HomeMy WebLinkAboutPSI Agenda - 2025-12-15Planning & Strategic Initiatives Committee
Agenda
Monday, December 15, 2025, 2:00 p.m. - 2:30 p.m.
Council Chambers - Hybrid
City of Kitchener
200 King Street W, Kitchener, ON N2G 4G7
People interested in participating in this meeting can register online using the delegation registration
form at www.kitchener.ca/delegation or via email at deleaation(a)kitchener.ca. Please refer to the
delegation section on the agenda below for in-person registration and electronic participation
deadlines. Written comments received will be circulated prior to the meeting and will form part of the
public record.
The meeting live -stream and archived videos are available at www.kitchener.ca/watchnow.
A Revised Agenda, if required, will be published on Friday prior to the meeting at approximately 12:00
p.m. to include any additional delegations or written submissions received, related matters on the on
the agenda. New items appear with a * beside them.
*Accessible formats and communication supports are available upon request. If you require
assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994.*
Chair: Councillor P. Singh
Vice -Chair: Councillor D. Chapman
Pages
1. Commencement
2. Disclosure of Pecuniary Interest and the General Nature Thereof
Members of Council and members of the City's local boards/committees are
required to file a written statement when they have a conflict of interest. If a
conflict is declared, please visit www.kitchener.ca/conflict to submit your written
form.
3. Consent Items
The following matters are considered not to require debate and should be
approved by one motion in accordance with the recommendation contained in
each staff report. A majority vote is required to discuss any report listed as
under this section.
3.1 None.
4. Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address
the Committee for a maximum of five (5) minutes. All Delegations where
possible are encouraged to register prior to the start of the meeting. For
Delegates who are attending in-person, registration is permitted up to the start
of the meeting. Delegates who are interested in attending virtually must register
by 12:00 p.m. on December 15, 2025, in order to participate electronically.
4.1 None at this time.
5. Discussion Items
5.1 None.
6. Public Hearing Matters under the Planning Act (advertised)
This is a formal public meeting to consider applications under the Planning Act.
In accordance with the Ontario Planning Act, only the applicant or owner of land
affected by the planning applications, a specified person, or a public body, and
or the Minister may appeal most decisions. If you do not make a verbal
submission to the Committee or Council, or make a written submission prior to
City Council making a decision on the proposal, you may not be entitled to
appeal the decision of the City of Kitchener to the Ontario Land Tribunal (OLT),
and may not be added as a party to the hearing of an appeal before the OLT. To
understand your right of appeal, if any, or for further clarification regarding
appeals, please see the Ontario Land Tribunal website (https://olt.gov.on.ca/).
NOTE: this item was initially considered at the public meeting held on December
1, 2025. However, due to issues related to public advertising legislation, it was
not conducted as the statutory public planning meeting. The official advertised
public planning meeting for this item will take place this date. All written and oral
submissions received on December 1, 2025 will form part of public record and
will be considered in Council's decision.
6.1 Missing Middle and Affordable Housing 30 m 4
Community Improvement Plan Update, DSD -
2025 -494
(Staff will provide a 5 -minute presentation on this matter.)
NO Any recommendation arising from this matter will be considered
at Council this same date.
Page 2 of 40
7. Information Items
7.1 None.
Adjournment
Mariah Blake
Committee Coordinator
Page 3 of 40
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: December 15, 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 -2025-494
SUBJECT: Missing Middle and Affordable Housing Community Improvement
Plan - Update
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 -2025-494 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-
494; 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.
Page 4 of 40
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 on a first come, first served basis up to the maximum funding
allocation. 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 background, planning
Page 5 of 40
analysis and community and development industry engagement that have informed the
proposed CIP.
This report provides an update to DSD -2025-371 which introduced the CIP to Planning and
Strategic Initiatives Committee on December 1, 2025. The update integrates: suggested
changes to the CIP from the Ministry of Municipal Affairs and Housing which were minor in
nature and intended to enhance the CIP; correction of a typographic error in the CIP; and,
incorporation of the statutory public notice in Attachment C.
BACKGROUND:
In March 2025, the City was awarded 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.
Page 6 of 40
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.
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 `A'.
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
Page 7 of 40
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.
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.
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
Page 8 of 40
• Encourages collaboration and
partnerships to unlock more affordable
housing.
Stream 1. Grants for Additional Dwellina 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
Page 9 of 40
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
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 Federal Affordable
Housing Funding programs and 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
Page 10 of 40
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.
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;
o 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
Page 11 of 40
financing that could work in alignment with a CIP to support more affordable
housing.
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:
Page 12 of 40
• 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,
Page 13 of 40
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.
Page 14 of 40
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.
Updates from DSD -2025-371
This report is an update to DSD -2025-371 with the following changes.
The CIP was updated as follows:
• To reflect feedback from the Ministry of Municipal Affairs and Housing who had no
concerns with the CIP and suggested some improvements. The following suggested
enhancements were incorporated into the CIP:
o A reference was added in section 1 to recognize that the CIP supports the
Region's Building Better Futures: 3,500 homes in 5 years by supporting the
creation of new affordable housing.
o Section 5.1 (Administration and Roles) added content that identifies steps
involved to refer a decision to Council should an applicant be unsatisfied with
staff's decision.
• A typo was corrected in section 4.3.2 to align with the staff report referring to the
affordability period in the second grant stream.
The public notice in Attachment C was also updated to incorporate the notice of statutory
public meeting on December 15 that was posted in the Waterloo Region Record on Friday,
November 28, 2025.
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,
Page 15 of 40
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
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 -2025-371 Missing Middle and Affordable Housing Community Improvement
Plan
• DSD -2023-160 Enabling Missing Middle and Affordable Housinq
• DSD -2024-066 Enabling Four Units OPA23/020/K/KA & ZBA23/035/K/KA
• DSD -2024-128 Growing Together — Protected Malor Transit Station Area Land Use
and Zoning Framework
• DSD -2025-411 Enabling Four Units — One Year Follow-up
• Municipal Act, 2001
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• City of Kitchener Official Plan, 2014
• Population & Employment Forecast & Housing Needs Assessment, 2025
REVIEWED BY: Janine Oosterveld, Manager of Customer Experience and Project
Management, Development Services
APPROVED BY: Justin Readman, General Manager, Development Services
Page 16 of 40
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 17 of 40
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 18 of 40
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 19 of 40
PASSED at the Council Chambers in the City of Kitchener this XXth day of
December, 2025.
Mayor
Clerk
Page 20 of 40
Missing Middle and Affordable Housing
Community Improvement Plan
Prepared by City of Kitchener, Development Services
Date approved by Council: X
9
Page 21 of 40
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. It also supports the Region of Waterloo's Building Better
Futures: 3,500 homes in 5 years - supporting community collaboration to create or
preserve up to 3,500 affordable homes by the end of 2029.
•• • ! • •1111 MORONI
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
Il
Page 22 of 40
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.
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.
• •1111111111111111•
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:
5
Page 23 of 40
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
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.
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
C.1
Page 24 of 40
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
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.
7
Page 25 of 40
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
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:
0 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
Page 26 of 40
in the City's Development Charges By-law, accounting for varying
Development Charge rates.
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.
1151 111111 111 III�ii
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:
17
Page 27 of 40
o Municipal and agency fees and charges (including applicable development
charges),
o Consultant service fees (such as planning, design, legal, property appraisal,
environmental, engineering)
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 25 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 28 of 40
• 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 their designate. If an applicant is not satisfied with the
Director's decision, they may submit a written request for an internal review
within fourteen (14) days of receiving the decision. Once the internal review has
been completed, the findings will be provided to the applicant in writing. Should
the applicant remain dissatisfied, they may notify the City in writing within
fourteen (14) days of receiving the internal review results that they wish the
matter to be referred to Council. Staff will then prepare the matter for Council's
consideration at the next available Council meeting. The determination of Council
shall constitute the final decision on the application.
• 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.
• - . *194 0=4
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.
11
Page 29 of 40
• 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
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.
MEET=- ; i
• 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.
• 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.
•
All k ! EDWIN=
• Minor and technical amendments, such as the correction of typographical errors,
revisions to definitions and administrative details of specific programs, may be
`1K
Page 30 of 40
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
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.'
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 31 of 40
Attachment A. Priority Locations: Properties within 1500 metres of rapi#
transit including GO train service
Page 32 of 40
J,
$1
1" FT Mck
000
and!Ril
7
✓ x,
Black
Ir L1108
op
A15 I/,
751.;
-7�
5V
At,
. . . . . . .....
kO
S p�a
W
"Al
Z
�A,
by
11:1,1VIrrels within 1500 m of ILRT
Stators and C-70 Static n
Light Rall Transit (LIRT)
Staton
Kitchener GID Station
Grand Mwer
Page 32 of 40
NOTICE OF PUBLIC MEETING �
Missing M fiddle and Affordable
Housing Community Improvement Plan
Have Your Voice Heard!
Planning and Strategic
Initiatives Committee
Date: december 15, 2025
Location: Council Chambers,
Kitchener City Hall
200 King
arVirtual Meeting
Go to kitchener.ca/meetings and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
°TrE E;
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
Missing Middle and Affordable Housing Community Improvement Plan (CIP). The CIP
will help facilitate more housingthat 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 33 of 40
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.
Attachment D: Missing Middle and Affordable Housing Community Improvement Plan - Community Engagement
Comment
Idea
Comment
Notes/ Survey Question
Number
1
DC Waivers for
Waiver of dc's, big boom of approvals when the exemption deadline came up.
ADU's
Easier than grants because grants come after the fact at a certain milestone.
Region and/or School board included in waiving dc's?
2
DC Waivers for
20 year affordable period is too long, consider 5/10 year period aligning with
ADU's
CMHC's program.Consider approval time expediting $fee/development waivers.
waive development charges completely, this would help move things foreward
faster (Toronto is doing this). Streamline designs for repitition/expedited
approvals. Consider alternative parking designs? Tree management, takes time
to move them. Can the City consider more density? Density bonusing >6 units.
Value in free consultation with City Staff to figure out what needs to happen.
3
DC Waivers for
I believe there's a lot we can work on together to deliver more affordable housing
ADU's
for our community. I'm currently working on a project that I'd like to share with
you, it includes building two affordable units and providing housing for 14
refugee families. To make this possible, I'll need staff's guidance on parking
requirements, as we touched on at the workshop. I'd love the opportunity to
come to City Hall, walkyou through the project, and work together on a solution.
4
Grants to
Please note and clarify if the program would cater to industrial conversions or
Developers for
only commercial/ office buildings? Timeline for full SPA is end of September.
Affordable
Timing of milestone funding/ release of payment could be helpful to the
Housing
program. Development charges play a big role on cost overall- reduced rates or
waivers would make payments more viable. Defer DCC on rental projects.
$1400 rent range for 450sq/ ft studio apartment which would make the $1200
affordable rate for 2025 a little challenging to meet. Confirm if incentive would
be granted per unit/ door or per sq/ft number?
5
DC Waivers for
Would recommend ADU do grants but there's no scale to encourage this,
ADU's
someone will do this once and likely never do again. No retention of knowledge.
Extremely administratively onerous for the city. Working with novices constantly.
Politically it's on everyone's radar as a way to increase density. Might not give
best bang for your buck. Tutorial or checklists for homeowners. More efficient
to work with repeat builders. Video or tutorial upfront for homeowners of what
they need to think about. Might encourage people to seek out experienced
builders.
6
DC Waivers for
General support for the program among those that we spoke to. Concern that
Kitchener Market
ADU's
the affordability level does not assist people living with fixed incomes including
seniors (3 interactions). Homeowner living in a multi -generational triplex
expressed an interest for adding another unit (can families living on the same
property qualify?). Questions about whether funds may be available to support
renovations to older apartments where landlords do not evict tenants (getting at
renovictions) (2 interactions— outside scope of current CIP). Questions about
municipal acquisition of naturally occurring affordable housing to prevent rent
increases. Concern that 'affordable' housing as per definition is not affordable
to those who need it. Talked about the spectrum of affordability and that this is
one component, but may not provide for deeply affordable housing.
7
DC Waivers for
Do you mean ADUs with affordable rent? Or financial assistance to help with the
How much financial assistance did
ADU's
capital cost of building? It may not be feasible but I would suggest the City
you— or would you— need to build
provide loans registered against the subject property, not exceeding 80% LTV of
affordable ADUs on your property?
the property or 90% of the construction cost of the ADU, for example.
Considering limitations municipalities have with respect to borrowing, consider
facilitating loans through a bank or credit union. Access to capital for the
property owner is the greatest restraint in building these small-scale
developments, so helping to solve for that would unlock more units, which
would help the City continue to receive HAF money.
Page 34 of 40
8
DC Waivers for
Waive DC completelywould be the best policy. I have two projects I would begin
Please describe any ADU incentive
ADU's
designing and applying for if DCs were waived. Would add nine or ten units near
programs in other municipalities you
downtown. If waiving DCs fully is untenable, waive until the twelfth unit is
think Kitchener should consider.
created, for example. The City and Region can direct the kind of development
Some examples include: development
that may occur by doing so. Re detached ADUs specifically, grants can assist
charge (DC) waivers, green grants (for
but, in reality, are likely to be small. If small, they are unlikely to incentivize
heat pumps, solar panels, etc.),
much building. As a builder I would prefer loans that the rental income would
municipal fee waiver, and grants to
pay down overtime.
offset design and construction costs.
9
DC Waivers for
New build is more expensive to build, yes, but a reno of an existing building still
What are your thoughts on the
ADU's
costs a lot if following the OBC. Probably better not to discriminate between the
incentive amount associated with a
two.
new build, compared to an internal
renovation that creates additional
units?
10
DC Waivers for
It costs a lot to build. And nearly all new builds or full renovations will be done to
If you have any other questions or
ADU's
a standard that creates very livable, comfortable, and modern homes with nice
ideas as we consider incentives for
finishes. The idea that these newly built units are the ones that should be
affordable ADUs, please add them
designated as affordable has always been a bit odd to those of us who build and
here.
rent out properties. We need affordable places to live but shouldn't the
affordable places be the units that haven't been updated in twenty or thirty
years? Livable but not new and fresh. Having said that, I would certainly build
and rent out affordable units if I was compensated dollar for dollar (or very
close) for the missing income.
11
DC Waivers for
Have done one such conversion. Obstacles are DCs -- going from zero res units
What are some technical or process
ADU's
to five or ten or more. Also, lack of clarity around HST applicability. I suspect a
barriers that you have experienced —
large office building would bring about many technical construction issues in the
or thinkyou might experience — in
conversion to residential. Mine was a smaller building so more manageable in
converting an office building to
that sense.
residential?
12
DC Waivers for
I am a for-profit, so renting all the units at affordable rates wouldn't make sense.
What are some technical or process
ADU's
I would likely develop within the MLI Select model and apply their prescribed
barriers that you have experienced, or
percentage of units as affordable. Note also that their affordable metric appears
think you might experience, in renting
different from yours. Theirs is 30% of median rent ($1425).1 believe I read that
some or all the units at affordable
yours is less. I would advise using the same guidelines as CMHC, because in a
rates?
project in which I am applying for a CMHC product I will be underwriting the
project using their maximum affordable rent assumptions as that is what they
and their financing partner would expect.
13
DC Waivers for
I suggest leniency with regard to bike parking; adjust to simply have the
ADU's
developer provide bike parking on site rather than a seperate storage room (for
smaller developments, under fifteen units or so). And car parking leniency is
always appreciated. Developers typically want to have lots of parking as renting
units that don't include parking proves very challenging. However, some sites
just don't allow for as much parking as is prescribed.
14
DC Waivers for
50 affordable units? I would say a non-profit builder would be better suited
We are in a housing crisis, and the
ADU's
overall. But it may be possible to offer a program bywhich a for-profit developer
terms of this program state that we
partners with the Cityto make affordable units. I don't knowthe precise nature
need to get moving quickly on building
of the program. Remember that building activity is somewhat repressed now
units (target is a minimum of 50 units
because it's hard to get the math to pencil on market -rent units. Gettingthe
by September 2026). What incentive
math to pencil on affordable units would be quite challenging. I suggest the
program or combination of programs
sprinkling in of affordable units in for-profit developments can be done through
do you think might help us achieve
grants or tax breaks or loans.
this goal?
15
DC Waivers for
I don't believe there is any incentive available for building for accessibility in an
Please explain any constraints that
ADU's
ADU setting, unlike MLI Select, for example.
deterred you from considering
accessibility features.
16
DC Waivers for
waiving off development charges
How much financial assistance did
ADU's
you — or would you — need to build
affordable ADUs on your property?
Page 35 of 40
17
DC Waivers for
Development cost vs affordable rent, while providing return.
What are some technical or process
ADU's
barriers that you have experienced, or
thinkyou might experience, in renting
some or all the units at affordable
rates?
18
DC Waivers for
I have a different view than most. Assistance would come in the form of stream
How much financial assistance did
ADU's
lined approval process, full collaboration between builder and municipality and
you— orwould you— need to build
financial assistance to tenant. How much? should be determined on a person
affordable housing units as part of a
by person basis - I have an idea on optimum success.
multi -unit project (5+ units)?
19
DC Waivers for
Everything, plus an actual reality implementation.
What specific information would you
ADU's
need about this type of incentive
program to consider participating?
20
DC Waivers for
We as an organization can do it, we need a true partner
We are in a housing crisis, and the
ADU's
terms of this program state that we
need to get moving quickly on building
units (target is a minimum of 50 units
by September 2026). What incentive
program or combination of programs
do you think might help us achieve
this goal?
21
DC Waivers for
None quit wasting taxpayers money lining developers pockets. Your current
How much financial assistance did
ADU's
planning has created horrible conditions in older neighbourhoods city wide with
you— or would you— need to build
no enforcement on rental properties whether they be legal or illegal. Perhaps it
affordable ADUs on your property?
is time for actual bylaw enforcement to be proactive instead of waiting on
residents complaints to react to obvious infractions which are driven by daily but
ignored by a pathetic group of individuals.
22
DC Waivers for
Do not provide any financial support just mandate them to build these desired
What additional financial assistance
ADU's
units using charter rights on the developments. The law does allow governments
did you — or would you — need to
to require the units. If the builders do not want to build them then put zoning
incorporate accessibility features that
regulations on the other properties owned by the developers.
exceed the building code (like barrier
free design) to support tenants who
may need these features?
23
DC Waivers for
No financial assistance should be given. Taxpayers are tapped out having to
What additional financial assistance
ADU's
supply monies for these ilconcieved programs brought forth by consultants who
didyou— orwouldyou — need to
have ties to the developers.
incorporate energy or water efficiency
features that exceed the building code
(like heat pumps) to keep utility costs
affordable for tenants?
24
DC Waivers for
None. We already have a regional government bleeding the taxpayers dry one
Please describe any ADU incentive
ADU's
cut at a time, we certainly do not need another one doing the same.
programs in other municipalities you
think Kitchener should consider.
Some examples include: development
charge (DC) waivers, green grants (for
heat pumps, solar panels, etc.),
municipal fee waiver, and grants to
offset design and construction costs.
25
DC Waivers for
Make the feds responsible for any programs, do not use civic employees and
What are your thoughts on the
ADU's
monies to appease the federal government, they created the problem let them
incentive amount associated with a
administer and pay all costs involved. Liberals on the local councils need to
new build, compared to an internal
send a strong message to their federal friends and stop the appeasement of
renovation that creates additional
their cousins and quit wasting local taxpayers money on frivolous programs
units?
costing even more later.
Page 36 of 40
26
DC Waivers for
There should be no incentive program. Let the feds deal with all the costs and
What specific information would you
ADU's
headaches. Don't provide any financial support or civic employees time. It is not
need about an incentive program for
a municipal responsibility to be an administer for federal government since they
building ADUs to consider
do not fund the wages for city employees.
participating?
27
DC Waivers for
A complete and total ban on all duplexing of single detached homes. Your
If you have any other questions or
ADU's
current planning has created horrible conditions in older neighbourhoods city
ideas as we consider incentives for
wide with no solutions provided. With all the unkempt properties across the city
affordable ADUs, please add them
it appears that the city has chosen to ignore and sweep the issue aside leaving
here.
taxpaying citizens holding the bag. Such incompetence by the bureaucracy does
not need to be rewarded.
28
DC Waivers for
Sue Conestoga college(UW & WLU) for the destruction of the neighbourhoods
We are in a housing crisis, and the
ADU's
that their careless enrollment (GREED) has done to many areas of the region
terms of this program state that we
and make them financial responsible for the housing stack shortage.
need to get moving quickly on building
units (target is a minimum of 50 units
by September 2026). What incentive
program or combination of programs
do you think might help us achieve
this goal?
29
DC Waivers for
30% of the project cost
How much financial assistance did
ADU's
you — or would you — need to build
affordable ADUs on your property?
30
DC Waivers for
Limited additional cost
What additional financial assistance
ADU's
did you — or would you — need to
incorporate accessibility features that
exceed the building code (like barrier
free design) to support tenants who
may need these features?
31
DC Waivers for
50% of additional cost
What additional financial assistance
ADU's
did you — or would you — need to
incorporate energy or water efficiency
features that exceed the building code
(like heat pumps) to keep utility costs
affordable for tenants?
32
DC Waivers for
St Catharines ADU program, Heat Pump rebate, Development Charge waivers
Please describe any ADU incentive
ADU's
forADUs
programs in other municipalities you
think Kitchener should consider.
Some examples include: development
charge (DC) waivers, green grants (for
heat pumps, solar panels, etc.),
municipal fee waiver, and grants to
offset design and construction costs.
33
DC Waivers for
Incentive amount should be greater on a new build because costs are higher
What are your thoughts on the
ADU's
incentive amount associated with a
new build, compared to an internal
renovation that creates additional
units?
34
DC Waivers for
A clear checklist of requirements to qualify
What specific information would you
ADU's
need about an incentive program for
building ADUs to consider
participating?
Page 37 of 40
35
DC Waivers for
ADUs will help you in-fill this the fastest
We are in a housing crisis, and the
ADU's
terms of this program state that we
need to get moving quickly on building
units (target is a minimum of 50 units
by September 2026). What incentive
program or combination of programs
do you think might help us achieve
this goal?
36
Office to
The process of converting an office building to residential is very challenging and
Residential
costly. Typically without some assistance and grants (DCs, Parkland
Construction
Dedication, and a cash incentives) it is not likely that you will be able to achieve
Grant
numbers required to get financing.
37
DC Waivers for
This would vary depending on the existing building conditions.
What additional financial assistance
ADU's
did you — or would you — need to
incorporate accessibility features that
exceed the building code (like barrier
free design) to support tenants who
may need these features?
38
Grants to
Some sort of financial grant would be helpful, especially for projects that still
What additional financial assistance
Developers for
have a commercial component over 30% (example 3 storey building where you
did you —or would you — need to
Affordable
are only converting 2nd and 3rd floors) these projects do not qualify for CM HC
incorporate energy or water efficiency
Housing
MLI Select financing which makes it even more challenging to make a project
features that exceed the building code
work.
(like heat pumps) to keep utility costs
affordable for tenants?
39
DC Waivers for
Adequet financial incentive to be able to achieve financing on the project as well
What specific information would you
ADU's
as clearly defined terms , and making it easy to apply and process the
need about an office to residential
incentives.
incentive program to consider
participating?
40
DC Waivers for
with uncertainty on market rents and with development costs where they are it is
What are some technical or process
ADU's
hard enough to make sense of a develpment at market rates let alone affordably
barriers that you have experienced, or
rates.
think you might experience, in renting
some or all the units at affordable
rates?
41
DC Waivers for
Clarity on the terms and making it easy to apply and process
What specific information would you
ADU's
need about this type of incentive
program to consider participating?
42
DC Waivers for
I believe Waiving DCs and Parkland fees would help a lot for development for
We are in a housing crisis, and the
ADU's
units with market rents. For units to be affordable additional incentives to offset
terms of this program state that we
the costs developers face should be considered.
need to get moving quickly on building
units (target is a minimum of 50 units
by September 2026). What incentive
program or combination of programs
do you think might help us achieve
this goal?
43
DC Waivers for
At minimum, I would need to have the utilities paid (i.e. hydro upgrades,
How much financial assistance did
ADU's
wastewater and water tie-ins).
you— or would you— need to build
affordable ADUs on your property?
44
DC Waivers for
I wouldn't need additional funds for these items.
What additional financial assistance
ADU's
did you — or would you — need to
incorporate accessibility features that
exceed the building code (like barrier
free design) to support tenants who
may need these features?
Page 38 of 40
45
DC Waivers for
I think new build accessory units pose unique challenges, and require unique
What are your thoughts on the
ADU's
incentives.
incentive amount associated with a
new build, compared to an internal
renovation that creates additional
units?
46
DC Waivers for
A cost breakdown of what grants are available would be great.
What specific information would you
ADU's
need about an incentive program for
building ADUs to consider
participating?
47
DC Waivers for
I think the parking requirements for ADUs should be reconsidered. Specifically, I
If you have any other questions or
ADU's
don't think parking spaces should be a prerequisite. There are plenty of tenants
ideas as we consider incentives for
who don't require parking, so mandating this is keeping supply artificially low.
affordable ADUs, please add them
here.
48
DC Waivers for
Two requests. Please provide grants to cover the utility costs associated with
We are in a housing crisis, and the
ADU's
ADUs. And please remove the requirement for a parking space.
terms of this program state that we
need to get moving quickly on building
units (target is a minimum of 50 units
by September 2026). What incentive
program or combination of programs
do you think might help us achieve
this goal?
49
Grants to
Don't know if developers could commit to get projects going because of other
Developers for
market factors . 1-2 large projects would help meet the 2026 target. Could a
Affordable
percentage of condos owned by the developer become rentals and qualify for
Housing
CIP?
50
Grants to
Many condo projects have been converted to rental. Purpose built rental, unsure
Developers for
of meeting affordable thresholds. Can we provide city numbers. Construction
Affordable
grants and do waivers are preferred. DC's have killed them in the past. Dc
Housing
deferralto occupancy under the province has helped. Municipalities have
waived interest in the past. Are we waiving municipal? Regional? Education dc's
don't often get deferred.
51
Grants to
Inclusionary zoning issues, cost to take market value of condo to affordable is a
Developers for
huge capital cost. More in favour of transferring to tap into other
Affordable
grants/incentives. When putting some units in a market rate housing project you
Housing
don't get to be considered an affordable housing project. If you can concentrate
into one building then you get CMHC financing and dc's aren't an issue (Bill 23).
Just as cost effective to do a full building of affordable. Timing of funding is
helpful, money at beginning before CMHC is triggered. Risk of putting in money
early but it helps get the project going. CMHC starts funding month after project
starts. Lower barriers and faster approvals is better. How can we evaluate the
financial feasibility of projects? If CMHC has approved then it will more than
likely go to construction. 4 million could go into one project or we can spread the
risk. Need projects in the cue now in order to go in September. Clear definitions
on what is affordable, use pre-existing definition used by for profit developers.
Politically some may consider it not affordable enough. For profit/land
speculators, lot of people hoping to sell land to someone who will build. Can see
people taking advantage waiting for markets to turn. Don't know how the city
would avoid paying interest for other people to hold onto land. How would the
city evaluate if they are going to power of sale. Partnerships? For profits have
expertise to build and manage a property.
Page 39 of 40
52
Office to
Clients on development side leaning towards office to res and for profit
Residential
(homeowner conversations better for ADU option). More opportunity for more
Construction
units for office to res and for profit developers. Haven't heard any interest in
Grant
office to res, issues with layout. Central core, depth to exterior walls if different
than residential units. To get appropriate lighting and openings the floor plans
are difficult to execute. Residential developers prefer to start fresh. Prioritize
projects that the city already has in the pipe line
53
Office to
No experience with office to residential, but would be more than 10-20 thousand
Residential
per unit. Calgary has put a lot of money in up front per door. Cost of converting
Construction
to office would have to be as profitable as a new build (Duke Street example)
Grant
54
Office to
Office is struggling, looked at assets to convert to res. Looking at efficiency of
Residential
building/ layout. Demand and cost comes into play. DTK market doesn't make
Construction
sense for them to convert today. Manyvacant condos that they're competing
Grant
with. New condo vs older converted offices. Numbers don't make sense today,
potentially one building down the road if the finances work out. No timeline for
conversion at this time but could look at in the future.
55
Grants to
A Church looking at options for someone to take over the site including
Developers for
affordability options. Falls within church mandate to create affordable/
Affordable
supportive housing. pportunity to convert but want to know more about the
Housing
guidelines of the CIP project. They would partner because they are not setup to
be a rental company. Doesn't know if $10,000 per unit would be sufficient.
Project is around the $400,000 mark for one bedroom units right now. DC's area
big part of the selling price, including school board fees. Some projects are on
hold waiting for potential HST relief from the province.
Page 40 of 40