MEETING #1: Gateway Project Design Guidelines Task Force - November 10, 2020
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MEETING #1:
Gateway Project
Design Guidelines
Task Force
November 10, 2020
1
Land Acknowledgement
2
Why are we here
today?
3
Gateway Project Timeline
Q4 2020
• Property due diligence
• Community engagement – project design guideline task force, procurement
evaluation team
• Stage 1 prequalify design builders (REOI)
• Planning Open House and Public meeting
Q1 2021
• Stage 2 request for proposals (RFP)
• Community engagement – design and cost proposal submissions
Q3 2021
• Municipal planning approvals
Plan Construction Occupancy
2020-2021 2022 - 2023 2023
4
Introductions
Task Force
Task Force Facilitation Team
BMAHC Team • Nadia Galati, PROCESS
• Sharon McCormick, Executive Director • Sara Udow, PROCESS
• Olwen Bennett, New Commons • Blair Kern, PROCESS
Development
Invited Guest
• Trevor Houghton, Town Mgr Community
The Town of the Blue Mountains Planning
• Shawn Everitt, CAO
Meeting Secretary
• Sarah Merrifield
Public Members
• Steve Diamond, Bay St E area
• Jim Torrance, BM Ratepayers Assoc Task Force Advisory Participants
• Garth Armour, Arthur/Wellington/Louisa St E • Lyn Logan, Town’s Communication Committee
area • Kim Harris, Town’s Sustainability Committee
• Tovah Socha, Prospective Tenant • Steve Simon, Town’s Economic Development
• Steve Simon, Chamber of Commerce Advisory Committee
• Barry Tatchell, Climate Action Now Network • Melri Wright, Beaver Valley Outreach
• Stacy Manning, Blue Mountain Village Assoc • Anne Marie Shaw, Grey County
5
Task Force Mandate
• Assist BMAHC to develop design guidelines to be included in the
Gateway Project RFP and form part of the selection of a design builder.
• TO NOTE: Official Plan and Zoning Bylaw Amendments (may permit a height of up to
five stories) decided by Council. This is not determined in the Design Guidelines.
• Each Task Force members to report back and consult their respective
groups and organizations to help advise the development of the
Gateway Project’s Design Guidelines.
• It is expected that this Task Force will deliver Project Design Guidelines
by November 30th 2020.
6
Introductions
Task Force members, please let us know:
● Your name
● What organization and/or interests you represent within the community
or residential areas in proximity to the Gateway site so others have a
sense of who is on the Task Force.
● What connects you to the Gateway site (e.g., resident, business owner,
prospective tenant, etc.)
7
Meeting Objectives
• Welcome Task Force members and explain role.
• Share information and answer your questions about the
Gateway Project
• Set the stage for working together to develop Gateway
Project Design Guidelines
8
Community Agreements
● We are all learners and teachers
● We will see disagreements as generative opportunities
● We will all work to create a welcoming environment for
everyone to contribute
● We will work together towards consensus
9
Agenda
7:00 pm Welcome
7:05 pm Introductions
7:20 pm Attainable Housing
7:40 pm Planning for Housing
8:00 pm The Gateway Project
8:35 pm Comments and Questions
9:00 pm Next Steps
10Housekeeping / Zoom 101
11Executive Director,
BMAHC
Sharon
McCormick
12Housing spectrum
13Housing Affordability Gap in The
Blue Mountains
House Prices Outpacing Wages
1000000
900000
800000
700000
600000
500000
400000
300000
200000
100000
0
2001 2011 2016 2020
Median Income Avg Price Home
1423% of all households 42% of all
(761) in TBM spend households in
30% or more of their TBM who rent
income on housing (205) spend 30%
Housing or more of their
income on
Affordability The global pandemic
has seen real estate
housing
Gap prices increase, Very limited
household income purpose built
Having a range of housing drop & unemployment rental due to
options for every jump from 4% to 8% more profitable
household income level is a short term
key contributor to a healthy Workers not able to accommodation
market
community. live in town create
instability in the
Households paying more workforce and do not 150 jobs go
than 30% of income on
contribute socially and unfilled at any
housing is considered
economically to the given time in
unaffordable.
community the tourism
sector in TBM
15For people who work in
The Blue Mountains or
Who is in have retired from active
Attainable Housing
Program Eligibility
Need of employment and chose
to live in The Blue
Criteria:
• Working household
Attainable Mountains.
income between
Housing It provides quality
$40,000 - $100,000
per year
in housing that is affordable • Must live in the unit
and available for rent or as their sole and
The Blue purchase to eligible permanent
Mountains families or individuals
whose housing needs are
residence
not being met by the
private market.
Currently 71
people
registered
16Director of Housing,
Grey County
Anne Marie
Shaw
17Grey County Housing
DepartmentGrey County Housing
• Grey County Housing
997 units of housing
• Non Profit Housing
494 units of Housing
• 2011-12
60 affordable/attainable units
• Investment in Affordable Housing Homeownership Rent
Programs 2013-2016 Supplement
• 2017-2019 Ontario Renovates Secondary
56 affordable/attainable units Suites
• 2021 Rental Build
60
affordable/attainable/market
units
• Community Homelessness
Prevention Program
19Waitlist (Current Grey County Households)
Non-
Senior Senior Family Total
Chatsworth 1 5 0 6
Dundalk 1 9 0 10
Durham 3 20 6 29
Analysis Flesherton 2 6 0 8
Grey Hanover 20 21 5 46
Holstein 0 0 0 0
County Meaford 6 21 2 29
Waitlist Markdale 5 10 0 15
Neustadt 0 1 0 1
Owen Sound 127 149 61 337
Thornbury 6 4 0 10
Grey County 171 246 74 491
74 with no listed address 16 52 6
20• 15 one bedroom apartments, 11
affordable rent, 4 market rent
• Rents are $577/month utilities
included
• 595 square foot apartments
• Laundry on site, free parking
Durham
• First floor accessible
Build • One fully accessible unit
• Energy efficient (windows,
appliances, LED lighting, radiant
high efficiency heating with
boiler systemOdawa Heights
Beaver Valley
Outreach
Melri Wright
30People Struggling to Find Housing
• Local Families
• Who were renting and have lost housing
• New Families
• Who want to move here, but are unable to find or afford housing
• Employees
• Who work virtually or in the service industry
• Youth
• Who want to continue living here or come back here after post
secondary education, but are unable to find or afford housing
• Seniors
• Who are ageing out of their homes, but are still able to live
independently
31Middle Income Housing Can Help
• Communal Housing Options
• Families, seniors and youth
• Shared living places for non-family groups, extended
family living together
• Tiny Homes
• Communities of homes or individual homes
• Financial Support
• Partnerships with the Town, County and/or BVO
• Incentives for those who are not able to currently enter
the market
32Planning &
Development, Town of
The Blue Mountains
Trevor
Houghton
33Planning Act, R.S.O. 1990
The provincial legislation that sets out the ground rules for
land use planning in Ontario. It describes how land uses may
be controlled, and who may control them (MMAH website)
• Section 2 Matters of Provincial Interest
• Section 3 Provincial Policy Statement (PPS)
• Sections 17 & 21 Official Plans & Amendments
• Section 34 Zoning By-laws
• Section 41 Site Plan Control
34Section 2 Provincial Interest
Council in carrying out its responsibilities under the Act
shall have regard to matters of provincial interest.
The orderly development of safe and healthy communities
The adequate provision of a full range of housing, including
affordable housing
The adequate provision of employment opportunities
The promotion of built form that,
(i) is well-designed
(ii) encourages a sense of place
(iii) public spaces that are of safe, accessible, vibrant
35Section 3 Provincial Policy Statement
Council in exercising authority under the Act shall be
consistent with provincial policy.
More specific direction on to matters of provincial interest
A higher level of conformity standard (consistent vs. shall
have regard)
Land Use Compatibility (Section 1.2)
Employment (Section 1.3)
Housing (Section 1.4)
36Section 17 & 21 OPs and OPAs
An Official Plan shall contain,
Goals, objectives and policies established primarily to
manage and direct physical change and the effects on the
social, economic, built and natural environment of the
municipality
Policies and measures as are practicable to ensure the
adequate provision of affordable housing;
A description of the measures and procedures for informing
and obtaining the views of the public in respect of,
(i) Proposed amendments to the Official Plan
(ii) Proposed Zoning By-laws
37Section 34 Zoning By-laws
Zoning by-laws may be passed by the Council;
For prohibiting the use of land except for such purposes as
may be set out in the by-law
For prohibiting the erecting, locating or using of buildings or
structures
For regulating the type of construction and the height, bulk,
location, size, floor area, spacing, character and use of
buildings or structures
For requiring the owners of buildings to provide and maintain
loading or parking on land
38Section 41 Site Plan Control
“Development” means the construction, erection or placing of
one or more buildings or structures on land.
Drawings showing plan, elevation and cross-section views for
buildings to be erected
Massing, relationship of street, public realm, exterior design,
scale and appearance, landscaping elements, open spaces,
outdoor lighting, etc.
Technical matters of grading, stormwater management,
sanitary and water supply, traffic, etc.
Town’s Community Design Guidelines
39Community Improvement Plans
Town has started a new CIP and an updated CIP
The updated CIP is in the commercial core areas
CIP focus is on encouraging attainable housing
Public Meeting was held November 2
CIPs to be considered by Council soon
40Sustainability
Committee, Town of
The Blue Mountains
Kim Harris
41The Sustainability Committee:
We are the Stone in Your Shoe
• At present the Ontario • Buildings not built to be
construction industry is ZCBs (Zero Carbon
one of the biggest Buildings) will require
contributors to CO2 major investments in
emissions in Canada retrofits of mechanical
equipment, ventilation
systems and building
envelopes by 2050 to
meet Canada’s targets
42THE SUSTAINABLE PATH
• In 2010, the TOBM GOALS (page 50):
Sustainable Path was • Build strong
created neighbourhoods through
• more of a dream than a sustainable
manifesto or actual neighbourhood design
guidelines • Promote smart use of
• Since then the climate recycled and reused
crisis has worsened but materials within the built
green building techniques environment and provide
have improved vastly for new technologies in
waste management
43Town of the Blue Mountains Community Design
Guidelines (June 2012)
5. Sustainable Design (page 37)
Private Developments
Private developments are encouraged to pursue LEED
Certification. However it is understood, that in some
instances, the rigour and capital outlay required to meet
LEED may not be appropriate for all developments
This loophole needs to be plugged!
44Three pillars of sustainability
Social Sustainability
All residents are able to meet their basic needs; to enjoy social
connections and engagement; to live in environments that enable
them to thrive, not just survive
Environmental Sustainability
All buildings designed to be certified to the Passive House energy
performance standard, LEED Gold, and use low carbon fuel sources in
order to reduce GHG emissions as much as possible.
Economic Sustainability
Build affordable housing that is efficient and cost-effective and
ensures livability and durability over the life cycle of the development.
Use materials, finishes and technologies that are reliable and
environmentally sustainable.
45INSPIRATION!!!
BC Housing is the
GOLD standard
BC Housing Design and Construction
goals applicable to TOBM:
• pursue sustainable design and
construction practices that balance
environmental responsibility, the
well-being of users, and efficient
and economical use of resources
46SETTING THE BAR
SUSTAINABLE DESIGN GUIDELINES FOR
ATTAINABLE HOUSING
• The Gateway Project development should seek to
follow sustainable development practices.
• The project should maximize energy efficiency
and performance to reduce greenhouse gas
emissions and be resilient to the anticipated
effects of climate change.
47Economic Development
Advisory Committee,
Town of The Blue
Mountains
Steve Simon
4849
50
51
52
53
54
55
56
Executive Director,
BMAHC
Sharon
McCormick
57Gateway Site
Development
58Gateway Site
59Site Attributes
15 minute walk to Revitalization
The shops and restaurants
on Bruce Street
Gateway Demand for
Attainable Future transit route
purpose built
rental
Housing
Site Ease of access to Mixed market
transportation routes
Trees and active
walking trail nearby
60Development Manager,
New Commons
Development
Hadley Nelles
Olwen Bennett
61New Commons Development
• New Commons Development (NCD) is a non-profit real
estate development company focused on building and
preserving affordable housing
• NCD works across Canada with co-operatives, non-
profits, faith-based groups and municipalities to create
and renew Canada’s social purpose real estate
• The team brings highly skilled real estate and affordable
housing development expertise and capacity
62The Gateway Project
Goals for the Gateway Project:
• First development project to be completed by the Blue
Mountains Attainable Housing Corporation
• Provide high quality, attainable rental housing for moderate
income earners
• Commercial space on ground floor
• Environmental sustainability and efficiency
• Accessibility for individuals with disabilities
• Economically viable project
63Economic Viability of the Gateway
Project
Many factors impact Commercial & Residential
Rents
project viability
• Project cost
• Time / delays
Grant
• Commercial and Mortgage + Sources
residential rents
• Financing terms
• Affordable housing
programs Viable Project
64Tensions of an Attainable Housing
Project
Rents
• Attainable to people
making a moderate
Policy Objectives income in TBM
• Sustainability
• Accessibility
• Affordability
• Design / scale
Capital Costs
• Financial support
• Design elements
• Energy efficiency
• Accessibility
• Amenities
• Other features
65Opportunities for Alignment
Municipal Support*
• Development Charge (DC)
waivers
FCM Green Municipal Fund
• DC deferrals • Feasibility analysis funding to assess
• Planning fee waivers potential for different green building and
• Property tax deferral to
sustainability features
occupancy
• Gateway Project received grant funds
• Municipal loans through this program
* Not yet approved by Council
CMHC Rental Housing Programs
• Supports affordable and market rental housing
projects
• Affordability
• Accessibility
• Energy efficiency and greenhouse gas emissions
• Low-interest, long amortization loans, mortgage
insurance
• Grant funding available in some programs 66Example Project
• Building gross floor area: 50,000 sq. ft.
• Construction costs at $200 per square foot
• $10 million (baseline hard costs)
• LEED design can add approx. 10-20% to costs
$220-240 PSF = $11M - $12M
• Passive House design can add approx. 15% to costs
$230 PSF = $11.5M
• Accessibility features can add approx. $15,000 per unit or
more
• Feasibility analysis needed to determine cost-benefit of
different features
• Architectural design
• Cost estimate that breaks out costs of different features
67Design Guidelines
What are Design Guidelines?
• Sets of recommendations on how to apply design
principles to provide a positive user experience.
• Ideas that will guide the design process rather than
rules.
Developing design guidelines ensures important
stakeholders have a say in the design process.
68Recommendations for:
• General design considerations
Project • Private Space
• Accessibility
Design • Sustainability
Guideline
• Public Space
• Non-residential Space
Scope Outside of scope:
• Building features determined by the planning
and building departments in the development
approvals process
• Rent levels and unit size mix
• Non-residential space use
69Emerging Project Design Guidelines
• Included in reading materials ahead of this Task Force
meeting
• Informed by design guidelines for affordable housing in other
municipalities
• A starting point for discussion and work
• Living document – add, adapt, remove items as needed
• Next steps
• Comments on these draft guidelines will be collected in a
survey following this session
• Discussion on guidelines in next session
70Comments and
Questions
71Thank You + Next Steps
Wednesday November 11 – 16:
• Post-Task Force Meeting #1 Survey on Emerging Design Guidelines
(November 11-16)
• Task Force members to report back and consult their respective groups and
organizations to help advise the development of the Gateway Project’s
Design Guidelines.
Tuesday November 17:
• Task Force Meeting #2 (working meeting)
72Thank You + Next Steps
Wednesday November 11 – 16:
• Post-Task Force Meeting #1 Survey on Emerging Design Guidelines
(November 11-16)
• Task Force members to report back and consult their respective groups and
organizations to help advise the development of the Gateway Project’s
Design Guidelines.
Tuesday November 17:
• Task Force Meeting #2 (working meeting)
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