Vaughan councillors pursuing affordable housing plan after heated debate

‘We need to wake up'

Yorkregion.com
November 3, 2020
Dina Al-Shibeeb

A heated debate erupted on Thursday, Oct. 29 when Vaughan councillors were trying to determine whether to approve a proposal brought through a minister’s zoning order (MZO) to build a partly affordable housing project in what’s deemed a “dirty industrial” area near Highway 7.

The MZO is brought by Bracor Ltd. and Crinklewood Development Inc., for the area of land located on the north side of Highway 7 between Keele Street and Bowes Road, to build high-density mixed-use developments, with 10 per cent of its units being affordable housing.

The proposal is seen by these developers as a “strategic opportunity to achieve development and affordable housing along or in close proximity to an existing transit corridor,” in line with the province’s vision.

However, the proposal and its MZO have divided councillors between those who welcomed the project as a way to recuperate economic losses felt due to COVID-19 and fill in demand for more affordable homes, and others who deemed it unfair to other developers, as it’s bypassing the entirety of the development process -- which already needs further fine-tuning.

To accelerate development amid a population boom, especially in areas such as Vaughan, the Ford government had allowed developers to get MZOs by avoiding opposition appeals that include public input.

Before Vaughan councillors, headed by Tony Carella, decided to pursue a motion to bring a city-wide affordable housing plan to the table, with discussion slated to take place mid-January, a debate ensued on whether to approve the MZO.

Both Coun. Marilyn Iafrate and Mayor Maurizio Bevilacqua were ardent proponents of the project.

For Iafrate, she urged city staff to include a two-year period from the time of the MZO approval to start breaking ground on the project. Mayor Bevilacqua backed Iafrate in her desire to include a two-year clause in the MZO, and explained how countries around the world -- as well as Vaughan’s GDP -- have been severely impacted by COVID-19, and that approving such a project would help with the economic recovery.

Bevilacqua also reminded other councillors that previous projects such as the mega Vaughan Metropolitan Centre were merely “cement,” and that there won’t be future GO train stations if there is no intensification, especially along Highway 7, such as the desired Concord GO train station.

One of the earlier opponents of the MZO proposal was Councillor Sandra Racco, who is keen to bring about intensification in the area and the Concord GO train station at her ward. The station has currently been proposed, but the province needs further convincing to lend its support.

Racco, who described the MZO area as “dirty industrial,” said the request itself is “premature,” since a hefty amount of money has been spent on studies for this area that are still incomplete.

The councillor clarified that she is not against affordable housing at all, but cited “unfair” treatment since she had proposals for affordable housing in the area, but they had to go through the regular development process and without the expedited MZO.

“Without employment land conversions, we won’t get the Concord GO station, but even so, we need to approve (the project) properly,” Racco said.

Vaughan councillors voted on May 20 on 30 requests regarding whether to convert parcels of land into residential and mixed-use in a process described as “overwhelming.”

At the time, Racco approved three requests since they are “along a major transit corridor, the Viva Transit, and situated just east of the VMC subway and west of the proposed Concord GO station.”

Plan like VMC

The VMC, the new emerging downtown core, is set to transform Vaughan into a far more modern and cosmopolitan city.

During the debate, Racco praised the astute planning for the VMC where “we can give a picture of what we are going to see. We have no clue of what they are going to propose. They said 10 per cent affordable housing, but what else are they going to propose?”

Racco added, “It’s not about not supporting affordable housing or transit, but we have to plan and be fair.”

Echoing Regional Councillor Linda Jackson, who also criticized the unfair treatment with this MZO and how there ought to be a city-wide initiative to bring about affordable housing, Racco asserted that “affordable housing should be a strategy across the city.”

Meanwhile, Jackson said that York Region has already approved five land conversions, among which there is one project that had more than 10 per cent of its units designated as affordable housing.

Jackson explained that if councillors were to prioritize affordable housing, then it should be done “throughout the whole city of Vaughan” and “not just kick-start it for political means.”

Councillor Racco says there needs to be more "intelligent" planning despite the need for affordable housing, which should be part of a city-wide plan. (Screengrab from the e-meeting)

The turning point

Racco reminded her peers that Carella was proposing to discuss affordable housing in Q2 next year.

But the debate pushed Carella to step in and bring a whole new motion by expediting the discussion. So instead of Q2 2021, city staff will have to bring about a fully fledged report mid-January about affordable housing proposals and the information needed to unleash the plan.

The councillors were also calling for an earlier report in December, but the deputy city manager explained how the information in the list needs to be vetted since it will be public. But what has agreed upon is a brief report supplied by city staff in December before the big, verified report in January.

"My kids can’t afford to be here"

One of the highlights of the debate was Councillor Rosanna DeFrancesca’s emotional plea.

“My kids have to move out of the city because they can’t afford it to be here,” DeFrancesca said.

“I have been advocating for affordable housing for 10 years since I (was) been elected,” DeFrancesca said. “I can’t stress enough how much affordable housing is required and desperately needed in our city.”

She emphasized, “It should be part of the city mandate and not just the province; we need to wake up and maybe it’s our wake-up call.”

While DeFrancesca was in favour for more processes for approval, she voted in favour of the motion in “principle” and to bolster any initiatives tackling affordable housing shortages in Vaughan.

The MZO was approved.

Another request from Jane Street Nominee Inc. and 1406979 Ontario Ltd. for a Minister’s Zoning Order for the two properties located at 11260 Jane St. and 11424 Jane St. also had its motion passed, as it was seen as a positive in bringing more economic activity to the city.

Councillors such as Alan Shefman, who wanted more “process,” criticized the MZO, saying that “it seems (like) open season” on taking municipal power away.

Even Carella said, “We have to do a much better job when it comes to the planning process.”

Carella, who explained his objection, said that an MZO isn’t needed when there is an urgent need to boost the economy, citing the fast approval for FedEx Ground distribution in 2015.