Encouraging the construction of seniors housing is a good investment Simcoe County should seriously examine, Bradford West Gwillimbury’s deputy mayor says.
James Leduc encouraged the county to expand an incentive program called a Community Improvement Plan, which his municipality introduced in July 2016.
It’s building homes, creating jobs and will provide decades of tax revenue, Leduc told the region’s mayors and deputy mayors who serve on Simcoe County council this morning.
“We’ve invested $2.5 million in one of our applications, a $44-million investment (that will generate) taxes for the county and Bradford West Gwillimbury. This is a self-funding program,” said Leduc.
The project, he added, is adding 90 jobs as well as housing for seniors who want to downsize but who are looking ahead to a time when they might need assistance to carry out their daily lives.
“Our baby boomers are 71-years-old,” he said. “Put this program in place now so that in four or five years, we will see buildings being built. Our seniors are getting older. We need to be looking ahead.
“If you have a vacant property, you’re getting nothing (in tax revenue). This is not a Bradford issue. It’s county-wide.”
A Community Improvement Plan (CIP) can include not only development charge reductions and waivers, but tax reductions over several years, grants and other financial incentives. A CIP, which is used to increase interest and investment in a particular sector or neighbourhood, requires approval from Ontario’s Ministry of Municipal Affairs and Housing.
Leduc’s idea wasn’t an easy sell with other policymakers. Earlier in the meeting, county councillors grappled with market value assessment changes and began considering how they might make taxes fairer among the various rate-paying classes – residential, multi-residential, agricultural and commercial. Offering a development charge exemption or discount therefore didn’t sit well.
“If we keep waiving development charges, someone has to make them up,” said Basil Clarke, Ramara Township’s mayor, who wasn’t keen on increasing the residential taxpayer’s burden.
“If we’re waiving development charges, will it lower the (development) costs and put more money in the pockets of developers? I will have to see the justification for this.”
Midland Mayor Gord McKay also wasn’t so sure he wanted to hand developers discounts.
“Seniors are taken care of in many ways. I’ve got very well-priced seniors housing (in Midland),” he said. “Where do we want to put our money for the best return?”
Springwater Township Mayor Bill French encouraged his colleagues to be open-minded.
“We are asking for a report It’s not saying we’re giving away money. Maybe a little bit of money triggers the guy to build in Bradford rather than Aurora,” French said.
Arguing that the discounts are already encouraging three developments in Bradford West Gwillimbury – projects that could have gone to nearby communities in York Region just a few miles south – Leduc said the his incentive program is already making the county a winner.
“It will create employment and it will create taxation. This is housing needed throughout the county,” Leduc said, adding a fourth application is in the works in addition to the three others that combined are adding more than 400 units.
The Bradford West Gwillimbury projects include floors of independent living suites, along with a storey of supported living units and a common dining area. As a person’s needs change, they can be accommodated and eventually move into the most-supported area within the community they already know.
“These are major developers. They see the future. Our residents are not getting any younger. Seniors are coming up and living in this area,” said Leduc.
“We need to bring in this kind of housing.”
County staff will examine the how extending Bradford West Gwilimbury’s CIP would affect taxes as well as add to services and report back.
