisng buildings to allow for an addional unit(s) can intensify exisng low-rise and low density neighbourhoods with lile change to the exterior of the built form and lile or no impact on the surrounding neighbourhood Existing Conditions

46 Criteria for Determining Levels of Intensification The intensificaon of neighbourhoods in Richmond Hill will involve not only idenfying where residenal intensificaon should occur, but how it should evolve. Consideraon of the local context will be an important factor when determining the level of intensity that is appropriate to the site or area. The opportunity that this presents is to create interesng, aracve and vibrant places with a range of acvies that people can walk to from their exisng neighbourhoods. The following criteria have been developed to guide in the assessment of a site s capacity to sustain varying levels of intensificaon: Compability and Fit Intensificaon should strive to eliminate adverse impacts on the surrounding properes and integrate elements of the local character into the design of the area. This may include respecng the scale of adjacent properes, access to sunlight, and pedestrian movement, etc. Proximity to planned public transit Areas of intensificaon should be accessible to public and rapid transit with pedestrian connecons to and from transit stops and land uses. The goal should be to make public transit a convenient and viable alternave to the automobile. Infrastructure Areas of intensificaon need to be adequately serviced for the potenal units and densies envisioned. This includes the necessary physical infrastructure, such as sewage and water. It also includes the social infrastructure, such as schools, day-cares, and other amenies. Opportunies for green buildings should be explored to reduce the impact of new development. 3.0 Existing Conditions 42

47 Effecve Streets Streets have many funcons beyond the role of carrying traffic, pedestrians, ulity lines, and direcng civic infrastructure. They are also an important part of the public realm which promote social networks, connect communies, and provide opportunies for recreaon, shopping and leisure. New developments must consider the impact they will have on the public realm and traffic condions such as volume, circulaon and parking. Site size Larger sites/deeper lots provide for a different range of intensificaon opportunies as compared to lots with shallow depths. For example, larger sites may provide opportunies for the creaon of a street network with improvements to the public realm. Whereas smaller sites may be appropriate for infilling with aenon paid to impovements in the exisng public realm. Consideraons include issues suchas: overlook, overshadow, views, and viewplanes. Comfort in the public realm Levels of intensificaon need to provide for pedestrian comfort as measured by minimizing shadow and wind impacts, and maximizing sky view. Oen these are expressed as achieving a certain number of hours of sunlight on the north, east and west sidewalks during the equinox and planning for wind condions that are comfortable for people walking and/ or sing Existing Conditions

48 Cohesiveness/complete community Daily acvies, such as shopping and leisure should be comfortably accommodated for within walking distance of a person s residence. Therefore, intensificaon should make a posive contribuon to the exisng community through the inclusion of a mix of services and amenies, improvements to the public realm, parks/open spaces, and pedestrian linkages to the surrounding area. Respect for Natural Heritage Intensificaon on sites that are in close proximity to natural areas such as the Oak Ridges Moraine need to be planned with extra care to address the impact and adjacency to the natural environment. Topography and sub-surface consideraons Intensificaon areas need to address the ability to provide underground vs. structured parking. In parcular, this means assessing topography and subsurface hydrology. 3.0 Existing Conditions 44

49 chapter 4 Demographic & Housing Profile Demographic &Housing Profile

50 4.0 Demographic and Housing Profile 4.1 Demographics Populaon Growth Past Populaon Growth Over the past twenty years, the number of people living in Richmond Hill has more than tripled, growing from 48,590 persons in 1986 to 162,704 in Between 1986 and 2006, Richmond Hill s populaon grew by 235%. In the past decade, Richmond Hill has been the second fastest growing municipality in York Region with an increase of 54.9% between 1996 and In the most recent five year period , Richmond Hill connued to grow at a rapid rate of 18%, just behind Markham at 20.5% and Vaughan at 25.3%. (Refer to Table A1 in the Appendix C.) 200, , , , , ,000 80,000 60,000 40,000 20,000 0 Richmond Hill Population Growth, 1986 to ,590 83, , , , , * As of Dec. 31, 2008, the Town s populaon was esmated at 185,200 by the York Region Planning Department. Source: York Region Planning Department for Richmond Hill Populaon figures for based on Stascs Canada various censuses and 2006 from Stascs Canada, Census; 2008 populaon esmate from York Region Planning Department. Future Populaon Growth The Regional Municipality of York has recently adopted populaon projecons for the Region for the twentyfive year period York Region is ancipated to reach 1.5 million persons by 2031 with most of the growth occurring in the southern municipalies of Markham, Richmond Hill and Vaughan. Share of York Region's Growth by Municipality Vaughan, 29% Whitchurch- Stouf f v ille, 6% Aurora, 4% Eas t Gw illimbury, 11% Georgina, 5% King, 3% Richmond Hill, 13% New market, 3% Markham, 26% Source: Regional Municipality of York, Planning and Economic Development Commiee, York Region 2031 Populaon and Employment Forecasts, Submied by the Commissioner of Planning and Development, Jan Demographic &Housing Profile 46

51 The Town of Richmond Hill is expected to grow from 169,500 persons in 2006 to 242,800 persons in The 2006 populaon includes an esmate of the census undercount. Thus, the Town s populaon is forecast to grow by 73,300 represenng a growth of 43% of its 2006 populaon. This growth level accounts for about 13% of the Region s forecasted growth, lower than historical shares of growth largely due to limitaons on where the Town can expand. 300, , , , ,000 Population Growth in Richmond Hill, , , , , , ,500 50, Source: Regional Municipality of York, Planning and Economic Development Commiee, York Region 2031 Populaon and Employment Forecasts, Submied by the Commissioner of Planning and Development, Jan Demographic &Housing Profile

52 Age Distribuon While age structure of Richmond Hill s populaon is similar to York Region s, there are some major differences with the age distribuon in the Province as a whole as outlined below: Richmond Hill has a higher proporon of its populaon who are younger families, that is, between the ages of 35 and 44 years of age compared to Ontario close to 18% in Richmond Hill compared to 16% in Ontario. Both Richmond Hill and York Region have a higher proporon of their populaon who are between 44 and 54 years of age reflecng higher proporons of younger middle aged persons. Richmond Hill has a smaller proporon of its populaon who are 65 and over compared to Ontario. For example, 10.1% of residents in Richmond Hill in 2006 are 65 years or older in 2006 compared to 13.6% in Ontario. There are considerably more females who are aged 75 years and older compared to males in this age category. (Refer to Table A2 in the Appendix C). Age Distribution in Richmond Hill, York Region and Ontario, 2006 Country of Origin Richmond Hill has a very diverse cultural and ethnic makeup. More people live in Richmond Hill who were born outside of Canada than who were born in Canada. (85,300 were born outside of Canada; 76,400 were born in Canada.) The largest group are those born in Eastern Asia (mainly from Hong Kong and China), which accounts for approximately a third of all immigrants. Immigrants from West Central Asia and the Middle East represent 18% of immigrants. Immigrants from Eastern Europe account for 13% of all immigrants and those from Southern Europe account for 9% of immigrants (60% of them are from Italy). Immigrants from Southern Asia account for 6% of immigrants and those from Southeast Asia account for 5%. Inially many immigrants rent unl they become more acclimazed to their new country. However, over me, immigrants usually own at a higher rate than Canadianborn. Immigrants also usually live in larger, oen extended families. Somemes, these living condions can prove to be problemac especially when an older person or a younger person has fewer opons for living in the broader community. A recent study conducted by York University has idenfied that there is a serious housing problem among some immigrants in York Region, many of whom pay too high a proporon of their income on housing or are economically forced to connue to live in a family situaon they would prefer to leave % 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% Richmond Hill York Ontario Source: Stascs Canada, 2006 Census. 4.0 Demographic &Housing Profile 48

53 Households Past Trends The number of households in Richmond Hill has also grown substanally from 15,070 households in 1986 to 51,000 in 2006 and has more than tripled over the past twenty year period. Between 1986 and 1996, the number of households in Richmond Hill has increased by 238%- second only to Vaughan at 296%. During this same period, Richmond Hill has accounted for 21.1% of household growth in York Region, Markham has accounted for 25.7% and Vaughan 30.5%. (Refer to Table A4 in Appendix C). Projected Household Growth The number of households in Richmond Hill is projected to grow from 51,000 in 2006 to 81,400 in 2031 represenng an increase of 60%. Most of the household growth will take place in the 20-year period, Over me, Richmond Hill s share of York Region s growth is projected to decline from 19% at the beginning of the projecon period to 4% at the end of the projecons period ( ) (see Table A-5 in Appendix C). Over the projecon period, the number of households in Richmond Hill will grow by 30,400 households represenng 13% of all household growth in York Region between 2006 and 2031 It is ancipated that over the period, , 14,700 addional dwelling units will be provided in Richmond Hill through residenal intensificaon, that is, development within the built up area of local municipalies. 90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000 10, ,000 Projected Number of Households in Richmond Hill, ,600 69,200 75,700 79,600 81, Source: Commissioner of Planning and Development, York Region 2031 Populaon and Employment Forecasts, Prepared for the Planning and Development, January 7, Demographic &Housing Profile

54 Household Size Richmond Hill s household size composion is very similar to that of York Region but quite different when compared to Ontario as a whole. For example, just over a third (36.7%) of Richmond Hill s households are one and twoperson households compared to Ontario where 56.1% are one and two-person households. (Refer to Table A6 in the Appendix C.) In Richmond Hill households with 3 and 4 persons represent just under half (47.2%) of total households compared to 33.4% for Ontario as a whole. In Richmond Hill 16.1% of households have 5+ persons compared to 10.5% in Ontario as a whole. This difference in the composion of household sizes in Richmond Hill and Ontario is reflected by the fact that the average household size in Richmond Hill in 2006 was 3.2 persons per household (PPH) compared to 2.6 PPH in Ontario as a whole (see Table A-7 in Appendix C). The main reasons for these differences are that outer suburban areas like Richmond Hill tend to aract families and in Richmond Hill s case, the Town is also aracng a high share of immigrants who oen live in extended families. It will be necessary to keep these larger, oen extended, households in mind when providing housing for Richmond Hill. Household Type Richmond Hill, like the Region of York, as a whole is predominantly a community oriented to families with children. Just under half (46.5%) of Richmond Hill s households are couples with children and 8.3% are lone parent families. Thus, in total, at least 54.8% of all households have children in them. By contrast, in Ontario 41.5% are families with children. There are also a significant number of mul-family households (included with the other family household category) who represent 12.7% of all households in Richmond Hill compared to 7% in Ontario. The higher proporon of larger families represents the larger household sizes of immigrant families who oen live in extended families. (Refer to Table A8 in the Appendix C.) Just under a fih (17.1%) of Richmond Hill s households are childless couples compared to 23.8% in the Province as a whole. Non-family households, mostly one person- households, make up 15.4% of all households in Richmond Hill. Nonfamily households in Ontario as a whole account for over a quarter of all households 27.5% - and are mostly single person households. 4.0 Demographic &Housing Profile 50

55 Age of Household Maintainer (Head of Household) As with the populaon, there is a high concentraon of households where the household maintainer or household head is between 35 to 54 years of age. Over the next five-year period, as the year age group move into the year age group, there will be an increased demand for housing suitable to an acve but older populaon. Over the next decade and the next fieen years, those in the and those in the year age groups will age creang increased demand for housing for older adults. There will also be an increase in households headed by persons 75 and over who have a higher likelihood of renng compared to other age groups, although they may also look for a condominium apartment or townhouse. While many older households headed by someone who is 75 years of age and older, may wish to connue to live independently in their own home, others will need some type of supporve living environment. Richmond Hill Households by Age of Household Maintainer, ,000 14,000 14,110 14,195 12,000 10,000 8,770 8,000 6,000 4,000 2, ,680 4,655 3,130 0 Under 25 years 25 to to to to to years + Source: Stascs Canada Census. Catalogue Number XCB Demographic &Housing Profile

56 Household Income Richmond Hill is a relavely affluent community in which half of the households have incomes above $78,980 and the average household income is $97,580. York Region as a whole has a slightly higher income with a median household income of $81,930 and an average household income of $103,420. Both Richmond Hill and York Region have significantly higher incomes that are found in the Toronto CMA and in Ontario as a whole. Close to 40% (38%) of Richmond Hill households have annual incomes of $100,000 and over compared to 24% in Ontario. Table 3: Household Income Distribuon, Richmond Hill and Ontario, 2006 Richmond Hill Ontario # % % Under $10,000 2, % 4.4% $10,000 to $19,999 2, % 8.8% $20,000 to $29,999 3, % 9.0% $30,000 to $39,999 3, % 9.8% $40,000 to $49,999 3, % 9.2% $50,000 to $59,999 3, % 8.5% $60,000 to $69,999 3, % 7.8% $70,000 to $79,999 3, % 7.1% $80,000 to $89,999 3, % 6.2% $90,000 to $99,999 2, % 5.2% $100,000 and over 19, % 24.0% Total 50, % 100.0% Median household income $78,976 Average household income $97,577 Source: Stascs Canada Average and Median Incomes, Richmond Hill, York Region, Toronto CMA and Ontario, 2006 $120,000 $100,000 $78,980 $80,000 $60,000 $81,930 $64,130 $60,460 Median Average $40,000 $20,000 $0 Richmond Hill York Region Toronto CMA Ontario Source: Stascs Canada Census. Catalogue Number XCB Demographic &Housing Profile 52

57 4.2 Housing Supply and Demand Exisng Stock Based on the 2006 Census, single detached and semi detached dwellings accounted for 67.8% of housing units in Richmond Hill below the 73.9% share in the Region of York. Townhouses accounted for 13.8% of dwellings in Richmond Hill above the 10.5% in York Region as a whole. Apartments in Richmond Hill accounted for 18.4% - well above the share in York Region where apartments account for 15.6%. Many of the older rental high rise apartments were built in the 1960 s and 1970 s a period of high levels of apartment construcon across Ontario. High rise apartments represented 13% of Richmond Hill s housing stock but represent 69% of all apartments in Richmond Hill. High rise apartments represent 13% of Richmond Hill s housing stock but represent 69% of all apartments. Table 4(a): Distribuon of Dwelling Type, Richmond Hill and York Region Richmond Hill York Region Dwelling Type # % # % Single Detached 32, % 188, % Semi-Detached 2, % 15, % Row Housing 7, % 28, % Duplex 1, % 14, % Apartment -5+ stories 6, % 19, % Apartment <5 stories 1, % 9, % Apartments Total 9, % 43, % Total 50, % 275, % Based on the 2006 census and recent compleons of housing in Richmond Hill and York Region since the census, we are able to provide a summary of the current housing stock by housing type. Refer to Table 4(b). In Richmond Hill, between 2006 and 2008, there has been a slight increase in the share of housing that row housing represents as well as a slight increase in the share of housing that are apartments. There has been a corresponding decrease in single detached units down to 62.9% in Similar changes occurred in the housing stock for York Region as a whole. Table 4(b): Distribuon of Dwelling Type, Richmond Hill and York Region Richmond Hill York Region Dwelling Type # % # % Single Detached 34, % 201, % Semi-Detached 2, % 17, % Row Housing 7, % 32, % Apartments 10, % 47, % Total 54, % 300, % Source: CMHC s Housing Now publicaons for the Greater Toronto Area 2008, plus data provided on housing compleons. Source: Stascs Canada Census. Catalogue Number XCB Demographic &Housing Profile

58 Housing by Tenure Richmond Hill is primarily a city of homeowners with 86.3% of households owning their own homes and 13.7% who rent their homes. A similar paern is found across York Region although overall York Region has a higher proporon of its residents who are owners. Across the Toronto CMA by comparison, tenants represent almost a third and owners represent approximately two thirds of residents. As has been observed across Ontario and Canada, ownership levels have been increasing. For example in Richmond Hill in 1996, 76.5% of households were owners. This level rose to 83.5% in 2001 and to the current level of 86.3%. The increasing level of ownership is due to a number of factors such as low mortgage rates combined with strong employment for all groups, including younger ages. The increasing ownership levels also reflect the growing opons for both older and younger households both of whom may look to condominiums as an alternave to renng. A number of recent reports indicate that younger adults are now more likely to live with their parents and to move directly into ownership especially more affordable condominium ownership. For example, Stascs Canada, recently noted that over the last two decades, one of the trends for young adults has been their growing tendency to remain in, or return to, the parental home. The study also noted the Toronto CMA had the highest proporon of young adults who lived in their parents home in nearly 6 in 10 (57.9%) young adults aged 20 to 29 lived with their parents in Toronto, well above the naonal average (43.5%). 2 The low level of residents renng their accommodaon combined with the low vacancy rate in Richmond Hill and the fact that a high proporon (56%) of apartments in high rises are condominiums indicates that there is a high level of need for rental housing in Richmond Hill. Most ground-related housing (single detached and semi-detached dwellings are owned. While most town houses are owned, a small proporon (15.6%) are rented. Duplexes are split between ownership (58%) and rental units (42%). The largest share (56%) of high rise apartments are owned (i.e., in condominium tenure) and 44% are rented. The majority of low rise apartment buildings are rented (84%) and only a small share are owned (16%). (Refer to Table A9 in Appendix C.) 100.0% 90.0% 80.0% 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% Percentage of Dwellings, Owned and Rented, Richmond Hill, York Region and Tornoto CMA, % 88.3% Owned Source: 2006 Census 67.6% 13.7% 11.7% Rented 32.4% Richmond Hill York Region Toronto CMA These changes in household paerns among younger adults reflects both economic realies (that is the high cost of renng) but also changes in cultural values as young people stay at home so they can increase their disposable income as well as save for a future ownership dwelling. At this parcular point in me, however, we will probably see an increased demand for rental housing as more households will hold back in terms of buying their own home unl the economic climate improves. 4.0 Demographic &Housing Profile 54

59 Social Housing In addion to the private dwellings in Richmond Hill, there are 2,049 social housing units of which 1,562 are non-profit housing units in twelve different projects and 487 units in six public housing developments Demographic &Housing Profile

60 Tenure by Age of Household Maintainer Generally, renters tend to be younger and older as is shown on the opposite graphs which idenfy the proporon of household maintainers (household heads) of each age group are owners and renters. In the GTA, 80% of household maintainers under 25 years of age and just over a half of those who are between 25 and 34 years of age rent. Ownership levels peak for households in the 55 to 64 year olds (oen characterized as the empty nesters). Rental levels increase with age especially for those who are 75 years and older of whom approximately a third rent in the Toronto CMA. However, the situaon is quite different in Richmond Hill. Almost half of those households where the household maintainers are under twenty-five years of age own and generally only a small proporon of each age group rent. However, about a fih of those 75 years and older rent which is more in line with the Toronto CMA figures. These differences can be aributed to the lack of sufficient rental housing in Richmond Hill. Proportion of Households Who Own and Rent, By Age of Household Maintainer, Toronto CMA, % 80.0% 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% Under to 34 years 35 to 44 years 45 to 54 years 55 to 64 years 65 to 74 years 75 years + Rented 79.9% 51.3% 33.3% 26.5% 22.9% 24.1% 29.4% Owned 20.1% 48.7% 66.7% 73.5% 77.1% 75.9% 70.6% Rented Owned Source: Stascs Canada Census. Catalogue Number XCB Proportion of Households Who Own and Rent, by Age of Household Maintainer, Richmond Hill, % 90.0% 80.0% 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% Under to to to to to years + Owners 51.3% 81.7% 89.2% 90.4% 91.9% 89.6% 79.9% Renters 48.7% 18.3% 10.8% 9.6% 8.1% 10.4% 20.1% Owners Renters Source: Stascs Canada Census. Catalogue Number XCB Demographic &Housing Profile 56

61 Rental Market Condions Vacancy rates in private apartment buildings in the area that includes Richmond Hill are among the lowest in the Greater Toronto Area. In 2008, the vacancy rate for all apartment buildings with 3+ units in Richmond Hill, Vaughan and King Township was 1.2%. This compares to a vacancy rate of 1.5% in York Region as a whole in 2008 and 2.0% for the Toronto CMA. Vacancy rates are ght across all apartments by bedroom count. These vacancy rates are well below the level that is considered to represent a healthy rental market that provides sufficient choice to tenants. A tenant at the 60th percenle with a household income of $49,700 could afford to rent any apartment in Richmond Hill by bedroom count. Under the PPS, municipalies are recommended to use the household income distribuon in the regional housing market, that is, in York Region. Using York Region s incomes for tenant households, affordable housing at the 60th income percenle ($49,700) would be $1,240), at the 50th income percenle ($40,700), affordable rents would be $1,020. For the 30th percenle ($25,800) affordable rent would be $650. This demonstrates that those with incomes at or below the 30th income percenle have a serious housing affordability problem. Table 5. Vacancy Rate in Private Apartment Buildings with 3 Units, Richmond Hill, Vaughan and King Bachelor 1 Bedroom 2 Bedroom 3+ Bedrooms Total 2002 ** ** ** ** Source: CMHC Rental Market Reports, Greater Toronto Area Table 6: Rents in Richmond Hill, Vaughan and King Bach 1bd 2bd 3bd+ Total 2002 ** $862 $1,008 ** $ $835 $943 ** $ $785 $899 $1,069 N/A 2005 $782 $884 $1,054 ** $ $793 $915 $1,101 $1,328 $1, $792 $909 $1,094 $1,368 $1, $807 $929 $1,134 $1,359 $1,058 York Region - $750 $902 $1,068 $1,242 $1,008 Source: CMHC Rental Market Reports, Greater Toronto Area. Rents in Richmond Hill are relavely high for tenants. For example, a tenant household in Richmond Hill with an income of $24,190 (the 30th income percenle for tenants in Richmond Hill in 2008), for whom $600 rent would be affordable, would have to pay more than 30% of their income on housing just to rent a bachelor unit. A tenant household at the 40th income percenle with an income of $31,400 income could afford a rent of $780 and could only afford a bachelor apartment. A household at the median income for tenants in Richmond Hill of $39,700 could afford a rent level of $990 which would cover rents in one bedroom units but would have to spend more than 30% of the household income to afford a two-bedroom apartment Demographic &Housing Profile

62 House Prices: Resale Market Most housing that is purchased is from the exisng housing stock. For example, in 2008, there were 3,296 sales in Richmond Hill compared to producon of 893 new housing units completed in the Town as reported in the January, 2009 issue of CMHC s Housing Now: Greater Toronto Region. Home prices have been appreciang rapidly in Richmond Hill over the past five year, growing from $374,120 in 2004 to $448,180 in This change in the cost of resale housing represents an increase of $74,000 or 20% in five years - much higher than the rate of inflaon of just over 8%. However, between December, 2007 and December, 2008, the price of a single detached dwelling fell from $587,810 to $480,950 - represenng a decline of 18.2%. Over the same period, the price of a resale semi fell from $378,730 to $353,000 represenng a decline of 6.8%. Townhouses actually appreciated 1.3% in value rising from $364,520 in December 2007 to $369,280 in December Apartment condos declined by 5.8%, from $228,640 to $215,350. Overall house prices declined 15% between December, 2007 and December, 2008, from $ 446,340 to $378,810. However, the average resale house price actually rose slightly from the January 2008 price of $425,082 to $426,919 In January, 2009 a level that was above the December 2008 figure. For a more detailed breakdown of resale prices in Richmond Hill from 2004 to 2008, refer to Tables A10, A11 and A12 in Appendix C. Average Resale Prices for Different Housing Types, Richmond Hill, $460,000 $448,180 $435,490 $440,000 $418,720 $420,000 $403,020 $400,000 $380,000 $360,000 $340,000 $320,000 $374, Source: Toronto Real Estate Board, Market Watch, September, , , , , , ,000 Resale House Price, Richmond Hill, September, 2008 $554,550 $356,710 $372,090 $224,850 - Single Detached Semi Detached Rows (Freehold) Condo Apts Source: Toronto Real Estate Board, Market Watch, September, Demographic &Housing Profile 58

63 Ownership Housing Affordability The average resale house price of $448,180 is well above that which households at the 60th income household in Richmond Hill with an annual income of $102,100 could afford ($335,200) as well as well above the level that the median income household could afford ($276,200). The average price of $554,500 for a single detached dwelling in September, 2008 was well above that which households at the 60th income household with an annual income of $102,100 could afford and is well above the level that the median income household in Richmond Hill ($84,116) could afford ($276,200). (Note: September 2008 figures were used because December prices dropped but then prices rose again in January, 2009 to the September, 2008 figures.) Semi detached and townhouses were the closest to being affordable to the 60th percenle income. The average resale price for a semi detached unit was $356,710 and the average resale price for a freehold townhouse was $372,909 both closer to the $335,200 price considered affordable to the 60th income percenle in Richmond Hill. Condominium apartments were the most affordable housing available in Richmond Hill with the average price being $224,850 a figure that is affordable to households at the 40th income percenle, that is with households incomes of $67,600 and up. If the Regional income distribuon were used, then affordable house prices would have to be affordable to household incomes of $103, 600 (the 60th percenle) and below and priced at $340,100 and below. New Housing Producon The following charts summarize trends in residenal development in recent years. A detailed table showing housing producon since 1990 is included in Appendix C. (Table A12 and A13) Over the past decade, single detached dwellings accounted for 59% of all compleons in the Town of Richmond Hill lower than the Regional figure of 61%. Semi detached housing account for 7% of housing development over this me period so that a total of 66% of all housing compleons in the last decade were low density. In the Region of York, single detached accounted for 61% of all compleons and semis accounted for 12% of housing over the past decade with 73% of all housing being low density. Town houses are popular in Richmond Hill and represent 22% of all compleons in the past decade, the majority being freehold. In the Region, 18% of housing produced were town houses. 22% Housing Completions by Type, Richmond Hill, % ` 7% 59% Single Detached Semi Detached Row Housing Apartments Source: CMHC, Ontario Market Analysis Centre and Lapointe Consulng Demographic &Housing Profile

64 Apartment units accounted for 12% of all compleons in the last decade in Richmond Hill compared to 9% in the Region as a whole. The majority (85%) of housing developed between 1999 and 2008 in Richmond Hill is in the freehold category, slightly being below the 88% figure in the Region as a whole. Over the last decade, 15% of units developed in Richmond Hill were condominiums primarily in the form of apartment units. There has been virtually no rental housing produced in Richmond Hill since On the other hand, during this same period, there have been 230 rental apartments built in York Region over the past three years, sll represenng a small share of all residenal compleons. Housing Completions by Type, York Region, % 19% Single Detached 12% 61% Semi Detached Row Housing Apartments Source: CMHC, Ontario Market Analysis Centre and Lapointe Consulng 4.0 Demographic &Housing Profile 60

65 4.3 Analysis of Affordable Housing This review of housing condions in Richmond Hill has idenfied several issues that need to be addressed. Shortage of Affordable Rental Housing The first major issue is that there are insufficient rental units in Richmond Hill resulng in ght vacancy rates and high rents. This lack of rental housing means that young people living in Richmond Hill have to stay at home longer or move out of their community to find affordable housing. People employed in lower paying service sector jobs have difficulty finding a place to live in Richmond Hill and therefore, look elsewhere to live and end up having a long commute me. The lack of affordable rental housing is also problemac for recent immigrants who usually rent when they first come to Canada. Because of the high rents, many are forced to double up so they can afford rents. Others may become hidden homeless as they move around from relave to relave or live with friends. Many older immigrants as well as younger immigrants are forced to stay with their families and this may cause fricon if they prefer to be on their own. New Rental Housing and Government Support for Affordable Rental Housing While some developers have become interested in developing luxury rental housing, in order to build more affordable rental housing in the future, there is a need for financial assistance from the provincial and federal government to create rental housing. As well, the local municipal and regional governments have a role to play in the development of affordable rental housing. The waiving of development charges and other fees, providing municipal or regional land at a reduced price, seng up revolving loan funds and exploring the use of inclusionary zoning are some of the ways municipalies can assist in supporng opons for new affordable rental housing Demographic &Housing Profile

66 Affordable Housing For Those Who Work in Richmond Hill A 2004 York Region Report on Housing and Our Economy, noted that high housing costs were a problem for many working in manufacturing and processing as well as those in medium income occupaons and that many had chosen long commutes to find affordable housing. The report noted that many employers were having problems aracng and retaining employees in large part because of high housing costs. There was concern expressed that firms that couldn t aract skilled workers locally might choose to relocate. Need for More Affordable Ownership Housing The average house price of $448,180 for 2008 in Richmond Hill is well above that which households in Richmond Hill at the 60th income percenle with an annual income of $102,100 could afford ($335,200) as well as above the level that the median income household could afford ($276,200). The December average house price was $378,813 and this may indicate that the market will result in more affordable house prices in the short term due to the current economic climate. As was noted earlier, the average resale price in Richmond Hill rebounded in January, 2009 to $426,919. There is a need to provide more affordable housing opons such as more modest townhouses and apartment condominiums. Under the Provincial definion of affordable housing which uses the Regional Market area,york Region, a dwelling is affordable to the median household income of $87,000 if it is priced at $285,600 and at the 60th income percenle (annual household income of $103,600), it would need to be priced at $340,100. In addion to the connecon between housing and economic development, there are other reasons why affordable ownership is important. Younger households cannot afford the high prices for low density and medium density housing in Richmond Hill; however, if there were more modest townhouse developments or more apartment condominiums, these could provide an entry point for younger households into the housing market. 4.0 Demographic &Housing Profile 62

67 More Housing Opons for Older Adults Also, as the populaon ages, there will be a need for more modest cost housing as empty nesters downsize and seek to keep their housing costs down as their incomes decline. Older adults will be seeking a range of housing opons, including smaller groundrelated housing with lower maintenance and high-rise condominiums with security and amenies. Some older adults may choose to rent and thereby, so they have easier access to their capital. While the majority of older adults may live independently, some may need to live in a housing environment where they can combine their living quarters with access to services as required. One example of this is a life-lease residenal community which allows an owner the same benefits of owning a condominium or house, but is an age-specific development with private quarters, communal facilies, and services catering to an aging populaon. Some seniors who are living alone may be interested in the Abbeyfield concept whereby seniors live together in a large house and pay someone to be the housekeeper and to cook meals. Secondary Suites Secondary or accessory apartments offer a quick way of providing more affordable rental housing. The Town could provide workshops on financing and the planning and zoning steps required to create accessory apartments. Under an amendment to the Planning Act through Bill 51, a municipality can designate areas where second residenal units (also called accessory apartments) are permied. There would be no right to appeal the designaon to the Ontario Municipal Board. In 1994, the NDP amended the Planning Act to limit the authority of municipalies to prohibit second units. Amendments were subsequently introduced in 1996 by the Conservaves which restored municipal authority to determine where new second suites are to be permied and what standards apply. Second suites brought in under the NDP legislaon have been grandfathered in Demographic &Housing Profile

68 Public Educaon There may be a need to conduct public educaon around the importance of affordable ownership and rental housing in Richmond Hill and why such housing will make the Town a beer place. There is a sgma around the term affordable housing which may need to be overcome in part through this study process. (Footnotes) 1 Immigrants and Homelessness At Risk in Canada s Outer Suburbs, Dra report prepared by Valerie Preston, York University, Robert Murdie, York University, Jane Wedlock, York Region Alliance to End Homelessness, et al. 2 Stascs Canada, The Daily, September 12, From The Richmond Hill Socio-Economic Study, was conducted by SHS Consulng in associaon with the Centre for Spaal Economics, December 2008, page To esmate the average price for Richmond Hill, it was necessary to add the sales for three districts in the Real Estate Board and use a weighted average to calculate the average price for Richmond Hill. 5 We were advised by the Toronto Real Estate Board that they couldn t provide us with more detail analysis. 4.0 Demographic &Housing Profile 64

69 chapter 5 Discussion Discussion

70 5.0 Discussion Achieving the intensificaon targets established by the Province and refined by the Region will require a fundamental shi in development paerns away from single detached housing, dispersed single storey commercial buildings and extensive surface parking lots towards more mul-unit residenal buildings, flexible housing, concentrated mul storey office buildings, mixed - use developments and alternave parking arrangements. This is beginning to happen now in Richmond Hill, but addional intensificaon is necessary taking into account what is considered to appropriate types of intensificaon, i.e. a variety of building typologies that embrace a human scale and reflect current innovaons in building design. It will also require a commitment to improving the quality and frequency of transit services and a corresponding commitment from the Province to fund transit infrastructure. The key will be to provide for livable, aracve and vibrant communies that respond to people s needs. Accommodang higher density that can sustain a greater provision of transit may also result in a broader range of housing forms that can influence affordability compared with what currently exists in the Town. Likewise, reducing reliance on the automobile involves the creaon of welldesigned streets as places for people to gather and to walk or cycle to services and amenies. A review of the local policy context and exisng condions has revealed a number of key issues that will need to be addressed to establish an approach to intensifying Richmond Hill: 5.1Allocating Density York Region s framework for allocang density projecons established by the Province translates into significant intensificaon being allocated to the Richmond Hill/ Langstaff Gateway Regional Centre. The Province has idenfied a minimum target of 200 people and jobs per hectare to be directed for this area. It also includes parcels in close proximity to regional corridors such as Yonge Street and Highway 7 which are to carry an overall density of 2.5 floor space index (FSI-the total floor area in a building equals two and a half mes the area of the lot on which the building is located). The Downtown, as a local centre, is another locaon for some intensificaon. Both of these areas are being reviewed in separate studies. Other potenal places for varying forms of intensificaon could include the following: Other potenal local centres or commercial centres; Vacant or underulized sites along Yonge Street, Highway 7, Bathurst Street, Elgin Mills Road, and Major Mackenzie Drive; Infill areas within exisng development and currently planned subdivisions; and Secondary suites in exisng single unit buildings. Physical challenges The Town has a number of characteriscs that will constrain where and what type of intensificaon can take place: Approximately half of the Town is within the provincial Greenbelt Plan, the majority of it is within the Oak Ridges Moraine, where development is restricted to idenfied Selement Areas. Growth and development will need to be implemented in a way that respects this precious natural resource and celebrates its uniqueness. 5.0 Discussion 66

71 Exisng infrastructure capacity, especially in older neighbourhoods may not be able to manage significant increased growth without upgrades. In addion, the Town currently has servicing constraints which will be not be fully addressed unl Constrained site access, limited community services, exisng adjacent uses, and uncertain market response may provide complexity for certain sites to redevelop in the near future. High water table issues in some porons of the Town may limit underground parking thereby requiring creave soluons to addressing parking for higher density development. The exploraon of both where intensificaon should occur, but also how much density should be aributed to various sites will form an important aspect of the intensificaon analysis. This analysis will be based on appropriate criteria for determining the capacity of sites to accommodate various densies. 5.2 Creating Vibrant and Healthy Neighbourhoods Previous aempts at urban planning, parcularly since the end of the Second World War, have led to the segregaon of land uses typically residenal, retail and office uses - and have resulted in communies that rely heavily on the automobile to access basic needs for daily living. These characteriscs can be most readily seen in post-war residenal subdivisions which are comprised of single family homes on larger lots, but is also evident along arterial roads that are burdened with one-storey strip commercial land uses. Incorporang a mix of land uses (e.g. recreaon, housing, employment, services, shopping) within a neighbourhood combined with well connected streets and small blocks can influence people s decision to walk or bike and reduce the number and distance of vehicle trips. Planning communies to encourage people to get out of their cars and onto the sidewalk may be a key means of addressing health issues such as rising obesity levels; it can also assist with improving local air quality and reducing greenhouse gas emissions. Lakewood, Colorado: Belmar redevelopment project of suburban mall, creang a walkable mixed-use community with shopping, recreaon and housing, all serviced by transit Discussion

72 5.3 Good Urban Design Planning for mixed use communies also means recognizing that some forms of employment and workplaces are well-suited to integraon within neighbourhoods to achieve a beer live-work balance. There is a need to idenfy those employment uses that can be assimilated with residenal and commercial uses, and other employment uses which are beer reserved for exclusive Employment Areas. Achieving the type of development that will support effecve transit service is also an important dimension of thinking about intensificaon and health communies. At low densies transit services, if they are available, operate with very low ridership levels and at low frequencies. They require high subsidies to operate. Both service frequency and ridership levels are ed to the number of people that live and/or work within easy access to transit stops the lower the densies the less effecve is transit. Studies have shown that even standard bus operaons with 15 minute headway require at least 37 units per hectare along the route, while rail based rapid transit requires higher densies over a wider area with high concentraons within a 10 minute walking radius of the staon. Good urban form is composed of many building types with a range in both size and character of public spaces. New development should respect the local context and contribute in a posive way. There are numerous ways to configure the same density on a site, with a wide range of building types and height towers, townhouses, single-family detached and so on. Creang human places that assist in meeng intensificaon targets will add to a sense of place that is specific to and appropriate for Richmond Hill. Redevelopment within exisng built up areas must include consideraon of the following: Encourage development that embraces a diversity of built form, character and scale, Provide appropriate transions to and minimize environmental impacts on adjacent stable residenal neighbourhoods. Consider the impacts of new development on light, sky views, and privacy. Promote development that contributes and provides benefit to the exisng community. Development that contributes to the creaon of a high quality public realm, and encourages a strong and green pedestrian environment. Designing buildings that create a good relaonship to the sidewalk and the street and create great and interesng places for walking. Oakville GO Staon: showing proximity of condominium development to transit node One of the main objecves of this Study is to explore where a mix of uses is suitable and what blend of land uses and densies are appropriate in different areas in the Town. This study will address numerous urban design factors when considering appropriate built form for the various potenal intensificaon areas, such as site context, edge condions, heritage architecture, height, scale, building massing, landmarks, views, gateways, setbacks, stepbacks and transion areas. Further, the study will develop built form typological studies and define the range of potenal opons for intensifying different sites. Equally important to built form is how buildings relate to the street and other open spaces. This relaonship is 5.0 Discussion 68