What is the Keep London Growing Coalition? * The Keep London Growing Coalition represents more than

50,000 taxpayers in the City of London - construction workers, labour unions, contractors, home builders, business owners, land developers, realtors, manufacturers, suppliers, their employees and their families.

together to bring awareness to the growth industry and the issues of concern.

* This is the first time that labour and business have joined

Who are the Coalition’s supporters? * London and District Building and Construction Trades Council * London and District Heavy Construction Association * London and District Concrete Forming Contractors Association * London and District Construction Association * Mechanical Contractors Association, London - London Home Builders’ Association * London Development Institute * London and St. Thomas Association of Realtors * London Property Management Association

I

Why did the Coalition form?

The Coalition formed to: Educate, inform and ask for the Mayor and Members of City Council for their support in keeping jobs and families in London Act as a coordinated industry resource to bring to light the current issues and explain their long-term impact on London’s economy, jobs and families

Activities to date

- More than 1,000 KLG postcards have been mailed to the Mayor's office by supporters of the Coalition, their families and members of the general public

Numerous personal emails and letters have been sent to the Mayor and Ward Councillors via our website

support the Coalition after viewing our website, ads, billboards and after seeing our presentation at Board of Control in June

* Additional groups and organizations have come forward to

Accomplishments to date

* The Keep London Growing Coalition presented an overview of concerns to Board of Control in June 2007 Board of Control and City Council agreed to KLG's recommendation of this workshop to proactively discuss and learn more about the issues at hand

months to share information and develop the agenda for this joint presentation to the Committee of the Whole today

* KLG has worked collaboratively with city staff over the past

I

What is the Coalition's position?

* The Coalition advocates for jobs and families. Let's add people to the balance sheet as a tangible asset and contributor to our economy.

* The Coalition advocates for predictable, effective and efficient processes within city hall once an application has been approved by Council to allow the industry and the city to remain competitive so that jobs and families are able to stay in London. The Coalition advocates for a market view with our residential and employer "customers" in mind - they expect affordability, choice in location and style if they are to choose London and we are to attract and retain them successfully

I

How does growth occur?

How do we define responsible growth?

What policies are in place to guide London's growth?

What are the factors influencing London's growth?

How has London been growing?

What is London's projected growth?

* The injection of new investment in our area generates economic growth and job creation; I Job creation is a major contributor to in-migration which drives population growth;

Population growth and the changing demographic character of the City creates demand for housing and services;

- industry res onds to the demand for housing and services by investing in P and development and housing construction;

* City supports and accommodates growth through land use and infrastructure planning.

What Is Responsibl

- Municipal planners and decision makers have a responsibility to support and accommodate growth while:

- - - - - conserving our cultural heritage -

protecting public health 8. safety: maintaining a sustainable natural environment conserving natural resources and agricultural lands providing an attractive and functional built environment

supporting the economic health of the community and the financial stability of the municipal corporation

hat are the Policies that Guide London's Growth?

The goals, objectives ands policies that guide the City's planning for growth are set out in the Official

The City's authority to plan and regulate land use to accommodate growth is the Ontario Planning Act As required by the Planning Act, the policies of the Official Plan that provide direction for the City's

h must be consistent with the Provincial Policy

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I Planning A F

Provincial Interests:

*The orderly development of communities -The adequate provision of a full range of housing *The adequate provisions of employment opportunities *The protection of agricultural resources

Municipal Official Plan must be consistent with Provincial

Provincial Policy Statement

Growth to be accommodated through: - intensification - redevelopment - new development within designated growth

areas

New development to occur adjacent to existing built- up area and to have a compact form and a mix of uses and densities that efficiently use land and

Provincial Policy Statement (continued)

Provide for an appropriate range of housing to meet projected needs and: - maintain the ability to accommodate residential growth for a minimum of 10 years through intensification I redevelopment and lands designated and available for residential development;

- maintain sufficient serviced and zoned land to ,,, provide at least a 3 year supply of residential units :.I. through intensification I redevelopment and in draft $\:<;.'.:. yF:app,Fved and registered plans. h$;~:~ " :: ~ :

I Provincial Policy Statement (continued)

Promote economic development and competitiveness by: -

-

- - providing the necessary infrastructure

providing an appropriate mix and range of employment providing opportunities for a diversified economic base planning for a preserving employment areas

Section 2.6 Growth Manaqement Policies

2.6.2 - Growth Management Principles - Maintain a compact urban form

- Plan for a logical progression of service areas - Support intensification

- Maintain an adequate supply of land

Population Growth? Two components of population growth: - natural increase - net migration

* Natural increase is minimal - declining birth rates - aging population

Middlesex County Natural Increase

1991 - 1996 13,236 2001 - 2006 5,875 2011 -2016 2,175

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- Net migration will account for 80% of London's projection population growth:

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employment growth will increase faster than growth in the local labour force and iob seekers will be attracted to the area - -

forecasted employment growth to 2031 - 45,000 persons forecasted net migration to support employment growth - 91,000 persons

Also influenced by lifestyle considerations and immigration - lifestvle considerations (affordabilitv and aualitv of housina.

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health and educational services, cbltural amen'ities. etc), particularly strong in 55+ age groups

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Net migration will account for 80% of London’s projection population growth:

employment growth will increase faster than growth in the local labour force and job seekers will be attracted to the area - forecasted employment growth to 2031 - 45,000 persons - forecasted net migration to support employment growth -

91,000 persons

Also influenced by lifestyle considerations and immigration

particularly strong in 55+ age groups

What Factors Influen Po pu la t ion Growth?

Two components of population growth: - natural increase - net migration

Natural increase is minimal - declining birth rates - aging population

Middlesex County Natural Increase

1991 - 1996 13,236 2001 - 2006 5,875

Despite the perception of rapid urban area expansion, London's growth does not constitute "urban sprawl" - approximately one third of new housing created throu h

2006) 0,' \ . - over the 2001 - 2006 period, 45% of

built : $ , ~ ~ s ~ ~ , , , ' ~ v,\, \ \ ~ \ the new residential units '*v\~.\\i.;. +-;-,.:..-consisted. of medium and high density

redevelopment an CY infill (34% in

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hat is London's Gro

2001 (actual) 201 1 2021

I pQ&&z . Continued moderate population growth Population l"CreaSe

336,530 368,400 31.870 402,M)(I 34.200

2031 435.000 32.400 TOTAL w Average Annual Population Growth Rate 2W6 - 2031 .94%

A decline in housing gmwh from forecasted current I levels I 2w1 - 2011 2011-2021

$ 2021 -2031 I Completions (units) Averane Annual Increase

20,080 19,575 15.150

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Learning Point 1 : Investing in London

-

Cost verses investment

Definition of invest (v): spend (time, money, etc.) on something with the expectation of profit money invested, (n) investment: something invested in

Definition of cost (n): amount of money, time, labour etc. required for something, (v) costing: involve the loss or sacrifice of, (adj) costly: expensive: involving great loss or sacrifice.

interrelationship of money, industry, and employment in a country (or city)

* Definition of economy (n, plural, economies): system of

infrastructure ove'r the past 15 years? Industry's Portion -0 million

Total investment by the c&: $200 million

Total investment by the i-: $1.1 billion

The result?

Investing in growth is different

Unlike costs that simply add to the debt load, investing in growth is paid back as new revenue streams continue

Investing in growth pays

Any investment the city makes is paid back. New tax revenues for our city continue well past the payback time. - All growth related costs are fully paid for by the Urban Works Reserve Fund and development charges, NOT by taxpayers

* Communities are not stagnant. New investment creates a positive economic cycle.

Non-growth portions paid by taxpayers are required regardless of whether our city grows or not. Taxes pay for the ongoing upkeep and maintenance of our roads, sewers etc.

Investing in London pays off

“Business stays where it is appreciated and goes where it is wanted.”

LEDC motto

Investing in London pays off

The City of London invests to attract and grow London:

LEDC is in place to attract new investment, grow existing investments in our community and locate people in London - The City’s 2000 Industrial Land Development Strategy saw $65.4 million invested for purchasing and servicing land to attract employers and maintain an industrial land bank to 2020

* The City initiated a Transportation Plan to accommodate growth - The City chose to revitalize the downtown core to ensure economic spin-off The City chose to build the JLC, a new Central Library and a new Covent Garden Market to attract employers and families to London

The result - ING Real Estate

"ING Real Estate is constantly looking to grow and expand its industrial real estate portfolio. We are actively pursuing development opportunities in markets across Canada including London Ontario. We believe that London is a market with tremendous potential and have believed this for a number of years. ING currently owns and manages over 450,000 s.f. in London, a portfolio that that contains a tenant base from in a wide variety of industries and various sizes.. .

continued next slide

Continued

'The advantages we see in London includes a very competitive land cost basis and the lack of development charges for industrial buildings. Our ongoing development program in London includes a new 100,000 s.f. building at 2800 Roxburgh Road and a further 320,000 s.f. to be built in the next couple of years at the corner of Roxburgh and Castleton. This location benefits greatly from close and easy access to highway 401, a highway which we believe will become an increasingly important link to both the GTA and border crossings at Buffalo and Detroit to access US markets."

continued next slide.. .

Continued

“London benefits from its southwestern Ontario location between highways 403 and 402 which adds value from a transportation and logistics perspective. As well, London’s fast growing population base and high household income make it an attractive location for industries service providers to locate. You can expect to see ING Real Estate Canada continuing its investment in the London market and taking a positive long term view of the growth potential in this market provided that land prices and development charges remain competitive.” Matthew Johnson, Director, Investments. IN0 Real Estate Canada

The result - Sun Life

“In terms of our discussion about the London industrial market, quick points about location:

* being adjacent to and immediately accessible to Highway 401, in both directions, is a key factor

* the two main interconnections between Highway 401 and London are Wellington Road (for access to the southern retail strip and White Oaks Mall, access to the hospitals, to downtown, and, generally for the residential aspect), and, Highbury Road, which is perceived as the main industrial link

Continued next sfide. ..

Locational points continued

. the combination of the Flying J Truck Stop as a prominent and identifiable landmark as well as the Forest City Industrial Park, which has landmark buildings that stand out in people's minds help anchor this location in people's minds

Continued next slide.

Locational points continued

* the infrastructure improvements the City is nearing completion on in this area also helps to anchor this location having to drive "into" London to access the airport industrial area is not as desirable as being immediately adjacent to Highway 401 -the closer to the highway, the better

Luke Zych, Senior Director, Real Estate, Sun Life Financial

I The result

What success looks like

* Agreement that investing strategically in London is a positive action. We would like a commitment from council to continue to invest in our city.

* Understanding that consistent, stable investment in our city ensures consistent, stable outcomes for attracting and retaining employers, individuals and families. Understanding that the opposite also holds true. - We support the city in gaining a better understanding of the numbers side of the business (payback timelinelROI)

FINANCING GROWTH

Financing Growth

- 2004 Development Charge Study

Master Plans

- services - water - roads - storm water - transit

* D.C. - Cityservices - gmWnongmwth - grants . property tax supported - exemptions

* D.C. - UrbanWorksReserveFund - 100% growth supported

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DISCUSSION. Investing In Lonbon

Learning Point Two. Supply and Demand

What are the factors that determine how any city grows? * National immigration and monetary policies

* Interest rates and inflation * Economic policy and downloading * The Planning Act, the Development Charges Act - Consumer demand related to choice of city, choice of location within the

city, availability of diverse home styles at various price points

About supply and demand

* Business owners, including industrial employers, builders and developers count stable, predictable supply and availability of employees, land and lots in planning their business operations.

* When supply is artificially constricted in an economic system, demand causes prices to rise - The growth industry responds to market demand. The industry houses the companies, people and families the LEDC, the Industrial Land Development Strategy and the city attracts.

Here is how London ranks

- The Pembina Institute evaluated Ontario cities based on 33 indicators of sustainability:

* Smart growth - how we built to minimize our impact on the environment f Livability - what attracts people to the city including inwme equality.

access to community and recreation centres, low crime rates Economic vitality - jobs, inwmes. real estate values, wealth creation

* How did London score?

London's score

London is categorized as medium growth, medium size - London ranked 9th overall in the province * London ranked 4th in Ontario related to smart growth marks . London's population between 2001 and 2006 incmJBd by 15,856 -PIS or 4 71% . Gihercsntres: . Pelerborwgh: 4.83 per cent growth . Guelph: 8.28 per cent gIovvI . 88111e: 23.84 per cent gmMh . WaIe11w: 9.03 pw cent gioWm . Sl. ThOmaO 8.65 per cenl g r w h

* Wmd~lock 7.32 per cent g r m h

About supply and demand

"Business cycles have a direct impact on Canadians. Pericds of economic boom bring jobs, growih and economic prosperity. Slowdowns in the economy, on the other hand, hurl businesses and put people out of work. " Governmen1 of Canada, Economic Concepts

* Artificial slowdowns and constricted supply have the same result.

About supply and demand

* Where single family residential lots are concerned, ample, consistent supply of single family residential lots keeps homes affordable and allows for a good mix of small and large builders. This results in diversity in location, style and price.

$33,000. On average, a new home sale generates more than $200,000 into the local economy.

- On average, one sale of a home generates an economic spin-off of

About market demand

- People want to live in London -we have many natural assets - 3 border crossings, proximity to 3 major highways, both a college and a university. - People wanting to locate to our city is a vote of confidence we should never take for granted.

* Consumers and employers expect choice in all areas and price ranges.

About market demand

Between 2001 and 2031: * Low density housing is expected to account for 62% of housing

completions over the projedion period . Just over 28 million square feet on non-residential construction will take place. Half will be industrial, half will be commercial (office and retail) and institutional

C~SyiO”, MWrnW, 11.2CQ3

About market demand

- Housing starts for low-density single family homes has increased

* Commuting patterns. 2001 show a net inflow of 12,860 people each day

* To ensure a balanced market, with availability of lots in locations

from a low of 771 in 1993 to 2,090 in 2007

who live outside of London

demanded by the market, in all styles and price points, the industry needs the ability to have a minimum of 4,000 serviced, registered single family lots available (a 2-year supply)

I

1 Current situation

* A number of draft approved applications are currently in the system awaiting approval. It is hoped that these applications Will be processed quickly to allow for additional registered, serviced lots to become available as soon as possible. - Many builders don't have any new lots secured for 2008

6

What success looks like

Need ample supply of registered, serviced lots to meet diverse demand Need a more consistent, streamlined and predictable process once draft plans are approved by city council Need to remove as much uncertainly around process timelines as possible so that businesses are able to secure and maintain the confidence of the trades and plan past a one-year horizon

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DISCUSSION: What Process Improvements are Needed to Ensure Consistency?

Learning Point 3: The Planning, Development

and Building Processes

I

Results of the current process

The current system does not ailow for consistent business planning Builders and developers can't plan with certainty past mid-2008

* Trades aren't guaranteed steady stable work past mid-2008. They are starling to leave London for greater employment security. - Many builders (especially the smaller ones) have no new lots purchased for next year The process to streamline approvals remains on the distant horizon

DISCUSSION: What Process Changes are

Required for Future Success and Consistency?

Learning Point Four: The People Behind the Numbers

Infrastructure site servicing

The planning, development and building process involves a large number of people employed in various trades. Infrastructure site servicing involves:

* equipment operators, surveyors. consulting engineers, grade persons, pipelayers, labourers, truck drivers, gas fitters, city engineering inspectors, asphalt labourers, concrete formsetters. cement finishers

Building a home

Building a home involves: surveyors, excavators, concrete contractors, framers, roofers, plumbers, electricians, mechanical contractors, drywallers & tapers, insulators, bricklayers, siders, trimmers, cabinetry installers, flooring installers, painters, decorators, landscapers, driveway installers etc.

.

People

- ”It has been said that for every construction job created, three more jobs

- The total value of residential construction alone was $1.325 billion in

* The direct and indirect jobs total 12.440. Economic spin-off of industry

- The wages generated by the 12,440 jobs is $578 million which is spent

are created in the general economy.” Skills Canada

London in 2006 (London CMA)

related jobs brings that number to 17,416.

in our local economy.

Supplier experience:

"My personal sales have decreased approx. 30% over the last year. This was primarily caused by the delays in The Lands of Sunningdale subdivision. There has also been a influx of new building companies coming to our area due to a lack on lots in their own geographies. This is not always a bad thing but in some cases they are using trades and suppliers from there own areas. Just a quick note."

Builder experience

Builder profile: their framers relocated to Alberta - small builder, in business 30 years - no land, completed all houses under contract, has laid off labourer and loosing contact with most trades

Builder profile: family now participating in business. Builder has had to move out of London to be able to keep his business going and his family and trades employed.

Builderldeveloper experience:

“I have heard from several builders that they are being asked by their trades what is going on. All trades seem to be expressing their concerns over the now very short supply of single family lots to build on. They simply are unsure if they should lay staff off in the next few months.

continued on next slide.. .

Continued:

“I have also heard that the heavy construction industry is bracing for a downturn because there are simply fewer and fewer servicing and grading jobs on the horizon. Many are figuring laying staff off in the very near future - around Christmas. Many local contractors are now actively seeking works in the adjacent municipalities to off set the slow down in the London market.”

Builder experience

Builder profile: finishing a couple of houses and no land is available for future sales even though there are people interested; now in a position to have to carry two staff with him for over 20 years each, even though work is dwindling to nothing for them to do; doesn’t know how long he can do this, but feels committed to them and their families. Not sure what is going to happen to the trades that have been committed to him, much talk about leaving the area for work.

Builder experience

“For Twenty years I have been building affordable housing in the City of London. There is a number of small home builders like me that cannot purchase lots in the City of London because the lots are not available and if the lots are available they are very expensive. This is forcing the small builder to look outside the London area or out of business. Affordable housing is just something politicians like to talk about to make them feel good.”

Builder experience

"The lot shortage has affected us in many ways. The last six months have been slow for us, as we have only closed 4 homes. This is directly related to having nothing to sell. Therefore, our labourer was laid of and has since moved to Alberta for employment. I have retained my site supervisor and office staff as you know overhead effects your bottom line.

continued next slide.. ..

Continued

"Spring of this year I was approached ... to purchase lots in Lucan In recent years I would have dismissed this as a slow rural development (as I experienced in St. Marys) but, because the lots in Upland Hills had taken forever to become available. The price is very competitive in Lucan ($30,000) lower than a comparable lot in London and no Levy Fee (Approx $16,000) Also, taxes are 2/3 of London, so I feel that we will do well there. I have been fortunate to obtain lots on North London as of October 20."

continued ne% slide.. .

Continued

“A number of holds we had on lots are not proceeding. Partly because time of the year, price, and the length of time it has been from expected release. The slow development process is affecting many people from within the industry along with the end user. as lot prices continue to climb.”

We agree with city staff

“The growth of London’s urban area is not occurring in an unplanned, ad hoc manner. Extensive servicing studies and land use planning exercises have been undertaken as a prerequisite to the approval of development. ” Rob Panzer, City Planning document, June i8.2007

We agree with city staff

"The financing requirements to service new developments should not jeopardize the long term financial healfh of the municipality or place an undue burden on exisling taxpayers." Rob Panzer, City Planning document, June 18.2007

"Growth related capita/ costs will be recovered from revenues generated from new development except where council has adopted communitv improvement w economic development programs that result in the use of tax revenues to support growth. " Rob Panzer, City Planning document. June 18.2007

Vision of success

To succeed. we need to: Add people to the investment balance sheet ~ tens of thousands taxpayers and their families are affected. Ensure continued, sustainable investment in the growth industry. Ensure consistency in the approvals process for better business planning. Agree that investment in growth pays dividends for the city and its p e o p I e.

-. ... " "

Vision of success

To succeed, we need to: Have the ability to make a minimum of 4,000 single family lots available immediately. Direct staff within the guidelines of the Province Policy Statement, the City's Official Plan and the Planning Act to make that happen. Ensure London is a place with a "can do" attitude. Where there is a will, there is a way. Continue to work together to discuss and develop solutions that keep jobs and families in London and ensure we remain competitive.

DISCUSSION: What is needed for future