Kitchener adopts new growth rules
Developers required to include affordable units in some new projects near transit stations
Kitchener councillors have approved new planning rules that will guide growth around transit stations and require developers to include affordable units in some new projects.
The Growing Together planning framework is intended to govern intensification around seven of Kitchener’s 10 major transit station areas — areas near LRT stops — while allowing for a broad mix of housing types that can coexist with established neighbourhoods.
A new inclusionary zoning policy, applying to new developments with 50 or more units in major transit station areas, will require a small percentage of those units to be affordable starting in 2025.
“I think this is a very important night, in terms of everything that we’ve been able to achieve,” Mayor Berry Vrbanovic said early Tuesday morning following a unanimous vote in favour of inclusionary zoning.
The Growing Together plan was also approved unanimously after councillors heard from more than 30 delegates on the two issues over the course of seven hours of discussion on Monday and early Tuesday.
The plans are not without detractors.
Heritage advocates are concerned that zoning allowing new highrise development in portions of two heritage conservation districts will cause irreparable harm.
Some developers have argued the cost of including affordable units will be passed onto market-rate buyers or renters or could stifle development entirely. But city staff maintain the plans balance a wide range of interests and market needs in a growing community.
“Growing Together is the most ambitious plan for transit-oriented development in Canada,” said manager of policy and research Natalie Goss. “Being a national leader comes with some manageable risk and tremendous opportunity.”
While Planning Together is unique to Kitchener, inclusionary zoning is being explored by Cambridge and Waterloo with an eye to implementing a similar system across the board.
Vrbanovic thanked staff, citizens and stakeholders for the thousands of hours of work that have gone into the projects, noting Growing Together draws on work that’s been ongoing for a decade.
“This truly is an innovative, firstof-its-kind planning framework that’s bold, that creates complete communities, and will meet the housing needs of our community for many generations,” he said.
If only half of the projects possible under the new rules are built, it would result in more than 100,000 new homes and include approximately 4,500 affordable units, Vrbanovic noted.
A number of amendments were proposed by councillors on Monday, although most were not adopted; one such example voted down would have removed higher-density zoning from affected heritage conservation districts.
One notable amendment that did
pass was a suggestion by Coun. Scott Davey to increase the height allowed in one of the zoning categories from 25 to 28 storeys (other categories have height maximums of three storeys, eight storeys, or unlimited height).
Council also agreed to Coun. Bil Ioannidis’ motion asking for a review and update on Growing Together within about two years, after an official plan review is complete.
Referencing the housing and affordability crisis, Ioannidis said “I was always wanting to push for more, and my biggest concern with this, in general, is I don’t know if it’s going to be enough.”
Inclusionary zoning will be introduced gradually, with the percentage of gross leasable residential area required to be affordable in eligible projects rising from zero to two per cent in 2025 to five per cent by 2031.
Provincial rules set a five per cent cap with a maximum 25year affordability period. The city agreed to a development industry request to frequently review market conditions to ensure the proposed percentages, called set aside rates, are appropriate.
Critics and supporters alike generally agree that inclusionary zoning is just one tool in a fight against a multifaceted foe.
“We have a crisis … and this is a great opportunity to do something about it,” said Coun. Ayo Owodunni. “This is an opportunity
‘‘ This truly is an innovative, first-of-its-kind planning framework.
BERRY VRBANOVIC KITCHENER MAYOR
for all of us to step up … This is not the silver bullet, I fully understand that.”
Maximum rental rates for units in varying sizes would range from $1,075 to $1,631 at 2022 rates, with low and moderate-income households deemed eligible.
“Inclusionary zoning is likely to increase the cost of market housing, and the unintended consequence of this is a further erosion of housing that is affordable,” developer Paul Leveck cautioned Monday.
Others maintain that hasn’t played out in markets where it’s been introduced. Staff say more permissive zoning and the elimination of minimum parking requirements in Growing Together areas will help to offset the cost of inclusionary zoning to developers.
“I applaud the boldness, and I also know that leadership is lonely and it can feel risky making these decisions, but I think it has been balanced,” Coun. Stephanie Stretch said of the Growing Together plan.
“I think we can be more bold in the future.”