Following a Growth Analysis Study prepared for the city last June, a Housing Needs Assessment and Action Plan are on the agenda for Monday (Feb. 10).
The document, to be presented by Erik Kraven, Watson and Associates, and Tim Welch, Tim Welch Consulting, identifies three strategic priorities over the next 10 years: an increased supply of affordable housing, support for local development, and support for those facing housing insecurity.
As noted in the executive summary, “The primary objective of this assignment is to provide an assessment of current and future housing needs and the development of a practical attainable housing action and implementation plan for the City of St. Thomas.”
As has been evident for some time, “St. Thomas has experienced strong population growth and demand for housing across the housing spectrum over the past decade.
“Average home prices and rental rates in St. Thomas have also increased which has eroded housing affordability across the housing continuum in the city.”
On an optimistic note, the report points out, “The city has been very active in supporting the creation of transitional and supportive housing to help meet the needs of vulnerable members of the community and St. Thomas now has a realistic goal of a functional end to homelessness.”
Looking at the overall housing market – based on 2021 figures – the city’s housing base “comprises approximately 18,100 occupied dwelling units, largely consisting of low-density housing (single detached/semi-detached) which accounts for 72% of the units (based on Statistics Canada, 2021 data).
“The city’s housing base also comprises approximately 7% and 20% medium- and high-density units, respectively. Historically, St. Thomas’s housing base has been predominantly owner-occupied, low-density units (single and semi-detached).
“On-going efforts to address this affordable housing need should be considered a high priority for the short and medium term.”
“The local housing market is gradually becoming more diverse with a greater share of higher-density units.”
A total of eight per cent of the city’s housing is publicly funded or provided by non-profit agencies.
As noted above, there is a pressing need for an increased supply of affordable housing.
There are “an estimated 130 individuals who are currently homeless and 1,161 St. Thomas households that are on a waiting list for non-market housing.
“There are also 685 households in severe core need in St. Thomas, as identified through the 2021 Census data.
“On-going efforts to address this affordable housing need should be considered a high priority for the short and medium term.”
“Due to the substantial increase in both ownership and rental prices, residents of St. Thomas who do not already own a home or who are looking for a home or apartment to rent are being priced out of the market and require more affordable housing solutions.”
As to housing requirements, “St. Thomas needs approximately 7,700 housing units over the next decade (i.e., 2024 to 2034) to meet the requirements of its growing population.
“The city requires approximately 2,700 rental housing units over the 10-year period, accounting for nearly 35% of total housing growth over the forecast period.”
Of that 7,700 unit total, “22 per cent (1,680 units) . . . is expected to require affordable housing.”
A stark dose of reality is laid bare in the report.
“Due to the substantial increase in both ownership and rental prices, residents of St. Thomas who do not already own a home or who are looking for a home or apartment to rent are being priced out of the market and require more affordable housing solutions.”
The study recommends, “that future development should concentrate on building apartments and boosting housing density in St. Thomas to help create a range of rental prices for workforce housing. This can involve filling in empty lots and building more multi-unit complexes like fourplexes and townhouses, and new apartment buildings with one- and two-bedroom apartments.
“This strategy aims to provide more housing options, to meet the needs of the growing population, and support the economic development stimulated by the arrival of the new PowerCo EV battery plant.”
The study recommends the city should update its Official Plan to allow basement apartments, permanent garden suites, laneway housing and “other dwelling forms in accordance with provincial planning direction.”
“St. Thomas should consider developing a safe space for these select vulnerable populations, especially as there is a growing trend in the elderly population losing their homes and couples married for 30+ years should not be required to separate in a shelter.”
Of note, the study encourages the city to “work with local Indigenous representatives towards more Indigenous resources in St. Thomas.
“In the longer term, the city could work with local Indigenous representatives to assess if there is a need for an appropriately scaled Indigenous housing development.”
In addition, “The city should investigate unused or abandoned buildings and consider repurposing commercial space to address housing shortages.”
And build on the ambitious Project Tiny Hope development, “by promoting more modular home and tiny home construction where appropriate.”
And, there is a need to provide more inclusive emergency shelters.
The study points out, “Currently in St. Thomas, there is no emergency shelter that supports families, couples, or people with pets.
“It was made evident through community engagement that people consider their pet part of their family and asking individuals to separate from their partner, child, or pet will result in people choosing to remain outdoors.
“St. Thomas should consider developing a safe space for these select vulnerable populations, especially as there is a growing trend in the elderly population losing their homes and couples married for 30+ years should not be required to separate in a shelter.”
The study concludes, “To achieve its population growth forecast, St. Thomas will require a broad choice of new housing products that appeal to a diverse range of demographic groups by family and non-family type, structure type, location, age, and income level.
“In addition to a steady supply of new grade-related housing in both planned and new greenfield areas, increased housing options will also be required regarding mixed-use development planned within intensification nodes and corridors, including secondary suites, live/work units, seniors’ housing, and a range of affordable housing opportunities.”
IT HELPS, BUT THEN AGAIN IT DOESN’T HELP
“This presentation is a joke!”
Those five words left on the city hall web page this week by a disgruntled ratepayer are a concise review of a report to city council this past Monday by Martina Braunstein of Dillon Consulting.
She was delivering the final report of the St. Thomas Urban Design Guidelines.
What exactly are urban design guidelines?
According to her presentation, “Urban design represents a multi-disciplinary approach to city building.
“Urban Design Guidelines provide guidance and suggested directions for the desired qualities and design elements that will shape development of public and private spaces in the municipality.”
“I was kind of disappointed in the report. After two years, I thought there would be a little bit less generic and a little bit more St. Thomas specific.”
If that sounds overly generic, it was a forerunner to Braunstein’s presentation.
Having watched it, you couldn’t help but feel this same presentation was recently rolled out in Woodstock, Brantford or Your Town, Ontario.
Update the name of the municipality and swap out the photos with St. Thomas scenes and voila – your urban design guidelines.
A point not lost on several members of city council.
Coun. Gary Clarke kicked off the cross-examination by confessing, “I was kind of disappointed in the report. After two years, I thought there would be a little bit less generic and a little bit more St. Thomas specific.
“To me, if you ripped off the front page that says St. Thomas, you could replace it with Brantford, North Bay, Sudbury or any mid-sized city.”
Lou Pompilii, the city’s director of planning & building attempted to come to Braunstein’s rescue but had to admit with changes made by the Doug Ford government to speed up development, the city really has limited say over urban design guidelines.
“It helps, but it doesn’t help,” admitted Pompilii.
Begging the question who authorized proceeding with these guidelines and how much is it setting back city ratepayers?
He attempted to toss the ball back to Braunstein for comment but she remained silent as the questions continued.
Coun. Steve Peters was next up and introduced a motion for the approval of the Dillon document to be deferred and for city staff to prepare a report for council.
“I want to hear from parks, I want to hear from engineering. I want to hear more details from planning.
“And a number of others, developers, the Municipal Heritage Committee and I could go on.
“Yes, it’s a guideline document . . . but I want to know how it meshes with our Strategic Plan and what we’re doing with the Official Plan and with our Parks and Recreation Master Plan.”
Coun. Clarke continued, “If we’ve got these guidelines and they are just guidelines, what do we have if they (developers) choose to ignore the guidelines?
“How do we go about achieving something that is more in line with where we want them to be . . . and gain some of the leverage we had before?”
In the end, Coun. Peters’ motion to defer acceptance of the guidelines was approved with only councillors Steve Wookey and Jim Herbert in favour of adopting the report.
All the while with Braunstein’s Zoom image gazing down from the screen above council.
Silent.
A SEAT TO FILL
At the Feb. 3 council meeting, members officially declared a vacant seat with the resignation of Coun. Tara McCaulley.
Council now has 60 days to either appoint an individual to fill the vacancy or hold a by-election to fill the vacancy at a cost of approximately $115,000.
City clerk Maria Konefal is recommending council appoint an eligible individual.
The matter could be open for discussion at the Feb. 10 meeting.
BUY CANADIAN, EH
Under new business during the Feb. 3 council meeting, Coun. Steve Peters ventured down the Trump tariffs freeway, a troublesome distraction occupying plenty of space in the minds of most Canadians.
“I don’t want to get into an international political issue but I just want to say when you can buy local, whether it’s maple syrup or apple cider or local apples, support our markets.
“Be cognizant when you go to the grocery store, buy something that is manufactured and produced in Ontario or manufactured and produced in Canada.
“There are so many sectors in our own local economy that are so dependent on that international, integrated system.
“Particularly on the automotive parts side.
“This is a big issue for us in St. Thomas. If there are little ways that we can, as a community, help, then please do so.”
THE ECHO CHAMBER
Our item last week on approval for a second Catholic high school in St. Thomas drew mixed reviews.
Bernie Sheridan kicked things off with this observation.
“Yes, the time is here. St Joe’s is over capacity and the city is growing fast. As we remember from our days as a Cub motto, ‘Be Prepared!’
Jeff Wedlake adopted a more political slant on the announcement.
“Yes, Doug Ford and the Conservatives will win this Ontario election. Yes, they will win even more seats than before and perhaps set a record for most seats won.
“Yes, Ford will get the LARGE mandate he desires. But, the timing of this announcement STILL screams “buying votes.”
Kevin Sheeller casts doubt on the motivation behind the announcement.
“Believe it when I see it. Another promise they will not keep. They just want to get elected.”
And then Murphy Boyse went for the jugular, perhaps overlooking the fact this will be a Catholic high school.
“Just want we need, more religion shoved down kids’ throats🙄.”
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