HomeMy WebLinkAboutDSD-2025-371 - Missing Middle and Affordable Housing Community Improvement PlanStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: December 1, 2025
SUBMITTED BY: Rosa Bustamante, Director, Planning and Housing Policy/City
Planner, 519-783-8929
PREPARED BY: Oluseyi Ojurongbe, Project Manager (Planning), 519-783-8941
Elyssa Pompa, Planner (Policy), 519-783-8943
WARD(S) INVOLVED: All wards
DATE OF REPORT: November 20, 2025
REPORT NO.: DSD -2025-371
SUBJECT: Missing Middle and Affordable Housing Community Improvement
Plan
RECOMMENDATION:
That the proposed By-law establishing a Community Improvement Project Area
incorporating all lands within the municipal boundaries of the City of Kitchener, in
the form shown in Attachment `A' to report DSD -2025-371 be approved; and,
That the proposed Missing Middle and Affordable Housing Community Improvement
Plan By-law, be approved in the form shown in Attachment 'B' to report DSD -2025-
371; and further,
That the General Manager of Development Services or their designate be authorized
to execute all agreements and other related documentation, subject to the
satisfaction of the City Solicitor, which may be required to administer the Missing
Middle Affordable Housing Community Improvement Plan.
REPORT HIGHLIGHTS:
• The purpose of this report is to seek Council's approval to establish a Community
Improvement Project Area and associated Missing Middle and Affordable Housing
Community Improvement Plan (CIP) to create grants for missing middle housing forms
including affordable housing in alignment with the City's commitments through the
Housing Accelerator Fund.
• In recognition of the successes of the City's Housing Accelerator Fund (HAF)
initiatives, the City of Kitchener was awarded an additional $4.2M in HAF funding in
March 2025 to establish a CIP.
• A CIP is a tool available to municipalities under the Planning Act, that enables cities to
carry out projects in a particular area that improve community needs. The City of
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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Kitchener has implemented CIPs in the past including brownfield development and
downtown renewal.
The proposed CIP consists of two incentive program streams to address barriers
associated with missing middle housing: Additional Dwelling Units Grant and the
Missing Middle Affordable Housing Grant.
o The Additional Dwelling Unit Grant offers flexible options to achieve affordable
housing, energy efficiency measures to reduce utility bills and barrier -free unit
design to provide accessible housing that can support people living with
mobility limitations. This program aligns well with the CMHC design catalogue
which offers full technical designs for various ADU formats with options for
enhanced energy efficiency and barrier -free design. With cost and time
savings on the design and approvals, coupled with incentives to reduce
development charges, the CIP can support uptake on catalogue designs.
o The Missing Middle Affordable Housing Grant offers opportunities for
integration of affordable housing in more missing middle housing forms
including in mixed use buildings and multiple dwellings up to eight storeys. It
also encourages collaboration to provide housing to priority needs groups.
There are financial implications arising from this report. The proposed CIP is funded
through HAF funding including the $4.21 million awarded in March for the purpose of
establishing a CIP and a reallocation of $2 million of funding from the initial $42 million
grant. The program will be delivered by existing staff to applicants which will have
workload implications which are monitored over the next year.
Community engagement included meetings with the development industry, virtual and
in-person engagement events with the public, an engagement webpage and a
workshop with builders.
This report supports Building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting
around easily, sustainably and safely to the places and spaces that matter.
EXECUTIVE SUMMARY:
Staff is recommending approval of the Missing Middle and Affordable Housing Community
Improvement Plan (CIP). A CIP is a Planning Act tool that allows a municipality to carry out
projects in a particular area that improve community needs such as addressing housing
needs through various mechanisms including financial incentives. The proposed CIP
includes two program streams that focus on missing middle housing forms:
1. Additional Dwelling Units (ADUs) Grant, offering full or partial grants to offset
development charges for ADUs
2. Missing Middle Affordable Housing Grant, offering grants to cover upfront costs of
developing affordable housing units in a missing middle housing form including
multiple dwellings and mixed-use buildings with a minimum of five dwelling units and
a maximum of eight -storey built form.
The CIP will be funded through the federal Housing Accelerator Fund with a proposed
allocation of $6.21 million. Through the CIP, the City has committed to a goal of at least 98
units by October 31, 2026 (building permit issuance) and 500 over a 10 -year period. Of the
98 units, at least 49 are expected to be affordable housing and at least 49 be within 1500
metres of rapid transit. This report introduces the proposed CIP and outlines the
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background, planning analysis and community and development industry engagement that
have informed the proposed CIP.
BACKGROUND:
In March 2025, the City was awarded an additional funding through the Housing Accelerator
Fund to create at least 98 units by October 2026 (building permits issued) and 500 units
over a 10 -year period through the establishment of a Missing Middle and Affordable Housing
CIP. The City has proposed a CIP to incentivize a range of affordable and missing -middle
housing types to the housing market by removing some of the financial barriers that stand
in the way of financial feasibility. It builds on and reinforces housing studies and initiatives
to address the urgent need for diverse and affordable housing options including:
• Enabling Missing Middle and Affordable Housing (2023)
• Enabling Four Units Official Plan and Zoning Bylaw amendments (2024)
• Growing Together Official Plan and Zoning Bylaw amendments (2024 and 2025)
• Population & Employment Forecast Update & Housing Needs Assessment technical
background study for Kitchener 2051 (2025)
The Enabling Missing Middle and Affordable Housing study made several layered
recommendations to support the construction of new missing middle housing including
establishing a CIP as a mechanism to enable financial incentives, coupled with streamlined
approvals and flexible zoning rules including parking reductions and allowing more units on
a property.
Changes to zoning through both Enabling Four Units and Growing Together deliver on
recommendations to allow for more units through more flexible zoning rules. In alignment
with these recommendations, the Enabling Four Units amended the zoning rules throughout
the city to allow up to four units where a single detached, semi-detached or street fronting
townhouse unit is permitted. Growing Together introduced new Strategic Growth Area
zoning that enables unlimited height and density permissions in key areas along with
broader permissions for missing middle housing forms. Several process improvements at a
staff level have been undertaken and continue to advance streamlining of development
approvals.
As part of Kitchener 2051 technical background studies, a housing needs assessment was
prepared which identified priority groups in highest need of affordable housing. It also
identified a CIP as a mechanism to support housing through grants and fee waivers. The
proposed CIP is the next lever that staff recommend with the support of HAF funding to
break down barriers to unlocking affordable and missing middle housing as detailed in this
report.
REPORT:
Kitchener's housing market is under increasing pressure from rapid population growth, rising
costs, and limited affordable options. The City's Strategic Plan, Official Plan, and Housing
for All Strategy recognize the importance of using a broad range of tools to advance critical
housing objectives.
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What is a CIP?
Community Improvement Plans identify specific projects that need to be carried out in a
particular area to improve the quality of life and the built environment in an area, setting out
the course of action for the redevelopment, rehabilitation or improvement of the area.
Community Improvement Project Areas may be established by Council and designated by
by-law, in accordance with the provisions of the Planning Act.
Establishing a Community Improvement Project Area
The Planning Act requires the establishment of a Community Improvement Project Area to
delineate the geographic location of where a CIP applies. The Official Plan identifies that all
lands within the municipal boundaries may be included in a CIP. Staff recommend that all
lands within the City of Kitchener's municipal boundaries be included because there is a
need for a broader mix of housing typologies and affordable housing throughout the city, as
identified through the City's Housing Needs Assessment. The Community Improvement
Project Area bylaw is attached to this report as Attachment W.
Program Development
Staff evaluated three program options to select one or more of the most impactful
approach(es) for long-term housing outcomes:
1. Additional Dwelling Units (ADUs) Grants- Construction or development charge grants
to reduce upfront costs for building Additional Dwelling Units.
2. Office -to -Residential Conversion Grants — Provide funding to convert unused office
spaces into residential housing.
3. Affordable Housing Developer Grants — Extend financial incentives to developers and
not -for -profits who incorporate affordable units into their projects
As background research, staff engaged with other municipalities that have similar CIPs to
understand their program design and gain insights on challenges and lessons learned. The
municipalities selected were in comparable population size or were operating similar
programs to those under evaluation. Additionally, staff collected feedback from various
subject matter experts and the community through a series of interviews and engagement
events. A summary of community engagement feedback is detailed later in this report. Staff
also retained a third -party consultant to provide staff with an economic analysis of the
proposed program.
Staff further reviewed the findings of the Housing Needs Assessment (HNA) completed to
inform Kitchener 2051 earlier this year. The HNA identified that priority groups face a lack
of suitable, affordable housing to meet the needs of those with low incomes. They often face
multiple challenges in securing housing. Priority groups include individuals who identify with
the following: women and women -led households; LGBTQ2S+; seniors; young adults aged
18-29; Indigenous Peoples; visible minorities/racialized people; recent immigrants
(especially refugees); people with physical health or mobility challenges or developmental
disabilities; people with mental health and addictions issues; veterans; and, people
experiencing homelessness. To address this significant finding from the HNA, staff have
intentionally designed the program to support housing solutions for priority groups.
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Proposed CIP
The proposed CIP bylaw includes the Missing Middle and Affordable Housing Community
Improvement Plan (Attachment `B' to this report). The CIP outlines the two program streams
as well as eligibility criteria, and program administration details.
First, general program considerations applying to both streams are outlined such as eligible
applicants, the definition of affordable housing, and property ownership. Prioritization of
projects that support achievement of the City's HAF commitments is also identified as
follows:
o Projects located within 1500 metres of rapid transit
o Projects that incorporate affordable housing units
o Projects that have a plan to achieve building permit issuance by October 31, 2026
The programs may limit the number of units funded that do not align with one or more of
these priorities. Table 1 provides a summary of the two program streams:
Program Stream
Grant Details
Additional Dwelling Units Grant
• Grants for the first and second ADU
covering 100% of the cost of
Why it matters:
development charges (DCs) for
• Makes it easier and cheaper for property
applicable educational DCs.
owners to add rental units, increasing
• Grants for the third ADU covering:
housing supply, mix of unit types, and
• 50% of City, Regional and
affordability in Kitchener's neighborhoods.
educational DCs; or
• DCs were identified as a barrier to
. 100% of City, Regional and
building ADUs which has led to some
educational DCs for units that
property owners choosing not to build
commit to providing one of the
ADUs.
following:
• Supports affordability including lower
o a minimum of one affordable
energy costs
housing unit; or
• Encourages uptake of the CMHC design
o energy efficiency measures; or
catalogue by incentivizing high energy
performance and accessible designs.
o a minimum of one barrier -free unit
Missing Middle Affordable Housing Grant
Why it matters:
• Makes it cheaper for developers to
include affordable housing
• Increases the mix of housing supply
formats and affordability in
neighborhoods.
• Focuses on priority groups that are
identified to have the highest needs for
affordable housing as reflected in
Kitchener's housing needs assessment.
• Encourages collaboration and
partnerships to unlock more affordable
housing.
Grants of up to $25,000 per affordable
unit to a maximum of $500,000 for
affordable housing units in a missing
middle format including multiple dwellings
and mixed-use buildings with a minimum
of 5 units and a maximum of 8 storeys.
Helps offset the upfront costs associated
with planning, designing and achieving
approvals
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Stream 1. Grants for Additional Dwelling Units
This stream provides grants to help offset all or a portion of the cost of development
charges associated with building Additional Dwelling Units (ADUs). The program is
proposed to be applied across the city, accounting for varying DC rates while prioritizing
HAF commitments.
Program details include:
• Grants for the first and second ADU associated with a single detached dwelling,
semi-detached dwelling or street fronting townhouse dwelling shall cover 100% of the
cost of development charges for applicable educational DCs.
• Grants for the third ADU associated with a single detached dwelling, semi-detached
dwelling or street fronting townhouse dwelling:
• 50% of City, Regional and educational DCs as base incentive; or
• 100% of City, Regional and educational DCs for units that commit to providing
one of the following:
o a minimum of one Affordable Housing Unit for a prescribed
affordability period (5 years).
o energy efficiency measures (a combination of two or more of the
following that exceed the minimum requirements of the Ontario
Building Code: heat pump, energy recovery ventilator (ERV), triple -
pane windows, solar panels, and other innovative building systems
that support efficiency to the satisfaction of the City); or
o a minimum of one barrier -free unit (per specifications of the Ontario
Building Code)
Why it matters: This grant makes it easier and more cost-effective for property owners to
add rental units, increasing housing supply, mix of unit types, and affordability in Kitchener's
neighborhoods. Development charges were identified as a barrier to building additional
dwelling units which has led to some property owners choosing not to proceed with as many
ADUs (or none at all) despite enabling zoning regulations. Staff has heard this through the
engagement conducted for the CIP as well as through feedback received through the
Enabling Four Units One Year Follow Up report (DSD -2025-411) and through staff
discussions with customers through building permit review.
While only educational development charges apply to the first and second ADU at a rate of
$5,187 as of December 1, 2025, this cost can be a barrier to homeowners adding ADUs -
particularly those that support multigenerational families such as aging parents or adult
children with disabilities.
Development charges for the third ADU (fourth unit) range from $39,483 in the Central area
(in the main dwelling) to $80,058 in the Suburban area (in a backyard home). A fourplex
format has been more common than backyard homes in 2024 and 2025 with development
charges for the fourth unit ranging from $39,483 to $44,727 in this format.
Three options to obtain a grant to cover the full development charge amount are proposed.
The first option requires one affordable unit for a minimum of 5 years. The second option
that requires energy efficiency measures supports affordability by reducing utility bills while
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supporting the City's climate goals. The final option encourages barrier -free unit design to
provide accessible housing that can support people living with mobility limitations - a priority
group identified through the Housing Needs Assessment. The ADU grants align well with
the CMHC design catalogue which offers full technical designs for various ADU formats with
options for enhanced energy efficiency and barrier -free design. With cost and time savings
on the design and approvals, coupled with incentives to reduce development charges, the
CIP can support uptake on catalogue designs.
This program allows for the creation of affordable, smaller -scale rental units, benefiting
tenants across diverse income levels and enhancing community inclusivity. By providing a
grant to offset the cost of development charges, the CIP can encourage property owners to
contribute directly to housing supply within existing neighborhoods. This initiative could also
help address the difficulty some owners are facing in paying or financing development
charges, which in some cases has resulted in units not being brought to the rental market.
Stream 2. Grants for Missing Middle Affordable Housing
This stream provides grants of up to $25,000 per affordable unit to a maximum of
$500,000 to help offset the upfront costs associated with planning, designing and achieving
approvals for affordable housing units in a missing middle format in either a multiple dwelling
or a mixed-use building with a minimum of 5 units and a maximum of 8 storeys.
• Awarded projects must maintain Affordable Units for a minimum of 25 years from the
date of first occupancy.
• Priority is given to special programs designed to provide Affordable Units to one or
more identified priority groups.
• Priority will be given to projects that incorporate Affordable Units that are a
minimum of two bedrooms in size and include a variety of unit sizes including three -
and four-bedroom units which is a recognized need for key priority groups through
the City's housing needs assessment.
Why it matters: This grant makes it easier and more cost-effective for developers and
not -for -profits to add affordable housing units in a missing middle format, increasing mix of
housing supply formats and affordability in neighborhoods. This grant focuses on priority
groups that are identified to have the highest needs for affordable housing, as reflected in
Kitchener's housing needs assessment. It supports upfront costs to advance affordable
housing to construction, at which point applicants may apply for CMHC to finance
construction costs.
A CIP allows for a broad range of applicants to provide affordable housing units in our
community. The Enabling Missing Middle and Affordable Housing study (2023) identified
the importance of financial incentives to unlock affordable and missing middle housing.
This program builds upon the Not For Profit Affordable Rental and Co-op Housing
Incentive launched last year. It incentivizes more affordable housing in the Kitchener
community which may be constructed by a broader range of developers including for-profit
and non-profit organizations. It will encourage partnerships with the not-for-profit sector by
prioritizing special programs designed to provide housing for identified priority groups
through the Housing Needs Assessment.
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Summary of CIP Engagement
This report has been posted on the City's website with the agenda in advance of the
committee meeting and on the project webpage, engagewr.ca/cip.
Staff and agencies:
City divisions involved in the development of this program included Finance, Planning and
Housing Policy (including zoning services), Development and Housing Approvals, Building,
and Legal Services. Staff also consulted with the Region of Waterloo's Housing Services
team.
Community and development industry engagement:
Staff held interviews during the summer of 2025 with subject matter experts in the building
industry, such as developers, ADU specialists, and urban planners, to refine program design
and enhance uptake. On August 27, 2025, staff held a builders' workshop to share
information about the CIP and gather feedback. Further insights were obtained from the
Kitchener Developers Liaison Committee on September 12 and October 17, 2025.
An engagement session took place on October 4, 2025 at the Kitchener Market, followed by
a virtual meeting on October 7, 2025, to discuss the proposed program and gather public
feedback. In September, the project webpage posted an online public survey asking which
incentive program would be most effective.
Summary of feedback received:
• As it relates to grants for Additional Dwelling Units (ADUs) and grants for larger
projects:
o Builders of ADUs identified development charges as a major barrier, especially
for the fourth unit;
o More financially accessible to a broader population of property owners;
o Supportive that ADUs increase neighborhood density organically and help retain
affordable housing options within established communities;
o Grants could help address the difficulty some owners are facing in paying or
financing development charges, which in some cases has resulted in units not
being brought to the rental market;
• Strong appreciation for the policy directive and overall ADU goals;
o ADU builders expressed motivation to develop ADUs and willing to modify
projects to meet zoning requirements;
o Residents appreciated the increased housing options, affordability and support
for multi -generational families;
o Concerns about unexpected costs such as consultant fees, tree removal,
servicing connections and additional approvals like Grand River Conservation
Authority and Committee of Adjustment;
o Canada Mortgage and Housing Corporation (CMHC) financing for rental housing
requires a minimum of 5 units. There is an affordable housing component of this
financing that could work in alignment with a CIP to support more affordable
housing.
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o Developers of larger projects surveyed expressed concern about meeting the fall
2026 timeline, however, some developers are considering affordable units in their
projects; and
o ADU construction is ongoing, even in market slowdown.
• As it relates to exploring an Office to Residential Conversion program:
o Majority of developers state this option is not feasible in today's market and are
not likely to meet the fall 2026 timeline; and
o Potential to explore this option if market improves in the future.
Planning Rationale
Municipal Act, 2001, S.O. 2001, c. 25
Section 106(1) of the Municipal Act prohibits municipalities from offering bonuses to
businesses, including financial aid, lending municipal property, guaranteeing loans, or
selling property below market value. Exceptions are specified in Section 106(3) for
municipalities using powers under Section 28 of the Planning Act and Section 365.1 of the
Municipal Act, which allow for financial incentive programs in designated community
improvement areas. A municipality may take the following actions within a designated
community improvement project area:
• Prepare a CIP for the project area (Section 28(4)).
• Make grants or loans, in conformity with the approved CIP, to the registered
owners, assessed owners and tenants of lands and buildings, and to any person
to whom such an owner or tenant has assigned the right to receive a grant or
loan, to pay for the whole or part of the eligible costs of the CIP (Section 28(7)
Under Section 28 of the Planning Act, municipalities can designate community improvement
project areas for redevelopment activities, such as acquiring land, creating improvement
plans, and offering grants or loans for eligible costs, including environmental remediation
and affordable housing. Section 365.1 further allows property tax assistance for such areas.
Planning Act, R.S.O. 1990, c. P. 13 25
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as,
Q) the adequate provision of a full range of housing, including affordable housing;
(1) the protection of the financial and economic well-being of the Province and its
municipalities;
(p) the appropriate location of growth and development
Section 28 allows municipalities to identify areas in need of revitalization and reinvestment
by designating Community Improvement Project Areas (CIPAs). Once a CIPA is established
and an appropriate Official Plan policy framework is approved and in place, the municipality
may prepare and adopt a Community Improvement Plan (CIP) that outlines goals and
strategies for the physical, economic, and/or social improvement of the area.
CIPs directly support provincial interests by enabling municipalities to:
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• Plan for the development, rehabilitation, and redevelopment of key areas, including
provisions for energy efficiency improvements and affordable housing (s.28(1),
28(1.1);
• Facilitate land acquisition, preparation, and disposition, supporting intensification and
redevelopment in strategic urban locations (s.28(3),(6));
• Encourage a public to private partnership through financial tools such as grants and
loans for support of environmental remediation, rehabilitation, and development
(s.28(7), (7.1));
• Support housing renewal and repair, contributing to the supply and diversification of
housing (s.28(7), s.32(1)).
Through the implementation of CIPs, municipalities are empowered to provide direct
investment into areas that align with provincial objectives: downtown cores, adaptive reuse
of underutilized lands, and integration of affordable housing into established communities.
Additionally, they promote the efficient use of land and existing infrastructure and support
provincial goals for economic sustainability and coordinated infrastructure planning.
Provincial Planning Statement, 2024
The Provincial Planning Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Section 2.2.1 of the 2024 PPS
promotes all types of residential intensification, and sets out a policy framework for
sustainable, healthy, livable, and safe communities.
The PPS promotes efficient development and land use patterns, as well as accommodating
an appropriate mix of affordable and market-based residential dwelling types with other land
uses, while supporting public health, and safety. Provincial policies promote the integration
of land use planning, growth management, transit -supportive development, intensification,
and infrastructure planning to achieve cost-effective development patterns, optimization of
transit investments, and standards to minimize land consumption and servicing costs.
The PPS supports the goals of Community Improvement Plans (CIPs) by enabling
municipalities to align local planning with evolving demographic and economic needs:
• Designate and protect sufficient residential land for future development while
maintaining a minimum supply of serviced, zoned units to meet projected growth;
• Promote intensification and infill, particularly in underutilized areas and transit -
oriented nodes, to support compact, efficient development that aligns with community
needs and employment trends;
• Coordinate with Service Managers to implement comprehensive housing strategies
that include support for vulnerable populations and homelessness initiatives; and
• Encourage flexible redevelopment, allowing for a range of housing types and land
uses that respond to local market conditions and long-term growth projections.
Kitchener Official Plan, 2014
The City of Kitchener's Official Plan (2014) provides the vision for long-term land use in
Kitchener. This is further articulated and implemented through guiding principles, goals,
objectives and policies set out in the Plan. The vision strives to build an innovative, vibrant,
attractive, safe, complete and healthy community that contributes to an exceptional quality
of life for all. A complete community creates and provides access to a mix of land uses
including a full range and mix of housing, including affordable units. To achieve this vision,
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the Official Plan outlines several implementation tools such as Zoning By-laws, Community
and Block Plans, Heritage Conservation District Plans, and Community Improvement Plans.
In Section 17.E.9, Community Improvement Plans identify specific projects that need to be
carried out in a particular area to improve the quality of life and the built environment in an
area, setting out the course of action for the redevelopment, rehabilitation or improvement
of the area. Community Improvement Project Areas may be established by Council and
designated by by-law, in accordance with the provisions of the Planning Act. Through the
implementation of CIPs, the City may:
Identify specific areas in need of physical, economic, social, or environmental
enhancement;
Offer funding mechanisms such as grants, loans, and financial incentives to support
local improvement efforts;
Coordinate cross -sectoral initiatives that address redevelopment priorities and
infrastructure needs within designated neighborhoods or corridors.
As detailed in Official Plan Section 17.E.9.1 and 17.E.9.2, all lands within the municipal
boundary of Kitchener are eligible to be designated as a Community Improvement Project
Area, contingent upon meeting one or more criteria. The proposed CIP addresses the
following three criteria:
b) there are old residential, industrial and commercial buildings and properties
that are in need of upgrading, rehabilitation, or replacement;
c) the area contains an inappropriate range of housing types and densities;
j) there are opportunities for intensification and redevelopment of under-utilized
sites
The proposed CIP meets the vision set out in the Official Plan's Community Improvement
Plan policies, encouraging higher density development within a 1500 metre radius of rapid
transit, facilitating efficient land use and intensification, as referenced above. The CIP
supports diverse housing options, while encouraging accessibility to a broader range of
transit options.
Housing Needs Assessment, 2025
The Housing Needs Assessment (HNA) reported the city's current market and non -market
housing profile and trends. Through this work, the HNA identified several key findings. While
the city has averaged 2,250 new residential building permits annually since 2013 in
increasingly high-density built forms, affordability has declined sharply since 2018. Resale
prices and rents have increased, with primary apartment rents rising 48% and condominium
apartment rents by 40% between 2017 and 2023. About 40% of households are renters,
and demand for rental housing is expected to grow to 45% by 2051. Affordability remains a
major concern for renters as only 5% of the city's housing stock is non -market, around 5,300
units. To meet future needs, the City anticipates requiring 13,100 new affordable rental units
and 4,600 new affordable ownership units by 2051. There is also an increased need to
provide affordable housing for priority groups who face elevated housing insecurity.
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Kitchener is responding with strategies like the Missing Middle and Affordable Housing
Community Improvement Plan, which is designed to support the creation of diverse and
affordable housing by addressing financial barriers to development.
Program Administration & Monitoring
This CIP will be administered by the City's Planning and Housing Policy, Building and
Finance Divisions. Applications will be reviewed and approved by the Planning and Housing
Policy Division with the support of other divisions.
To meet the City's HAF commitments, program launch is planned for January 2026. Staff
will develop a communications strategy that addresses target audiences of each program
stream with will include a webpage with information regarding the application process and
eligibility criteria.
The program will be reevaluated after one year. Staff may recommend incorporating
additional program streams or modifying elements of the program structure. Legal
agreements will be used to secure affordability and other commitments which may be
registered on title of the lands.
Conclusion
Staff recommend approval of the proposed Missing Middle and Affordable Housing CIP and
associated Community Improvement Project Area. The staff recommendation has regard
for matters of Provincial interest, is consistent with the Provincial Planning Statement (2024)
and implements the objectives and policies of the Kitchener Official Plan and represents
good planning.
The CIP will expand on established programs, such as Enabling Four Units zoning, and
existing HAF-backed grant programs that support non-profit housing providers. These
foundational programs offer a springboard for the CIP, upon the conclusion of HAF funding,
may be incorporated as long-term City initiatives. However, program continuance beyond
HAF funding would be subject to council approval.
STRATEGIC PLAN ALIGNMENT:
This report supports Building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting around
easily, sustainably and safely to the places and spaces that matter.
FINANCIAL IMPLICATIONS:
The proposed CIP is funded through HAF funding totalling $6.2 million comprised of:
$4.2 million in additional funding awarded in March for this program.
$2.0 million in reallocated funding. In evaluating the initial $42 million HAF grant, staff
determined that there is an opportunity to reallocate $2 million from other HAF
initiatives. This reallocation will bolster the CIP, allowing for the two grant streams
proposed and improving the City's capacity to support missing middle and affordable
housing.
The program will be delivered through existing staff resources which will be monitored over
the next year. Annual monitoring is planned to report on program uptake recommending
modifications if needed. Once the HAF-funded budget is depleted, programs will be paused
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subject to funding availability from other sources (such as through other orders of
government).
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
PREVIOUS REPORTS/AUTHORITIES:
• DSD -2023-160 Enabling Missing Middle and Affordable Housing
• DSD -2024-066 Enablina Four Units OPA23/020/K/KA & ZBA23/035/K/KA
• DSD -2024-128 Growing Together — Protected Major Transit Station Area Land Use
and Zoning Framework
• DSD -2025-411 Enablina Four Units — One Year Follow -UD
• Municipal Act, 2001
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• City of Kitchener Official Plan, 2014
• Population & Emalovment Forecast & Housina Needs Assessment. 2025
REVIEWED BY: Janine Oosterveld, Manager of Customer Experience and Project
Management, Development Services
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A — Community Improvement Project Area bylaw
Attachment B — Community Improvement Plan bylaw
Attachment C — Public Notice Advertisement
Attachment D — Community Engagement Comment Matrix
Page 169 of 271
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to designate a Community Improvement Project Area in the City of
Kitchener for the Missing Middle and Affordable Housing
Community Improvement Plan)
WHEREAS Section 28(2) of the Planning Act, R.S.O. 1990, c. P.13, as amended,
(the "Planning Act") empowers the Council of a municipality in which an Official Plan is in
effect to designate the whole or any part of the municipality covered by the Official Plan
as a Community Improvement Project Area;
AND WHEREAS the Council of The Corporation of the City of Kitchener has
adopted an Official Plan which covers all the land within its boundaries and which contains
provisions relating to community improvement in the City of Kitchener;
AND WHEREAS the Council of The Corporation of the City of Kitchener deems it
in the interest of the municipality to designate all of the lands within the City of Kitchener
as a Community Improvement Project Area to be known as the "Missing Middle and
Affordable Housing Community Improvement Project Area";
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts
as follows:
1. That pursuant to subsection 28(2) of the Planning Act, all of the lands within the
City of Kitchener are hereby designated as a Community Improvement Project
Area for the purpose of preparing and adopting the Missing Middle and Affordable
Housing Community Improvement Plan, and shall be known as the "Missing Middle
and Affordable Housing Community Improvement Project Area"; and,
2. This By-law shall come into force and take effect on the date of final passing
thereof.
PASSED at the Council Chambers in the City of Kitchener this XXth day of December,
2025.
Mayor
Clerk
Page 170 of 271
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to adopt a Community Improvement Project Plan in the City of
Kitchener known as the Missing Middle and Affordable Housing
Community Improvement Plan)
WHEREAS section 28 of the Planning Act, R.S.O. 1990, C.P. 13, as amended, (the
"Planning Act") provides for the designation of Community Improvement Project Areas
and the adoption of Community Improvement Plans;
AND WHEREAS the Council of the Corporation of the City of Kitchener has designated
all of the lands within the City of Kitchener as a Community Improvement Project Area by
By-law Number passed by Kitchener City Council on
2025;
AND WHEREAS the public notice provisions set out in subsection 28(5) have been
complied with;
AND WHEREAS the within community improvement plan is exempt from Ministerial
approval in accordance with Ontario Regulation 525/97, as amended;
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as
follows:
1. That the document entitled "City of Kitchener Missing Middle and Affordable
Housing Community Improvement Plan", attached hereto as Schedule "A" and
forming a part of this By-law, is hereby adopted as a community improvement plan
for the City of Kitchener Missing Middle and Affordable Housing Project Area;
2. The Clerk is hereby authorized and directed to notify the Minister of Municipal
Affairs and Housing of the passing of this By-law to establish the Missing Middle
and Affordable Housing Community Improvement Plan; and,
3. This By-law shall come into force and take effect on the date of final passing
thereof;
Page 171 of 271
PASSED at the Council Chambers in the City of Kitchener this XXth day of
December, 2025.
Mayor
Clerk
Page 172 of 271
Missing Middle and Affordable Housing
Community Improvement Plan
Prepared by City of Kitchener, Development Services
Date approved by Council: X
9
Page 173 of 271
In March 2025, the City was awarded an additional $4,214,000 of funding through the
federal Housing Accelerator Fund (HAF) to establish a Missing Middle and Affordable
Housing Community Improvement Plan (the "CIP") with the purpose of enabling at least
98 units by October 2026 (building permits issued) and 500 units over a 10 -year period.
The CIP is intended to bring a range of affordable and missing -middle housing types to
the housing market by addressing some of the financial barriers that stand in the way of
a project's financial feasibility. It will build on and reinforce existing housing initiatives to
address the urgent need for diverse and affordable housing options.
The CIP expands on established City programs, such as the "Enabling Four Units"
zoning initiative, which allows property owners to have up to three Additional Dwelling
Units (ADUs) on properties that allow a single detached, semi-detached or street -
fronting townhouse dwelling unit; and the existing affordable housing fee waiver and
HAF-backed grant program that support non-profit housing providers. These
foundational programs offer a springboard for the CIP which, upon the conclusion of
HAF funding, may be incorporated as long-term City initiatives.
The CIP is informed by the findings of the City's Housing Needs Assessment (HNA) and
aligned with Kitchener's commitment to the federal government's Housing Accelerator
Fund (HAF) objectives: creating more housing supply and fostering inclusive, equitable,
and diverse communities.
The purpose of the CIP is to:
• Encourage the development of affordable and attainable housing options to
support equitable, inclusive and diverse communities throughout the city.
• Facilitate new affordable housing that addresses the needs of priority groups
identified through the Housing Needs Assessment.
• Facilitate the creation of new units in missing middle formats from additional
dwelling units up to eight -storey apartments to broaden the mix of housing types
in the city.
• Facilitate the creation of new residential units in proximity to rapid transit to
support affordable, healthy transportation options including active transportation
and public transit to keep household costs low.
Further to the purpose of the CIP, the City's commitment through the federal Housing
Accelerator Fund (HAF) is to facilitate at least 98 units by October 2026 (building
permits issued) and 500 units over a 10 -year period. Of the first 98 units, approximately
49 of this target should be affordable housing and 49 should be located within 1500
metres of rapid transit including the Kitchener GO station per Attachment A.
Il
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i • a
Section 28 of the Planning Act allows municipalities to identify areas in need of
revitalization and reinvestment by designating Community Improvement Project Areas
(CIPA) and establishing Community Improvement Plans. Enabling policies in
Kitchener's Official Plan, 2014, identifies that all lands within the municipal boundary of
Kitchener are eligible to be designated as a CIPA, contingent upon meeting certain
criteria (Official Plan Section 17.E.9.1). The policies enable the establishment of a CIP
if the area satisfies one of more criteria as outlined in Section 17.E.9.2. This CIP
addresses more than one of these criteria because:
the city lacks the range of housing types and densities including insufficient
affordable housing (Section 17.E.2.c) to meet the demand of current and future
residents, particularly certain priority groups, as identified through the Housing
Needs Assessment; and,
there are opportunities for intensification and redevelopment of underutilized
sites (Section 17.E.2.j) as identified through several analyses including the
Missing Middle and Affordable Housing Study, and Enabling Four Units and
Growing Together zoning changes to support a mix of housing typologies within
certain zones.
The Official Plan recognizes that CIPs may be undertaken in conjunction with other
orders of government. In this case, the CIP is undertaken with the initial support of the
federal government through the Housing Accelerator Fund.
The Missing Middle and Affordable Housing Community Improvement Plan applies to all
lands situated within the City of Kitchener municipal boundary as supported by Official
Plan Section 17.E.9.1. through the adoption of a by-law that identifies the Community
Improvement Project Area (CIPA). The CIPA is adopted by by-law concurrent to
adoption of this Plan. Amendments to its geographic boundaries to which this CIP
applies will be administered through amendments to the enabling by-law establishing
the CIPA.
The CIP includes two incentive program streams to addressing barriers associated with
two formats of missing middle housing:
1. Additional Dwelling Units Grant, offering full or partial grants to offset
development charges for ADUs
2. Missing Middle Affordable Housing Grant, offering grants to cover upfront
costs of developing affordable housing units in a missing middle housing form
5
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including multiple dwellings and mixed-use buildings with a minimum of five units
and a maximum of eight -storey built form.
Both grant programs focus on the upfront costs of advancing missing middle housing
typologies, particularly affordable housing units as detailed in the following sections.
■ ••i"�in, NOW
The following criteria apply to all grant programs in the CIP. Additional criteria specific
to each grant will be further outlined in subsequent sections for each grant program.
Location: The subject property must be located within the designated CIPA which
includes all lands within the municipal boundaries of the City of Kitchener.
Property Ownership: Eligibility is restricted to registered or assessed owners of private
or public land and buildings, as well as those people or organizations who have legal
authority from the property owner to construct the proposed dwelling units on the
subject lands. Applicant and/or owners must not have any outstanding property tax
arrears or other obligations to the City, or utility payment arrears related to the subject
property at the time of application and throughout the duration of the financial incentive
agreement.
Eligible Applicants: Eligible applicants generally include:
• Private developers or property owners;
• Non-profit housing organizations; and
• Housing co-operatives.
For equitable distribution of funds, the number of qualifying units or properties per
applicant may be capped at the discretion of the General Manager of Development
Services.
Affordable Housing Units: Affordable Housing Units approved for grant funding must
meet the definition of Affordable Housing as defined by the City's Official Plan or most
current Provincial Planning Statement for the minimum period of affordability defined by
the applicable program stream. Affordable Housing Units must remain as rental units
during the agreement period.
New units: Incentives may only apply to the creation of new dwelling units where
building permits have been issued to create the units on or after the date of program
launch. All proposed dwelling units must meet the definition of a dwelling unit per the
Zoning By-law and meet applicable zoning regulations and the requirements of the
C.1
Page 176 of 271
Ontario Building Code. Funded dwelling units must be used as dwelling units and may
not be primarily used for short-term rental purposes.
Program priorities: Priority will be given to projects that achieve goals associated with
funding the program from other orders of government. Initial funding for the CIP was
through the federal government's Housing Accelerator Fund (HAF). To achieve the
City's commitments through HAF, projects that meet one or more of the following
criteria will be prioritized:
o Projects located within 1500 metres of rapid transit as delineated in Appendix A
o Projects that incorporate Affordable Housing Units
o Projects that have a plan to achieve building permit issuance by October 31, 2026
The programs may limit the number of units funded that do not align with one or more of
these priorities.
Complete application: Applications for a financial incentive(s) in this CIP must be
complete for the City to proceed to review. The complete application requirements will
be outlined on the application form and will include a completed application form and
may include supporting materials as required by the City, such as work plans, cost
estimates and contracts, a concept plan and any additional information required at the
discretion of the City to evaluate the proposal.
Compliance with bylaws: Projects must comply with the Ontario Building Code and all
other relevant planning policies, by-laws and standards. The subject properties shall not
be in a position of tax arrears, litigation or other debts with the City of Kitchener.
Legal Agreement: An agreement between the City and the owner, non -owner
applicants who have received approval from the property owner to construct the project
will be executed to the satisfaction of the City, for any of the incentives offered by the
CIP and may incorporate the following:
o The agreement may be registered on title to the property (at the discretion of the
City Solicitor).
o The agreement will indicate the required affordability period for qualifying
affordable housing units. If commitments are not met for the affordability term,
full or partial repayment of any grants, together with any applicable costs and
interest may be required.
o The agreement may establish a deadline for building permit issuance for each
eligible unit beyond which a project is no longer eligible to receive the approved
grant funding.
Tenant Occupancy: Proof through a lease or other documentation may be required by
the applicant to the City to demonstrate that affordable dwelling units that received
7
Page 177 of 271
funding are occupied by a tenant for the term of any incentive offered by this Plan. The
property owner will select the tenant household.
What it is: Grants to help offset all or a portion of the cost of development charges
associated with building Additional Dwelling Units (ADUs).
Why it matters: This grant makes it easier and cheaper for property owners to add
rental units, increasing housing supply, mix of unit types, and affordability in Kitchener's
neighborhoods. Development charges were identified as a barrier to building additional
dwelling units which has led to some property owners choosing not to proceed with as
many ADUs (or none at all) despite enabling zoning regulations. It also supports
affordability including lower energy costs and the CMHC design catalogue by
incentivizing high energy performance and accessible designs.
Additional Dwelling Unit grants help offset the total cost of development charges
including applicable City, Region and education development charges per the following
program details:
Grants for the first and second ADU associated with a single detached dwelling,
semi-detached dwelling or street fronting townhouse dwelling shall cover 100% of
the cost of development charges for applicable educational DCs.
Grants for the third ADU associated with a single detached dwelling, semi-
detached dwelling or street fronting townhouse dwelling:
• 50% of City, Regional and educational DCs as base incentive; or
• 100% of City, Regional and educational DCs for units that commit to
providing one of the following:
o a minimum of one Affordable Housing Unit for a prescribed
affordability period (5 years); or
o energy efficiency measures (a combination of two or more of the
following that exceed the minimum requirements of the Ontario
Building Code: heat pump, energy recovery ventilator (ERV), triple -
pane windows, solar panels, and other innovative building systems
that support efficiency to the satisfaction of the City); or
o a minimum of one barrier -free unit (per specifications of the Ontario
Building Code)
Within the geographic boundaries of the CIPA, the amount of the grant
may vary to cover 50% or 100% of the total development charges (per the
program details above) within Suburban and Central areas as delineated
in the City's Development Charges By-law, accounting for varying
Development Charge rates.
N
Page 178 of 271
4.2.2. Eligibility Criteria
In addition to Section 4.1, the following criteria also apply to the Additional Dwelling
Units Grant Program:
• ADU formats include those permitted by the City's Zoning By-law including ADUs
attached and detached.
• Qualifying ADUs may take the form of:
o Adding new floor space to create one or more ADUs (attached or
detached).
o Converting an existing space (e.g., basement, garage, attic) to create one
or more ADUs (attached or detached).
• Eligible projects may include up to three new ADUs associated with a single
detached, semi-detached or street fronting townhouse dwelling unit.
• Eligible projects may include legalizing units that were previously established
without required permits.
• Family members are eligible tenants.
UNUMBLOOM - ' • •.• - � •
What it is: Grants of up to $25,000 per affordable unit to a maximum of $500,000 to
help offset the upfront costs associated with planning, designing and achieving
approvals for affordable housing units in a missing middle format with a minimum of 5
units and a maximum of 8 storeys.
Why it matters: This grant makes it easier and cheaper for developers to add
affordable housing units in a missing middle format, increasing mix of housing supply
formats and affordability in neighborhoods. This grant focuses on priority groups that
are identified to have the highest needs for affordable housing as reflected in
Kitchener's housing needs assessment.
Missing Middle Affordable Housing grants help offset the upfront cost of associated with
planning, designing and achieving approvals for affordable housing units in a missing
middle format per the following program details:
• Up to $25,000 per Affordable Unit to a maximum of $500,000 per project to offset
the pre -construction planning, design and approvals costs for affordable housing
in a missing middle format.
• Qualifying costs include the following and other similar costs:
o Municipal and agency fees and charges (including applicable development
charges),
o Consultant service fees (such as planning, design, legal, property appraisal,
environmental, engineering)
�7
Page 179 of 271
4.3.2. Eligibility Criteria
In addition to Section 4.1, the following criteria also apply to the Missing Middle
Affordable Housing Grant Program:
• Projects must include a minimum of 5 dwelling units in either a multiple dwelling
or a mixed-use building and have a maximum height of eight storeys, as defined
by the City's zoning bylaw.
• With the exception of the Additional Dwelling Unit Grant, projects may
concurrently qualify for this program and to other City incentives, however,
eligible expenses may only be attributed to one City incentive program.
• Awarded projects must maintain Affordable Units for a minimum of 20 years from
the date of first occupancy.
• Priority is given to special programs designed to relieve hardship or economic
disadvantage by providing Affordable Units to one or more of the following key
priority groups identified in the City's housing needs assessment:
o Women and women led households
o LGBTQ2S+
o Seniors 65+
o Young adults aged 18 to 29
o Indigenous Peoples
o Visible minorities/racialized people
o Recent immigrants, especially refugees
o People with physical health or mobility challenges or developmental
disabilities
o People with mental health and addictions issues
o Veterans
o People experiencing homelessness
• Priority will be given to projects that incorporate Affordable Units that are a
minimum of two bedrooms in size and include a variety of unit sizes including
three- and four-bedroom units which is a recognized need for key priority groups
through the City's housing needs assessment.
• Funding will be distributed at key pre -construction project milestones including
but not limited to complete application submissions and approvals and building
permit issuance or fundraising milestones.
10
Page 180 of 271
• This CIP will be administered by the City's Planning and Housing Policy division
in collaboration with Building, Finance, Legal, and other divisions as needed.
• An application form created by the City's Planning and Housing Policy division
will be completed by applicants and submitted with applicable supporting
documentation as identified in the application form.
• Applications will be reviewed and approved by the Director of Planning and
Housing Policy or designate.
• The General Manager, Development Services, their designate, or their successor
in title, is authorized to execute all agreements and other related documentation
subject to the satisfaction of the City Solicitor which may be required to
administer the CIP.
• The CIP program will be administered until all available funding has been
awarded at which time it may be continued or discontinued based on available
funding sources.
The CIP is expected to be implemented over ten years, beginning in 2026 ending in
December 2036. City Council may extend or shorten this period as needed, subject to
an approved budget.
• The City may implement any of financial incentives outlined in this Plan during
the implementation period, depending on the availability of City funds and/or
other resources.
• For 2026 and 2027, HAF funding will be assigned to support the achievement of
the City's HAF targets.
• Subject to assigning all allocated HAF funding, starting for the 2028 budget year,
as part of the annual City budgeting exercise, a CIP budget will be identified for
financial incentives that be put into effect for that year, if any, and the maximum
value established for that period. Where available, funding from other orders of
government may be used to supply this budget.
• In effort to ensure an equitable distribution of funding, the City may impose
maximum unit caps per project or per applicant that is eligible for funding through
the CIP, at the discretion of the General Manager, Development Services.
• Financial incentives may be accepted on a first-come, first-served basis until
funding for that year is exhausted, strategic targets have been achieved, or at the
discretion of the Director of Planning and Housing Policy. As an alternative
approach, the Director of Planning and Housing Policy may set deadlines for
11
Page 181 of 271
application submissions, with all applications evaluated according to that
deadline considered program priorities.
• Funding for the CIP from other orders of government may also include
restrictions on timing, level and advancement of funds, which may be imposed by
the discretion of the General Manager, Development Services.
• If an approved project has not proceeded within one year of the financial
incentive being approved, or per any CIP funding eligibility criteria from another
order of government, the applicant will no longer be eligible. The City may grant
discretionary extensions when justified, however, undue delay beyond an agreed
timeframe may result in the grant or loan allocation being revoked.
• Actual costs for which the financial incentive has been provided may be subject
to audit by the City or the City's approved consultant (at the applicant's cost).
• In the event of the sale, conveyance, transfer or entering into of any agreement
of purchase and sale or other transfer of the title of the subject property by the
owner, the City shall have absolute discretion to request the full repayment of
any financial incentive.
-309U• • p
• The CIP is monitored to track progress relative to achieving housing targets
associated with goals of this Plan, addressing the key priorities of the City's
ongoing housing needs assessments, and commitments through funding by
other orders of government including the program's initial funding through the
federal Housing Accelerator Fund.
• The effectiveness of the CIP will be reviewed and reported annually to Council
based on established monitoring indicators.
• City staff may recommend incorporating additional program streams or other
amendments to the program structure identified through monitoring.
1
• Minor and technical amendments, such as the correction of typographical errors,
revisions to definitions and administrative details of specific programs, may be
made by City staff with the approval of the City's General Manager of
Development Services or their successor in title,
• Amendments that may be required by other orders of government funding
programs may also be made by City staff with the approval of the City's Manager
of Development Services or their successor in title.
• The City's General Manager of Development Services, their delegate or their
successor is authorized to approve all City policies, applications, further eligibility
`1K
Page 182 of 271
criteria, and documents required to fully implement the programs set out in this
CIP.
Formal amendments to this Plan or the CIPA are required in the following instances in
accordance with the Planning Act which require passing of a bylaw to adopt such
amendments:
• Modifications to the CIPA, as set out in the City -approved by-law;
• To introduce new financial incentives to the CIP that has not been adopted by a
City -approved by-law;
• To make changes to the types of eligible projects or eligibility criteria for the
program streams which have been adopted by a City -approved by-law with the
exception of any additional criteria being added in accordance with section 5.6.1
above;
• To make changes to the value or calculation of grants as adopted by a City -
approved by-law; and
• City Council may also discontinue any of the programs contained in this Plan
without an amendment.
13
Page 183 of 271
Attachment A. Priority Locations: Properties within 1500 metres of rapi#
transit including GO train service
Page 184 of 271
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Page 184 of 271
NOTICE OF PUBLIC MEETING
Affordable Housing Community
Imarovement Plan
Have Your Voice Heard!
Planning
Date:1
• on: Councit Chambem
Kitchener City Halt
if King Street e
o. a
Go to kitchen er.ca/m eeti ngs and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more, visit:
www.engagewr.ca/cip
or contact:
Elyssa Pompa, Planner (Policy)
PlanningPM@ kitchener.ca
519.741.2345
Kitchener is growing and more homes are needed to meet the needs of existing and future
residents. In accordance with Section 28 of the Planning Act, the City of Kitchener will
consider a by-law for all lands within the City's municipal boundary to introduce the
Affordable Housing Community Improvement Plan (CIP). The CIP will help facilitate more
housing that people with different incomes can afford. The CIP proposes grant programs to
offset some of the upfront costs of constructing new "missing middle" dwelling units such
as grants to offset the cost of development charges for additional dwelling units. This plan
is supported by the federal Housing Accelerator Fund (HAF), which aims to increase
housing supply and build inclusive, diverse communities.
Page 185 of 271
The City's commitment through this CIP is to facilitate at least 98 units (half of this target is
for affordable units) by October 2026 and 500 units over a 10 -year period.
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