Yurban Community Action Plan by Victor Cheung

YURBAN COMMUNITY ACTION PLAN

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CONTENTS Introduction 2 Overview 2 Project Vision 2 Challenges and Goals 2

Project Scope Map of Yurban Yurban Kind Neighbours

3 4

What is at stake? 4 Who is controlling what? 4 What is the context and scope? 4 What are the motives of all the stakeholders? 4 Analysis of the Problems 4 Data 5 Goal 1 6 Goal 2 6 Goal 3 7 Goal 4 8 What We Heard 9

Protect Our Neighbourhood

Hogtown Planning Department

Define/Set Boundaries 10 Needs Assessment 10 In Favour 11 Against 12 Data From Needs Assessment 13 Goal 1 13 Goal 2 14 Determination of Priorities 15 Operational Phase: Programming 15 What We Heard 17 Context and Scope 18 Who is Controlling What? 18 What are the Stakes? 18 Planning Priorities 18 What is the present state or condition? 18 Evaluation and Implementation 20 Goal 1 20 Goal 2 20 Goal 3 21

CONTENTS Goal 4 What We Heard

Spatial Strategies

21 22

Priorities 23 Program Selection Criteria 23 Costs & Benefits 24 Economic Consideration 25 Property Value Implications 25 Transportation Infrastructure Capacity 25 Neighbourhood Safety 26 Alternatives 26 Outcomes and Resources 27 Action Plan 28 Evaulation Criteria 29

INTRODUCTION Overview

addition of new community members.

The neighbourhood of Yurban, within Hogtown, is a location of interest for a group home to re-integrate developmentally disabled young adults back into the community. The group home has become controversial as significant portions of the community, politicians and other organizations look to implement or reject the development.

In contrast, the Protect Our Neighbourhood Group (the PONG) provides the viewpoint of current residents, disregarding the opinions and human rights of the group home residents, as well as the planning and policy supporting the proposed development. The PONG is concerned that the proposed development within Yurban will not take advantage of the opportunities available to group The township as a whole is unable to arrive at home members elsewhere. consensus due to the opposition between groups Finally, the Planning and Development Department and the contentious nature of the debacle. will formally address the implementation of the The township requests the aid of the planning team group home and any necessary policy/legal/bylaw Spatial Strategies to break down the problem at changes. The Yurban Planning and Development hand from its core principles and build a united Department has a strong understanding of the action plan for Yurban. The team has worked to built environment but lacks understanding of how collect three unique plans of action from: Yurban the residents within the community and group Kind Neighbours, the Protect Our Neighbourhood home feel about the proposed development. Group and the Yurban Planning and Development Department. Using these unique action plans, Spatial Strategies will utlilize their lack of bias to apply appropriate policy in order to determine the best course of action to relieve the township of this burdening issue. Project Vision

Challenges and Goals

Spatial Strategies recognizes the importance of soliciting a variety of opinions, viewpoints, and values which translate to an overall set of objectives and goals. This section encompasses all three prospective plans of action.

The target of the action plan will be to consolidate the needs of the community and interpret the perspectives of each group involved from an empirical perspective. In doing so, Spatial Strategies hopes to determine the overall values, goals and objectives of the community and adapt the current proposal to remain consistent with human rights while maintaining community conditions. Yurban Kind Neighbours (YKN) advocates for the proposal, representing the perspective residents and their families. Their action plan provides an understanding of the future needs of the residents, their desires and goals. However, it does not consider how current residents feel about the 5

Yurban Community Action Plan

(GOOGLE MAPS, 2013)

PROJECT SCOPE MAP OF YURBAN

YURBAN KIND NEIGHBOURS What is at stake?

Also at stake is the opportunity to benefit from For Yurban Kind Neighbours (YKN), the proposal the findings of the Provincial Mental Health directly affects the livelihoods, homes, social Association’s Ontario Chapter feasibility study. integration, economic stability, and access to While this study examines housing possibilities outside the geographic boundaries of YKN’s human rights of ten individuals. primary target real estate market, its findings YKN considers community acceptance to be of could be useful to inform YKN’s site selection and the utmost importance because, without it, the increase its community contacts. proposed housing plans could be held in lengthy council and appeals processes. Delay in the What are the motives of all the stakeholders? process of achieving their housing goals would YKN has decided to distance themselves threaten health, economic stability, and ultimately from widely stigmatized psychiatric patients in an attempt to alleviate hostility towards their human rights. residents. For example, YKN is not building Who is controlling what? a halfway house or a rooming house, they YKN will be presenting the priorities of the are creating a non-transient, supportive living future residents of the home, their families and environment. Rather than demote the experience the Provincial Association. These stakeholders of other marginalized groups (justice system are directly influenced by the results of this users and psychiatric patients), they emphasize proposal as it will directly affect the lives of the a history of nonviolence. While they make the residents. The Provincial Association will likely distinction between clients of the mental health use the success of this proposal as a flagship and criminal justice systems and their residents, as it attempts to integrate other supported living they acknowledge that mental health issues can be concurrent with intellectual disabilities homes into neighbourhoods. due to feelings of alienation from peers and the What is the context and scope? community. The scope of the YKN Plan of Action encompasses finding an appropriate home, and creating positive YKN’s overall motive is to be treated with the same support for YKN’s cause to battle the stigma respect that people without disabilities receive associated with disabled adults in the community when dealing with housing issues. of Yurban. The context that encompasses the Analysis of the Problems YKN’s intention to reside in Hogtown’s Yurban neighbourhood is based largely around their need Define undesirable condition for affordable housing in a safe and welcoming The situation results in discrimination and community. The need for such housing is exclusion from the neighbourhood community. Those with similar health needs should not be surrounded by the YKN’s residents disabilities. grouped together in group homes and isolated The Ontarians with Disability Act S2.1 (2001) from society; instead individuals and their families states: Disability means (a) any degree of physical should be directly consulted in order to create and disability, infirmity, malformation or disfigurement maintain a people-centric approach to integration that is caused by bodily injury, birth defect or (The Newfoundland and Labrador Association for illness (b) a condition of mental impairment or a Community Living, 2010). Since 2010, Ontario developmental disability (c) a learning disability institutions that segregate people with disabilities (d) a mental disorder. 7

Yurban Community Action Plan

have been closed (People First of CanadaCanadian Association for Community Living Joint Task Force on Deinstitutionalization, 2010) and replaced with a fully integrated community living, facilitated through participatory planning.

• • • • • •

ability to contain up to ten private bedrooms direct access to public transit safe streets employment areas community centres, and; the ability to be specialized, through What is the present state or condition that is renovation, to include accessible amenities. deemed to be undesirable? Supportive housing in the community is currently The need for shared supportive housing is evident wait-listed and underfunded. Average wait time and ties into the average earning prospects of in the ward for an appropriate home through our community (minimum wage or less), and the the municipal and provincial programs exceeds average cost of real estate in Ontario, which is not two years. The private housing market is liquid, affordable for a person earning minimum wage or and the average cost of a property in Yurban is $650,000 for a two bedroom house. less. The design of the home for the Yurban Kind Neighbours will reflect the residents’ individual desires and needs: young adults (19-36 years old), mixed genders (8 men, 2 women), all capable of personal care. Although residents may have limited vocabulary, slow speech and some mobility issues, they are fully capable of creating, maintaining, and likely funding a home with support from their families and the community.

Define Goals and Objectives

Yurban Kind Neighbours is committed to creating a supported living environment that mutually benefits its members and the broader community of Yurban. YKN will achieve this by consulting with Yurban’s community leaders and local government officials to create an understanding of YKN’s human rights, organizational history, membership profile, and expectations. YKN strives to ensure Aligning with this approach, services should be that Yurbanites understand that the human right of funded based on each individual’s needs, rather all people to access housing without discrimination than a program-based approach. Each new is well established and protected by law. With this residence should be a home for the individuals understanding in place, the members of YKN aim to enter their new neighbourhood surrounded living within it. by mutual respect, dignity, collaboration, and a The Nimbyism represented by the adversarial celebration of diversity. group of Yurban ratepayers is another concern of Yurban Kind Neighbours. The protests of The primary goal of Yurban Kind Neighbours is this specific group within the greater Yurban to establish a home in which residents live with community reflects a misunderstanding of YKN’s dignity, opportunity, and participation within the histories, capabilities, needs, and constitutionally community. YKN will bridge the residents with the protected human rights. It also reflects a lack community of Yurban by recognizing the most of awareness towards new policies in place inclusive opportunities within: supporting the transition from institutional to • real estate residential care, as well as human rights laws. • amenities planning • community relationship building Quantitative Data • leading to an increased voice and shared Ten individuals with disabilities require housing. identity within their community The housing must meet criteria as having: • outdoor space • indoor and outdoor recreation facilities • parking for two vehicles Yurban Community Action Plan

Goal 1: Build the Best Home for Yurban Kind Neighbours Objective: Acquire or develop a residential property for residents to live in within 6-8 months. • Primary preference: existing multi-unit residential • Secondary preference: single family to be re-zoned for multi

Goal 2: Design to Fit All Abilities Objective: Ensure that designs are accessible and barrier-free, and that the future residence is: • • • • •

Not institutional Accessible by para-transit Close to a school Close to work (mall, hospital, school) Close to a playground, swimming pool, and classroom space

Designing for disability is an easily implemented task as general guidelines have been set by the United Nations’ Secretariat for the Convention on the Rights of Persons with Disabilities. Special attention is required regarding the architectural designs that are needed for the potential home to fully support the Yurban Kind Neighbours as they strive to participate in the community. The special considerations include: designing for ramps, elevators, lifts, railings and handrails, entrances, vestibules, doors, corridors, and restrooms (United Nations Enable: Rights and Dignities of Persons with Disabilities, 2004). All of these requirements must be met so that Yurban Kind Neighbours feel safe and supported within their new community. Equally important to the Yurban Kind Neighbours is the opportunity to exercise in a pool, as well as the opportunity to have guests over. The requirements for a pool include the ability to lower a resident into and out of the water on a ramp, as well as a variety of floatation devices. Insufficient parking for visitors is an issue voiced from the residents of the community. Their opinion is that, if every other neighbour on the street is able to have guests over, why can’t the Yurban Kind Neighbours? The 10 residents that would live in the proposed multi-residential home would not result in strain on the neighbourhood parking space. If there are persistent issues, Yurban Kind Neighbours is open to purchase parking passes at local parking lots to keep the local traffic at a minimum.

Yurban Community Action Plan

Goal 3: For Yurban to Realize the Benefits of the Disabled in Work and in the Community Objective: The inclusion of YKN into the community of Yurban by implementing the following: • Integrating YKN into the local workforce. Potential partnerships with businesses and governments have the ability to create inclusive, integrative work environments that could develop capacity within YKN potential employees. Building “Employment First” models within workplaces where the government compensates employers to provide those with disabilities any additional on the job training that is needed for them to complete the same tasks as other employees is essential for successful integration (Picard, 2015). Examples of non-profit organizations facilitating this involvement include: Leeds Placement in London, Ontario and Avalon Employment in St. John’s, Newfoundland. Governments can also pay the employers directly to make up for money spent paying existing employees to train new hires with disabilities (United States Department of Labor, n.d.). This is in contrast with the prevailing, isolating workplace model of “Sheltered Workshops” - where government placates employees with low compensation ($1.50 per hour) in addition to a Ontario Disability Support Program social assistance benefit (Picard, 2015). There is a mass amount of data indicating the benefits of an inclusive work environment - see more in Determination of Priorities.

Goal 4: Build Lasting Relationships Within Yurban The overall goal is to build community relationships in order to further humanize the involved community and further generate good will and understanding to successfully establish positive long term relationships between Group Home Residents and the neighbourhood. In order to achieve this goal, YKN would facilitate positive interactions between the neighbourhood and the home. For example, residents who are able and feel comfortable can introduce and talk about themselves. This will welcome the new individuals and create a personal relationship among residents and Yurbanites. The second tactic at hand would be to selectively word the way the group home is portrayed in communication strategies. Overall the media is influential to the community’s perception of the home, having a significant impact on its acceptance and long term success. YKN suggests that the township use

Yurban Community Action Plan

this influence to their advantage and positively stir the community, making the distinction between the residents’ intellectual disabilties and mental health issues, as well as clarifying that the residents did not choose to have different abilities and are simply hoping to be accepted by the community.

Determination of Priorities - Goal Rationale Planning a person-centered, barrier free home that honours the human rights of our residents is most crucial when considering the YKN Plan of Action. Consultation with residents and their families to ensure the home is best suited for each of the ten individuals comes first, acknowledging their right to dignity, opportunity, and participation.

was half that of typical workers and retention was twice as high” (Grant, 2015).

“The average tenure of an entry-level Tim Hortons worker is 1.3 years. Among Mr. Wafer’s staff with disabilities, the average is seven years. That’s partly because disabled people have such a hard time finding a job, they are less likely to leave for another. And turnover is expensive. It costs Segregated, institutional based care has been $4,000 in training and lost productivity for each determined to be the cause of an estimated annual new worker. “If my turnover is 38 per cent, and the loss of $4.6 billion, through lost productivity other guy’s is higher, who’s making more money? and social assistance payments. People with That is the business case, right there” (Grant, disabilities are not given the same opportunity to 2015). work and contribute taxes due to lack of access Hiring people with disabilities changes the culture and job opportunities (Canadian Association for of the workforce; employees of companies that Community Living, 2015). hire those with disabilities are looked at as more If community resistance does not diminish after stable and supportive in their inclusivity with the initial community outreach initiatives, YKN will notion that if the company takes care of someone retain its geographic parameters but shift focus with a disability, they may take care of them as to properties that will lead to the least resistance well (Paikin, Wafer, 2014). in the proposal/development/application phase. Properties already zoned for multi-unit residential could remove one contact (resistance) point with Council as no spot rezoning aspect would be up for discussion. YKN has thoroughly studied the following cases: “In the United States, drugstore giant Walgreen Co. has hired more than a thousand people with disabilities – from those with Asperger’s to obsessive-compulsive disorder, mobility challenges and schizophrenia. The company began targeting disabled workers in 2007 with a pilot project at a distribution centre where a third of its employees had a disability. The chain soon discovered that job performance was just as high among those with disabilities, while absenteeism 11

Yurban Community Action Plan

What We Heard After overview of the action plan provided by YKN, Spatial Strategies believes that a major objective is to purchase a home in Yurban that is able to accommodate the disabled people of YKN. Even if this is not achieved to its most desirable state, YKN wants to be seen in a positive light in the community of Yurban. This group seeks to educate and inform Yurban on exactly how disabled people can benefit the community, and has a few options on how to do this. Spatial Strategies thinks that YKN seeks to prove to the community that they have the potential to be good neighbours that respect the fabric of the existing community by being safe and respectful.

Yurban Community Action Plan

PROTECT OUR NEIGHBOURHOOD Define/Set Boundaries

• decrease the efficiency of local transit The Protect Our Neighbourhood Group (the PONG) • negatively impact community services, and; will prioritise the quality of life and functionality of • reduce parking availability. the local neighbourhood. Their perspective takes The major stake at hand is the reputation of the the values of the neighbourhood residents and community and its associated services. focuses on the alternative solutions to locating the group home within our neighbourhood. Further, The motives of all the stakeholders the project focuses on the direct impact on the The Group Home Association is focused on neighbourhood’s stakeholders. implementing a group home for individuals. In turn, the motives behind the neighbourhood members Focus Areas are the long term stability of their neighbourhood The PONG will focus on the physical and social as a place to live, work, and raise children. cohesion within the neighbourhood and how to preserve this delicate balance. The study area Needs Assessment will be confined to the subjected neighbourhood Undesirable condition boundaries and the adjacent area for the suggested Any degradation to the safety, social cohesion, alternative site. The focus will be the position privacy, and community services, that has and values of the PONG and the recommended been established by the PONG on behalf of the alternatives proposed. neighbourhood members. Who is controlling what? What is the present state or condition that is The PONG will be facilitating the priorities of deemed to be undesirable? interested stakeholders, including the existing • The addition of the group home to the neighbourhood residents, YKN, and the Yurban proposed neighbourhood will hinder the School Board who is actively looking for an following conditions: alternate use for the High School property. The • safety group will consider whether the community as a • social cohesion whole is willing to accommodate and welcome • privacy the addition of a unique group home, considering • community services and public realm the significant opposition from local residents. Has this been done before? What is at stake? The implementation of a group home within this The stakes at hand are insuring that the neighbourhood has not previously occurred. neighbourhood retain its prestigious reputation, safety, and land value while still retaining an open Who does the condition effect? mind for the future. The neighbourhood residents The implementation of the proposed group home are concerned that the group home will: will significantly affect: • project a negative stereotype of the • long-time neighbourhood residents neighbourhood • staff/workers within neighbourhood • affect property values • group home members (indirect--dislike from • jeopardize the safety of children interacting neighbours) with group home residents 13

Yurban Community Action Plan

Group home members will indirectly be affected Human Rights Commission, 2012). by conditions of group home in the form of Forces against the integration of the group home neighbourhood isolation and stigma are the neighbourhood residentsâ&#x20AC;&#x2122; privacy, safety What are the forces for and against? and community realm. Forces that are in favour of the integration of Integrating the group home into a community members into community; human rights (Ontario complies with human rights.

For 1. Accepting and supportive neighbourhood A high degree of social cohesion and support exists within the neighbourhood of Yurban. Yurban Kind Neighbours desire to locate the group home within a community that possesses the social characteristics of the Yurban neighbourhood. A strong sense of community within Yurban will correspond to the needs of the residents in order to achieve an exceptional equality of life. 2. Significant number of social programs There are many community organizations and associations within the neighbourhood of Yurban . The degree of social service groups within the neighborhood, such as the Rotary and Yupville Community Improvement Association, would serve as a benefit to members of the group home because they would provide advantageous support and services. The result of social services offered within the neighbourhood would assist with the successful integration of residents into the community. 3. Available Infrastructure The School Board is actively looking for alternate uses for the high school property within the neighbourhood of Yurban. Due to declining enrollment, the school site could be used more effectively as a residential centre. If Yurban Kind Neighbours went ahead with implementing their development on this site then there would be adequate space for a park, swimming pool, and classrooms. In addition, the nature of the location would satisfy their desire to be close to areas of increased pedestrian traffic. Leveraging the existing school site would be beneficial to both Yurban Kind Neighbours, as well as the Yurban School Board.

Yurban Community Action Plan

Against 1. Lack of alternative sites Despite potential benefits of locating the group home on the high school property, altering the use of the site would negatively impact the degree of services and amenities offered to residents of the surrounding community. The limited alternative options for the group home location in the Yurban neighbourhood, along with the benefits of the property, causes the school site to be thought of as the most suitable option. The lack of alternative options and prevailing preference to utilize the school site by YKN contributes to the degree of opposition from neighborhood residents. 2. Lack of opportunities Although bus services and connections are available within the neighborhood, they are inconsistent and will not sufficiently meet the needs of group home members and staff. The poor transit services will not allow prospective residents to access services they desire and will also contribute to increased staff parking on the site. The quality of transit within Yurban hinders the rationale for the group home to be placed within the neighbourhood. Furthermore, the lack of job opportunities in the Yurban neighbourhood prevents prospective residents from being active members within the community. Due to the predominantly residential neighborhood and a limited skill set possessed by members, the neighbourhood of Yurban does not provide sufficient opportunities and, therefore, the development would be better suited within an alternative neighbourhood. 3. Implications on community conditions Residents believe that property values will be negatively affected if the proposed group home is approved and added to the neighbourhood. Due to the age of the neighbourhood, residents fear that the addition of the group home will negatively impact the reputation of the community. Currently the reputation of the Yurban neighbourhood is exceptional. Residents are concerned that the group home will impede on the sense of security and social cohesion that exists. The implementation of a group home within the community would increase the presence of foreign individuals in the wellestablished neighbourhood, therefore disturbing the community conditions and public realm.

Yurban Community Action Plan

Data From Needs Assessment

is increasingly advantageous as it offers convenient and sustainable connections to The data below is presented to characterize local amenities and attractions. the opportunities available in the adjoining • Job opportunities in small businesses are neighbourhood; thus, showing a lack of suitability better suited to the prospective residents for the group home within Yurban. skill set. A number of small businesses are located within Yurbandale and are looking to Quantitative hire. The adjoining neighbourhood vs. proposed • Dwelling type would be better incorporated neighbourhood within the adjoining neighbourhood of • Adjoining neighbourhood’s population Yurbandale, due to an increased number corresponds with ages of group home. Group of multi-family dwellings located within the home residents range in age from 19-36 community. while the age distribution of the adjoining Primary and Secondary Data neighbourhood is 33:42:24 (children, adults, • Proposed neighbourhood is not in favour of seniors) (Protect Our Neighborhood Group, development 2015). - older neighbourhood resistant to change • Land use programs within the alternative - strong community cohesion community are desired by members of YKN. - primarily single-family dwelling Residents desire to be located near high neighbourhood pedestrian traffic--often associated with • Adjoining neighbourhood presents greater areas concentrated with places of work and suitability commercial activity, which the neighbourhood - mixed in population, land use of Yurbandale is. - better served by transit • The subway line would serve individuals - increased number of multi-family dwellings better due to the inconsistency of the bus in the Yurban community. The subway route

Goal 1: To Divert Development Away from Proposed Neighbourhood Due to the conservative nature of the community, the group home would ideally be developed within the adjoining neighbourhood. The PONG is in favour of this notion because the addition of a group home would better suit the adjoining neighbourhood. To support this, the PONG is determined that the adjoining neighbourhood’s flexible nature will better fit the addition of a relatively large structure, and has enough services and facilities to accommodate the addition of these unique residents. Objective 1: Prove Adjoining Neighbourhood Land Use is Better Suited for Group Home. A community survey on attitudes toward the group home proves 73% of the

Yurban Community Action Plan

adjacent neighbourhood is in favour of the proposed group home (Protect Our Neighbourhood Group, 2015). Further, the current mixed land use and existing diversity of residents facilitates the integration of the new community members. Objective 2: Show that Subway Access of Alternative Neighbourhood is the Best Option for Group Home Members in Comparison to Intermittent Bus. The residents moving into the group home would benefit most from close proximity to subway service; in a poll of the potential group home members 60% of members prefer subway to bus service which would be best captured in the adjacent neighbourhood (Protect Our Neighbourhood Group, 2015). Objective 3: Highlight that Job Opportunities in Adjoining Neighbourhood Reflect the Skills of the Group Home Members Rather than the Proposed Neighbourhood. Adequate employment opportunities are best provided if the residentâ&#x20AC;&#x2122;s skill sets are accommodated, which are limited to basic service sector and labour positions. Individuals will have greatest success if located in adjacent neighbourhood containing a large number of small businesses and heavy industries. Objective 4: Project the Benefits of Real Estate Market in The Adjoining Neighbourhood Versus the Proposed. To ensure the group home will be incorporated in the surrounding neighbourhood, the adjacent neighbourhoodâ&#x20AC;&#x2122;s variety of dwelling types and multi-family composition better suits the addition of a group home and better accommodates the situation better than a neighbourhood dominated by single-family detached homes.

Goal 2: Mitigate Effects of Development in Neighbourhood if Group Home is Approved In order to help relieve the additional stresses on the community, the group home would be expected to bring forth additional changes. These additional changes would be used to help counter the negative implications of this group home and if possible improve the community. Objective 1: Safety. In order to retain the community safety, it is suggested to hire extra security guards or train social service workers further in order to help the neighbourhood members understand the perceived risk and reduce opposition.

Yurban Community Action Plan

Objective 2: Social Cohesion. To maintain social cohesion, the neighbourhood must analyze how the addition of the group home will affect the overall atmosphere of the neighbourhood. This would be best achieved by integrating the group home members into the community and helping the members develop values that best coincide with the neighbourhood. Objective 3: Property Value. The house is expected to be built along with other amenities like a pool, park and classroom space. If the house could share these amenities they would be able to improve the overall quality of life of the area and facilitate controlled interactions with the residents. Objective 4: Community Services. Ensure that current community services (such as public transportation, healthcare, parking etc.) are not affected by the addition of the group home. If the proposed group home will have any changes to these services, the community as a whole should take into consideration what changes must be made to maintain current services.

Determination of Priorities First Priority: Divert Development Priority of values/ objectives: prove that better opportunities exist in adjoining neighbourhood in contrast to proposed neighbourhood. In order to prove that better opportunities exist we must determine the shortfall of opportunity that will exist if the proposal is located in the Yurban neighbourhood. Second Priority: Minimize Effects if Development is Approved Priority of values/objectives: Ensure that the degree of safety, social cohesion, financial value of residences, and community services are maintained within neighbourhood. In order to maintain current community conditions we will make recommendations based on effects that group home members will have. (Ie. hire more Yurban Community Action Plan

guards, establish programs, leverage development opportunities, and increase capacity of services). Operational Phase: Programming Identification of alternatives A viable alternative to the proposed development in Yurban is an alternative location in Yurbandale. Due to the proposed neighbourhood lacking amenities desired by group home members, the adjoining neighbourhood would be increasingly suitable, as it meets each and every requirement identified by group home members. Despite the stigma towards the Protect Our Neighbourhood Group, the alternative is being proposed to reflect a larger benefit to group home members. In fact, locating the proposed development in the adjoining neighbourhood will increase the number of demands met.

The highest cost beared by residents in Yurban data in order to determine whether or not the is the risk of the deterioration of the quality of group home has been well accepted. the community, rapport amongst residents and changes to the neighbourhood compromising the • Services - Survey residents to evaluate qualitative data in order to perceive the changes social values. in quality of life since the opening of the group Selection of criteria in program choice home. Additionally use qualitative data to determine whether or not the group home has Criteria for the implementation of the group home applied strain to community services. is dependent on quantitative data that is in favour of adjoining neighbourhood

Define the program products To establish and implementing a group home within a Hogtown neighbourhood that will aim to re-integrate ten special needs individuals back into the community, while minimizing social implications and maximizing the outcome.

• Property Value - Collect real estate data in order to determine if the group home has had any changes to the housing market within the area.

Determination of resources • What will it take? - Increased number of security guards and care workers - Acquire a multi-family dwelling - Establishing a degree of social cohesion between existing neighbourhood members and group home members that are introduced to the neighbourhood - Leverage development for improvements to neighbourhood Implementation Concurrently establish social programs when implementing group home, in order to ensure that further community cohesion is engaged and established. Evaluation In order to interpret the overall success of the new group home, evaluation will focus on the following four objectives: • Safety - Contact the local police department to collect the crime rates periodically after the group home construction. • Social cohesion - Periodically survey homeowners prior and after the group home construction. Specifically targeting qualitative 19

Yurban Community Action Plan

What We Heard After overview of the Action Plan created for the Protect Our Neighbourhood Group, Spatial Strategies acknowledges that the Yurban neighbourhood is against the establishment of a group home. The community fears that adopting the home will compromise the existing services and conditions within the area. If the integration of the group home is mandated by a governing body, the Protect Our Neighbourhood Group expects that the city and Yurban Kind Neighbours work together in order to minimize negative implications on the neighbourhood.

Yurban Community Action Plan

HOGTOWN PLANNING DEPARTMENT Context and Scope

resources from the city including the time and Hogtown is a small municipality with a limited expenses for both the stakeholders and the planning department. The planning department’s planning department, as well as legal fees that role in this process is to ensure all proceedings can drain the city’s already limited budget. As are carried out within the confines of municipal such an OMB hearing is deemed unnecessary Official Plan. Best practices will be followed in and if possible, avoidable. the creation of new developments and plans. What are the Stakes? In addition, Hogtown must also ensure that the The current stakes for the planning department are needs of all our stakeholders are met. the concerns over the validity of the official plan. The case plan in question will involve the location The planning department wants to ensure that for a group home within the neighbourhood of this legal document is respected as a precedent for current and future development. Yurban. This location is currently zoned exclusively residential with by-law amendments allowing for five religious institutions and a secondary school. Further, firm land use policies are in place, and lengthy rezoning processes reflect the obstacles which will directly affect the implementation of the proposed group home.

Also at stake are possible expenses from an OMB hearing. Hogtown is a small municipality, its planning department does not have the resources (financial, legal, personnel) to pursue a hearing.

Currently two stakeholders are involved in the process of creating a development proposal of a residential centre. These stakeholders, as described above have been unable to reach consensus, thus likely leading to the case being appealed to the OMB. This will drain valuable

What is the present state or condition that is deemed to be undesirable?

Planning Priorities

The planning department will offer guidance in developing plans for the group home in complete Who is Controlling What? compliance with the official plan and with the full Hogtown has an ample amount of urban planning support of both parties, and the community. It is policies that have been created to ease the process our vision for Hogtown to be considered a vibrant of purchasing and developing land. The planning community with a strong economic base. department can recommend for the committee of All Hogtown citizens, including the proposed adjustment to approve or reject a development if future residents must be housed in suitable found in violation of the official plan and city by housing arrangement, regardless of the location. laws. It would be considered a failure to the planning This ruling can be appealed to the Ontario department if any homelessness, neighbourhood Municipal Board, which is a provincial tribunal insecurity, and potential social dissatisfaction that will compose a hearing concerning disputes occurred on a scale that can be referred back to over land-use planning. As a provincial legislation the neighbourhood and the city management as the OMB’s ruling are legally binding (Environment a result of the denial or approval of the proposed development. and Land Tribunals Ontario, 2009).

Hogtown has not yet had such a development within its municipal boundaries. It is unclear if the official plan can accommodate the requirements necessary for this site. The Hogtown Planning Yurban Community Action Plan

Department is a neutral body that aim to balance the needs of each stakeholder, but also understand there are legal implications for this specific application. Specifically, Hogtown’s bylaw states:

with the proposed site and another group home in the Hog Creek neighbourhood adjacent to the proposed development location. This site is technically in a continuous residential land use, simply separated by the creek, curtailing more “Group homes that house not more than ten (10) controversy. persons living under responsible supervision are permitted in single detached dwellings in This section of the bylaw is in place to protect all Living Area designations. The Zoning By-law Hogtown residents from noncompliant land uses may include area-specific provisions to regulate and users. Additional concerns include: the type, size and distance between these uses. Larger group homes or homes of a correctional 1. Consistency with neighbourhood character nature are considered to be institutions (City of 2. All group homes must be built in accordance to the site zoning plan Sudbury, 2006). 3. Ensuring parking requirements meet or Additionally, group homes are not permitted to exceed current standard for specific uses stand within an 800 metre radius of each other 4. Implications of the group home on land and within a continuous land use block.” employment economics 5. Addressing community safety This subsection of the bylaw conflicts POLICY RESIDENTIAL USE: New residential development must be compatible with the existing physical character of established neighbourhoods. Consideration must be given to the size and configuration of lots, built form, building setbacks, building heights and other provisions applied to nearby properties under the Zoning By- law. Adequate on-site parking and amenity areas are provided; and, the impact of traffic on local streets is not significant. INSTITUTIONAL USE: Local the residential function disturbances to existing recognized in the Zoning

institutional uses that are compatible with are allowed, but must not cause significant uses. Existing institutional uses will be By-law.

PARKING: New developments generally must provide an adequate supply of parking to meet anticipated demands. Parking requirements may be reduced in those areas that have sufficient capacity, such as the Downtown. Standards for the provision of accessible parking will be reviewed to ensure an adequate supply of parking spaces for persons with disabilities, including additional on-street barrier-free parking. Bylaws adapted from: City of Barrie (2012), City of Sudbury (2006), Township of Nippising (2010).

Yurban Community Action Plan

Goal 1: Provide equitable housing for all members in the community Objective: Facilitate appropriation of a parcel of land in a properly zoned community to construct the residential centre.

Goal 2: Harbour safe neighbourhoods: Hogtown also values raising children in a child-friendly city, so that they in turn may choose to be educated, live and work here. Objective: Establish a community network, including the rgroup homes, that roots families and individuals with safe and accepting neighbours.

Goal 3: Ensure future development must contribute to community amenities (must make community better) Objective: Ensure onsite amenities are accessible to community.

Goal 4: Ensure future developments are processed in timely and fair manner Objective: Avoid a hearing in OMB by all means.

Goal 5: Our primary goal is that all developments are in compliance with the official plan. Objective: Avoid amendments as much as possible.

Yurban Community Action Plan

Operational Phase: Programming We have identified five possible options for the planning department going forward: 1. Reccomend to the Committee of Adjustments to reject minor variances to to applicable by-laws for the proposed development 2. Aid in surveying alternative site locations 3. Reccomend to the Committee of Adjustments to approve minor variances to to applicable by-laws for the proposed development 4. Provide further assistance in the planning consultation process 5. Consider possible future zoning by-law amendment applications

Yurban Community Action Plan

What We Heard The planning department recognizes the importance of the residential centre to provide support for both residents and their families within Hogtown. However, the planning department has expressed concern over the development, due to conflicts with Hogtownâ&#x20AC;&#x2122;s official plan. These conflicts include a concern of the center fitting within the existing character of the neighbourhood, incompatible zoning, as well as concerns over increased traffic and parking on the surrounding Yurban community. The planning department has ultimately concluded that the residential centre would be better situated in Yurbandale or North Yurban), which are in less conflict with the current official plan, in terms of zoning amendments. They have also recognized that while the department attempts to remain neutral admitted in their analysis may be a conflict of interest. The planning department has also have acknowledged that they are largely unfamiliar with such a development, and that a such interdisciplinary development may beyond their current capacity and scope. The planning department has asked Spatial Strategies to conduct an analysis of the current situation, and created a broad community action plan for the totality of the city, YKN, and PONG. 25

Yurban Community Action Plan

SPATIAL STRATEGIES Priorities Vision Statement To establish a process by which to engage the broader community of Hogtown in order to reach a consensus (Flannigan & Scott,1996) and to develop for an appropriate housing development within the Yurban neighbourhood. Program Selection Criteria Human Rights Implications The human rights of individuals should not be compromised regardless of race, ethnicity, gender, sexuality, mental health or disability. Every individual should have equal access and opportunity to housing accommodations; dissolving stereotypes and removing barriers to increase societal acceptance is essential in order for everyone to reach their full potential. Furthermore it is recognized that the institutionalization of individuals with intellectual disabilities is no longer practiced within Ontario. This change has altered planning practices in Ontario, as supported living is considered purely residential land use, instead of institutional. Despite this, outdated planning practices still remain. The Ontario Human Rights Code is quasiconstitutional legislation that protects the dignity of individuals and enforces best practices to promote healthy and inclusive communities. Compliance with the code is mandatory at all phases of development from proposal to implementation at all governing levels. Discriminatory by-laws, policies and bureaucratic attitudes such as separation distances, housing regulations and rental licensing are a product of flawed city planning and Nimbyism that prevent individuals from reaching their full potential. In The Zone (Ontario Human Rights Commission, 2012) is a guiding document that reviews the responsibilities of municipalities and their organizations to satisfy the requirements of the Human Rights Code Yurban Community Action Plan

and dispels negative myths associated with undesirable neighbourhood development. In the Zone emphasizes that everyone has the right to equal treatment and that community groups do not have the authority to accept or reject the presence of developmentally disabled individuals, future homeowners or surrounding tenants. In response, a number of preventative provincial documents including the Residential Tenancy Act 2006 and the Housing Services Act 2011 serve as anti-discriminatory policies and increase accommodation for all individuals seeking access to housing. The stigma associated with physical, mental and developmental disabilities is a practice that, while changing for the better, still has remnants of past discriminatory practices. Often discrimination is present in the form of bylaws detailing bedroom caps, distancing requirements, requirements to be placed on major arterial or collector roads, and the zoning of residential care homes (group homes), as institutional. This practice is not always intended, nonetheless it remains from lack of oversight and update on the part of planning departments who may be unaware of the update to the 2014 Provincial Policy document. In Ontario, a group called Dream Team has been one of the most vocal, pursuing by law amendments that discriminate against residential care homes (group homes) and filing application against discriminatory by laws to the Ontario Human Rights Tribunal. There have been four cases brought before the Human Rights Tribunal against four municipalities (Kitchener, Toronto [York Region], Sarnia and Smith Falls), since 2010 . The Dream Team is a Toronto-based supportive housing advocacy group which consists of people who identify as consumers/survivors of mental health services. Their mission is to ensure that â&#x20AC;&#x153;everyone with a mental health issue [has] access 26

to safe, secure, and affordable supportive housing (The Dream Team, n.d.).”

in Hamilton and Kitchener in which MSDs zoning by-laws were quashed, and the fact that the City of Toronto’s planning expert testified that there is In the 1990s and 2000s, the Dream Team no planning rationale for keeping MSDs and, in undertook the study of multiple municipalities’ fact, recommended removing them. zoning by-laws to identify faults that exposed their citizens to human rights violations (Charter, In 2014, The City of Toronto approved the section 15.1). A common discriminatory practice elimination of the 250-metre MSD and the emerged. Across Ontario, land use by-laws reference to the number of people housed. sought to limit the proximity of supportive housing residences. This violates the constitutional rights Costs & Benefits (Charter, s15.1) of the citizens, as well as the rights Social costs of excluding disabled persons from to accommodation without discrimination inferred a community: by the Ontario Human Rights Code (s2.1) to both • In this context, the community does not of which the Planning Act and Official Plans must realize the potential advantage of the unique conform. capabilities and personalities of disabled people. In 2012, the Dream Team went to court to challenge the City of Toronto on discriminatory zoning • Disabled persons that are not given the opportunity to be part of community life by-laws that contained minimum separation would not have the opportunity to create distance standards “for the development and capacity within themselves to be contributing location of group homes, residential care facilities members of society. When separated from and other types of supportive housing for people family, disabled persons have the capacity with disability-related needs.” to be contributing to society through working In April 2014, the City of Toronto held four public and paying taxes, as opposed to being consultations in order to gather feedback on dependant on family. proposed amendments to remove MSDs from • Exclusion from society is not a desirable residential zoning by-laws. The community goal for anyone, and the benefits of inclusion response was apathetic in that only 11 attendees outshine the benefits of seclusion. The out of a total 26 were not related to the Dream Canadian Charter of Rights and Freedoms Team or human rights organizations. Of those 11 has set policy prohibiting the exclusion of the attendees not related to Dream Team, all were disabled. supportive of the proposed amendment. Social benefits of including disabled persons In May 2014, D. Carter, Executive Director of the within a community: Ontario Human Rights Commission (OHRC), made a deputation to the City of Toronto Planning and • It celebrates diversity within the neighbourhood Growth Committee in which Carter recommended removing MSDs from group home requirements • It exposes children and adults to different types of people, creating a sense of across the province. Key to the recommendation acceptance within the community was the argument that “courts have ruled that zoning by-laws that define and restrict the location • It prepares the community for the upcoming needs of Hogtown’s aging demographic of dwellings based on the characteristics of their users, instead of the type of building structure, • Besides it being their legal right to live wherever they please, the Yurban Kind are discriminatory” (Carter, 2014). Neighbours could provide significant social The recommendation to remove Toronto’s MSDs benefits for the community. The YKN would standards was also supported by similar cases raise the standard of living for all members 27

Yurban Community Action Plan

of the community by contributing to raising the 12 Social Determinants of Health (Public Health Agency of Canada, 2011), making Yurban a healthier place to live: - Income and Social Status - Social Support Networks - Education and Literacy - Employment/Working Conditions - Social Environments - Physical Environments - Personal Health Practices and Coping Skills - Healthy Child Development - Biology and Genetic Endowment - Health Services - Gender - Culture Economic Consideration There has been concern regarding the potential impact of a group home on property values. Specifically there is a perception that property values will decrease if built. Although these perceptions exist, the planning department will utilize fact based evidence when making considerations for approval. There may also be economic benefits due to the addition of full time jobs within the home. Furthermore, the cost of exclusion from the workforce has a huge price-tag, as The Canadian Association for Community Living states: “the total cost to society of segregating people with intellectual disabilities has been estimated to be $4.6 billion annually in lost productivity and unnecessary social assistance payments (2015).” Many companies are discovering that hiring people with disabilities is an advantage. This is because productivity is high, turnaround is low, which leads to lower training costs. A technology firm in Calgary called Meticulon consulting looks for people with intellectual disabilities because they have found that they offer unique skills such as precision, diligence, attention to detail and an ability to sustain focus (Grant, 2015). Property Value Implications There is a low risk of Yurban’s property values Yurban Community Action Plan

being negatively impacted by the building of the proposed supportive housing residence. This statement is supported by research published by the Wellesley Institute (2008) which studied the impact that two separate supportive housing properties (on different streets) had on neighbouring property values. The study shows that in both cases, the surrounding property values (i.e. on the same street as the scrutinized housing) changed in proportion with the overall Toronto real estate market. There were no indications that either property had the effect of lowering property values (de Wolff, 2008). Transportation Infrastructure Capacity Transportation infrastructure capacity has been a key topic discussed by all stakeholders when identifying values, concerns, and objectives. From the perspective of residents, a group home has the ability to add a tremendous amount of unwanted parking and vehicle movement in and out of the area. These concerns are valid, but the reality is that the Ontario Housing Commission has cited lower levels of car ownership in these types of dwellings since tenants will be of lower income. From the planning department, there is a legal obligation, as set forth by the Official Plan, to ensure infrastructure is included onsite. Spatial Strategies understands the need to balance qualitative demands and mandatory regulations. Spatial Strategies will suggest three courses of action to respond to these concerns. First, a study should be conducted on the feasibility of para-transit program. Para-transit functions as a supplementary transit network that provides door to door service for persons with restricted physical mobility or other needs. Spatial Strategies recognizes that the implementation of such a program may have the ability to reduce vehicle use to the proposed site and by neighbouring users. Early implementation of the system also provides benefits to the greater community. For example, by 2020, over 35% of Hogtown’s population will be over the age of 65. Early implementation of this program will ensure Hogtown has sufficient public transportation capacity for the increasingly aging population from 2020 onwards. Early 28

implementation of para-transit will also be a trend setting move. The Ontario Human Rights Commission is currently inquiring with staff regarding para-transit under section 14(2) of the Human Rights Code. Specifically the OHRC is determining if the service will be considered a mandatory requirement under the Human Rights Code. Para-transit will be a vital link in Hogtown’s future transportation network regardless of the development of a group home. The second course of action suggested would be to mitigate parking conflicts with neighbouring users with innovative mixed use parking spaces. There is a legal obligation for the unit to provide a minimum of two parking spaces for onsite staff, but this does not take into account additional contract staff such as security or cooks, visitors, and the residents. Parking spaces can be integrated onto the property through mixed spaces which provide an appropriate amount of room to store vehicles. For example, court spaces may be converted as temporary onsite parking. The addition of traffic calming measures such as speed bumps, one ways, and median diverters may also be used to reduce through traffic which some residents may attribute to new development instead of general through traffic.

security level and the perception of safety (Safer Communities and Neighbourhoods, 2008). by the community members: • Conduct a safety audit by resident volunteers. This can include the inventory or checklist of the features in an area with emphasis on factors like: whether there is sufficient lighting, whether you would be heard if you called for help, whether there are people who can help, or improvements people would like to see to enhance safety (City of Toronto Social Development, n.d.). • Identify potentially unsafe areas: enclosed spaces, remote park areas, suspicious properties. • Establish a neighborhood watch group to conduct night-time area patrols. • Conduct a cleanup of garbage on vacant lots and unattended spaces identified by the safety audit. • Encourage the local residents to monitor on the regular basis neighbouring properties for suspicious activities: • Special community events to promote safe behaviour. This could be in a form of workshops, crime prevention fair, discussion panels, special lessons in the local school, etc. Cooperation from local agencies and the police in providing information would be encouraged. • Establish a group of volunteers to form a group for friendly recreational meetings and activities between the disabled people and other residents. This would reduce common prejudices and eliminate psychological barriers.

In the long run, Hogtown must acknowledge that parking conflicts will be an inevitable point of contention for every future development. Hogtown must ensure steps are taken now to reduce vehicle demand and to promote alternative methods of transportation. With an increasingly aging population, Hogtown’s transportation network may become less relevant if further investments are not made to public transportation and other Alternatives alternate modes. Alternative Living Arrangements Neighbourhood Safety Spatial Strategies considers the safety impact of the proposed group residence on the Yurban neighbourhood minimal. The proposed residents don’t represent any hazard for the community. However, in view of the increasing residents’ overall concern over the neighbourhood safety it is suggested to take certain steps to raise the 29

An integrated approach between the justice department, the mental health association and the YKN may be a better option moving forward. All three groups have the same end goal: to allow former patients of institutions to re-enter society through supportive living and community care. Partnering with the Provincial Chapter of Mental Yurban Community Action Plan

Health as well as the Justice System would neighbourhood of Yurban may not be conducive expedite results and propagate funds. to the reintegration of residents back into the community. Spatial Strategies believes that a collaboration between groups could potentially decrease Considering an alternative location for the the opposition from neighbourhood residents development may result in an location being as funds would be available to implement chosen that is increasingly suitable prospective improvements within the community. Further, residents. The adjoining neighbourhood to Yurban leveraging development funds to make community would provide residents with (better opportunities improvements, such as the integration of a new in terms of transit, job opportunities, and property community center, will strengthen the visual availability. The adjoining neighbourhood, aesthetic of the neighbourhood, as well as the Yurbandale, is penetrated by a subway line, degree of social cohesion and integration. contains a number of small business and heavy industries, and is concentrated with a greater Alternative Locations number of multi-family dwellings, in contrast to While Spatial Strategies recognizes the the neighbourhood north of Yurban, North Yurban. implications of the 2014 Provincial Policy While two others neighborhoods are surrounding Statement, they acknowledge that potentially the community of Yurban that is in question, the better opportunities for the residents may exist in conditions and opportunities within Yurbandale an alternative community. In lieu of poor transit are increasingly suitable for prospective residents. connections and a lack of job opportunities, the

Yurban Community Action Plan

Action Plan Recommendation

Phase I

Phase II

Implementation & Evaluation

PHASE I: Spatial Strategies will begin by determining and individually conversing with key leaders of the community (local councillors, Presidents of the Home and School Association/ Local BIA/Yupville Community Improvement Association/church leaders) in order to gain insight regarding neighbourhood needs. The feedback will be analyzed and compared to determine like needs and the opportunity for consensus: for example, amenities such as a pool/park/classroom could be shared with the neighbourhood in order to improve the quality of life and facilitate with residents. New facilities could employ local residents (i.e. high school students with high levels of unemployment) and playground/park facilities could harbour accessible, inclusionary designs for the aging baby boomer population.

Final plan for Council consideration

The planning department has the responsibility to establish a task force led by outside consultants. The purpose of the task force is to engage the broader community of Hogtown in a the process to achieve consensus.

Create draft plan and action items

Draft emerging strategies

Identify assets, issues, and opportunities for Yurban Task Force Recommendation

Phase III

to the public, with further input gained through social media and multidisciplinary engagements, such as meet and greets and voluntary profiles of the residents and their families in newspapers and on YouTube. Implementing a Community Asset Map done through a cell phone app or walkshop could determine the most preferred location for the home (Glover & Toderian, 2014). YKN can partner with the local school system to implement an Evidence Based Decision Making “Best Practice” educational program, such as Communities That Care, to promote social wellness (Public Health Agency of Canada, 2013). In order to stay within the 6-8 month timeframe and avoid lengthy appeals, public meetings may be deemed unnecessary through implementing “as of right” zoning in Hogtown (Ontario Human Rights Commission, 2012).

PHASE III: Utilizing input from Phase I and Phase II, the Community Involvement Plan should be presented to council for recommendations. Recommendations should be made to ensure approval from Council and city staff. After implementation, the plan should be evaluated PHASE II: Findings from Phase I will be released through multiple feedback loops. Evaluation of 31

Yurban Community Action Plan

success include aspects of public approval and perception. These include: • surveys of public perception showing a minimum of a 25% decrease in detractors • monitoring opposition and general sentiment in social and news media • increasing total positive sentiment mentions by 25% • increasing number active proponents in proportion with number of adversaries. Spatial Strategies has determined that engaging with the existing residents of Yurban will inevitably build capacity for a stronger, more cohesive community. When multiple stakeholders participate in the planning process, decisions are not as easily overturned, which will in turn allow for Yurban Kind Neighbours to apply their focus on leading a life of dignity, opportunity, and participation without fear of upheaval.

Various methodology can be undertaken to involve citizens in the planning process, leading to a shared degree of power between stakeholders (Arnstein, 1969); in this instance, the human right for YKN to choose a dwelling best suited to their needs overrides the level of influence from involved citizen groups. The next step for the City of Hogtown is to move ahead with community consultation that is necessary to bring about consensus among all stakeholders.

Evaulation Criteria (Australia Canberra Connect, 2013)  The appropriate community leaders and groups are engaged in substantial numbers  The public meetings are structured to be accessible and inclusive  The community members contribute to the development of the study materials  There has been meaningful learning by the community and academics on the study topic and the process of civic decision making  The community members have a meaningful role in the evaluation process  Community individuals and group attend public meetings  Number of community members who engage on the topic through their municipal representative  Stakeholders remain informed throughout the process

Yurban Community Action Plan

REFERENCES Affordability and Choice Today (2009). Housing In My Backyard: A Municipal Guide For Responding To NIMBY. Retrieved from http://www.fcm. ca/home/programs/past-programs/affordability-and-choice-today/ responding-to-nimby.htm Agency for Toxic Substances and Disease Registry. (2011) Criteria for evaluating community engagement process. Retrieved from http://www.atsdr.cdc. gov/communityengagement/pce_program_process.html Arnstein, S. (1969). A Ladder of Citizen Participation Retrieved from https:// www.planning.org/pas/memo/2007/mar/pdf/JAPA35No4.pdf Australia Canberra Connect (2013). Urban Design and Cultural Facility Planning Principles. Retrieved from http://www.actpla.act.gov.au/__data/assets/ pdf_file/0014/2813/appendix02.pdf Canadian Association for Community Living. (2015). Benefits of Community Living. In Definitions and Terminology. Retrieved from http://www.cacl.ca/ about-us/definitions-terminology CDCP (2009). â&#x20AC;&#x153;The Role of Community Engagement in Community Health Improvement.â&#x20AC;? Retrieved from http://www.cdc.gov/stltpublichealth/ pimnetwork/eventdocs/2012/June/06282012slides.pdf City of Barrie (2012). The City of Barrie Official Plan. Retrieved from http://www. barrie.ca/City%20Hall/growth/Documents/Official%20Plan%20with%20 Annexed%20Lands%20Amendments%20less%20Sections%208%20 and%209%202012%2009%2014.pdf City of Hamilton (2014). Hamilton Neighbourhood Action Strategy. Retrieved from http://www.hamilton.ca/NR/rdonlyres/E81372D1-4CFE-4902-AE879C59EA25D00A/0/NeighbourhoodActionStrategy2014AnnualReport.pdf City of Sudbury (2006). The City of Greater Sudbury Official Plan. Retrieved from http://www.greatersudbury.ca/?LinkServID=F59E4B65-E5EF-85B06135D11DFD2BC05F City of Toronto (2013) Zoning bylaw 569-2013. Retrieved from http://www. toronto.ca/legdocs/bylaws/2013/law0569-schedule-a-vol1-ch1-800.pdf City of Toronto Social Development (n.d.). Neighbourhoods and Communities. In What Is a Safety Audit? Retrieved from http://www1.toronto.ca/wps/ portal/ City of Toronto Staff (2014). Amendments for all zoning by-laws: group home separation and occupant numbers. Retrieved from http://www.toronto. ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-69372.pdf Colwell, P., Dehring, C., & Lash, N. (2012). The Effect of Group Homes on Neighborhood Property Values. Chicago. Retrieved from http:// pbadupws.nrc.gov/docs/ML1208/ML12088A314.pdf\ de Wolff, A. (2008, May). We Are Neighbours: The Impact of Supportive Housing

REFERENCES on Community, Social, Economic and Attitude Changes. Retrieved from http://www.wellesleyinstitute.com/wp-content/uploads/2011/11/ weareneighbours Environment and Land Tribunals Ontario (2009). Your Guide to the Ontario Municipal Board. Retrieved from https://www.omb.gov.on.ca/stellent/ groups/public/@abcs/@www/@omb/documents/webasset/ec081184.pdf Flannigan E. & Scott, J. (1996). Consensus as a Process. From Achieving Consensus: Tools and Techniques. Menlo Park, California: Crisp Publications. pp 4. Glover, J. & Toderian B. (2014, March 5). 10 Lessons in More Engaging Citizen Engagement. Retrieved from http://www.planetizen.com/node/67656 Google Maps. (2015). [London Ontario] [Earth View]. https://www.google. ca/maps/place/London,+ON/@42.982776,-81.2420538,10344m/ data=!3m1!1e3!4m2!3m1!1s0x882ef20ea88d9b0b:0x28c7d7699a056b95 Grant, T. (2015, Feb. 27). Working Wisdom: How Workers with Disabilities Give Companies an Edge. The Globe and Mail. Retrieved from http:// www.theglobeandmail.com/report-on-business/working-wisdom-howworkers-with-disabilities-give-companies-an-edge/article23236023/ Ontario Human Rights Commission (2012). In the zone: Housing, human rights, and municipal planning. Retrieved from http://www.ohrc.on.ca/en/zonehousing-human-rights-and-municipal-planning Ontario Human Rights Commission (2012). In the zone: Housing, human rights, and municipal planning. Overcoming opposition to affordable housing. Retrieved from http://www.ohrc.on.ca/en/zone-housing-human-rightsand-municipal-planning/overcoming-opposition-affordable-housing Ontario Human Rights Commission (2012). In the zone: Housing, human rights, and municipal planning. Make sure public meetings are really needed. Retrieved from http://www.ohrc.on.ca/en/zone-housing-human-rightsand-municipal-planning/overcoming-opposition-affordable-housing Ontario Human Rights Commission (n.d.).The para-transit programs. Retrieved from http://www.ohrc.on.ca/en/whether-para-transit-services-providedpublic-transit-services-cities-toronto-hamilton-london-and/para-transitprograms Ontarians With Disabilities Act, S.C. 2001. c. 32, s. 2(1). Paikin, S. (Interviewer) & Wafer, M. (Interviewee). (2014, April 1). Mark Wafer: Enabling the Disabled [Television series episode]. Retrieved from TVO Web site: http://tvo.org/video/202356/mark-wafer-enabling-disabled?gob ack=%252Egde_2604468_member_5857561298832760835 People First of Canada-Canadian Association for Community Living Joint Task Force on Deinstitutionalization. (March 2010). The Right Way: A Guide to Closing Institutions and Reclaiming a Life in the Community. Retrieved

REFERENCES from http://www.cacl.ca/publications-resources/right-way Picard, A. (2015, March 24). You donâ&#x20AC;&#x2122;t help disabled workers by hiding them. The Globe and Mail. Retrieved from http://www.theglobeandmail. com/globe-debate/you-dont-help-disabled-workers-by-hiding-them/ article23584592 Protect Our Neighbourhood Group. (2015). Study on Community Conditions within Yurban Neighborhood. City of Hogtown. Public Health Agency of Canada. (2013, March 13). Canadian Best Practices Portal. Communities That Care. Retrieved from http://cbpp-pcpe. phac-aspc.gc.ca/interventions/communities-care/ Public Health Agency of Canada (2011, Oct. 21). Key determinants. In What Determines Health? Retrieved from http://www.phac-aspc.gc.ca/ph-sp/ determinants/index-eng.php Safer Communities and Neighbourhoods (2008, August). Take action to build a safer neighbourhood. Retrieved from https://www.solgps.alberta.ca/ safe_communities/SCAN/Publications/SCAN%20brochure.pdf The Newfoundland and Labrador Association for Community Living. (2012, Feb. 24). Supportive Living and Housing Position Paper. Retrieved from http:// communityinclusion.ca/2012/02/supportive-living-and-housing-positionpaper/ Township of Nippising (2010). Township of Nippising Offical Plan. Retrieved from http://nipissingtownship.com/web/pdf/Nipissing%20Official%20 Plan%20May%2028-2010(jrw).pdf United Nations Enable: Rights and Dignities of Persons with Disabilities. (2004). Accessibility for the Disabled: A Design Manual for a Barrier Free Environment. Retrieved from http://www.un.org/esa/socdev/enable/ designm/ United States Department of Labor. (n.d.). Office of Disability Employment Policy: Employment First. Retrieved from http://www.dol.gov/odep/ topics/EmploymentFirst.htm Withers, A.J. (2007, February). Definitions and Divisions: Naming Disability. If I Canâ&#x20AC;&#x2122;t Dance Is It Still My Revolution?, 2, 5-22.

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SPATIAL STRATEGIES TEAM VICTOR CHEUNG BRI DELLA SAVIA ALEX GAIO MARY GELINAS KAITLYN HUNDT KWASI KANKAM MICHAEL MOROZOV ANDREW MUSCAT TAYLOR PRATT-DAFOE JONATHAN REITSMA KYRA SAVOLAINEN EMILY SCHAEFER ADRIANNA WOJTIS