Cambridge – Joined by 4 city councilors on December 19th, Cambridge mayor Jan Liggett voted against a motion to investigate the plausibility building affordable housing in raised buildings above city owned parking lots.
The motion, brought forward by ward 7 councilor Scott Hamilton was supported by all the delegates who presented at the meeting including resident Matthew Rodgers, the advocacy groups “Citizens for Cambridge”, “For the City”, and “Waterloo Region Yes In My Backyard”, and as stated by councilor Earnshaw, the Cambridge Business Improvement Association was also on board.
Despite strong support for the motion from delegates, and the voting support of councilors Kimpson, Earnshaw, Roberts, and Hamilton, the motion was ultimately defeated, wIth Mayor Liggett suggesting churches should be converting their own parking lots for housing. Before calling the vote, Liggett stated that voting “no” does not mean that a councilor is against building affordable housing.
Waterloo – On December 11th, following discussion, presentations, and legal clarifications, the first stages of a 12-tower development on the former Kraus Flooring factory lands in North Waterloo were approved through a unanimous vote from city councilors. With support for the project and the necessary changes to the site’s zoning and by-laws, the developer can move further into project planning.
This show features clips from the council meeting, focusing on updates to the original 2021 site plan, the status of a pedestrian bridge over the adjacent highway, and questions about promises for affordable and attainable housing in this purpose built rental development which features a proposed total of 5,452 bedrooms in 3,353 residential units.
Delegates included site owner Richard Boyer of 65 Northfield Drive Inc, consultant Chris Pidgeon of GSP Group, and Waterloo resident Ashwin Annamalai. Councilors Hanmer, Bodaly, Roe, Freeman, and Vasic also spoke, as did Mayor McCabe.
Waterloo – Over 8,000 renters have registered their units with ACORN’s Rental Registry since the grassroots social and economic justice organisation launched their map based online database at the end of the summer. ACORN Ontario told CKMS News in a statement that “the rental registry will track rising rents across the province.” which they say will “lead to better, publicly-available housing data that can help protect and create more affordable housing”.
Today’s shows features interviews with Acer Bonapart, the chair of ACORN Waterloo Region, which since its launch earlier this year, has focused primarily on tenant rights and housing issues. Additionally, CKMS speaks with Geordie Dent of the Federation of Metro Tenants’ Associations (FMTA), a non-profit organization founded in 1974 which advocates for better rights for tenants. The show also includes comments that the ACORN Ontario chapter provided to CKMS News.
ACORN Ontario told CKMS News that the registry was created by the Montreal based non-profit Vivre en Ville, saying “The registry was first introduced in Quebec and has over 30,000+ rents voluntarily registered. The rental registry is easy, quick and secure as it was designed to be compliant with SOC2 cybersecurity standards.“, standards that meet requirements for governmental use.
According to rentals.ca, which has for years tracked such data, average rents across the country are still rising at over 100$/month, with a one bedroom apartment in Waterloo averaging 1,944$ a month in October. Two bedroom apartments are now averaging 2,543$ a month, nearly a 15% increase from last year at the same time.
While many provinces have some form of rent control, in Ontario since Doug Ford dismantled the existing system in 2018, that control comes in the form of a 2.5% maximum allowable increase to the rent after a 12 month period. However, the Landlord and Tenant Board, an arm of Ontario’s legal system, often allows this maximum to be exceeded after being convinced by a landlord’s request. As Geordie Dent explains, the board approves the above guideline increase “in the neighbourhood of 90-95% of the time”. Additionally, the maximum increase also does not apply between tenants, meaning the landlord can increase the rent any amount they want on new tenants once the old ones move out.
The Landlord and Tenant Board does not specifically track how often they approve AGIs and their 2022-2023 report has a lot of incomplete data. A brief review of cases by CKMS News centering on Above Guideline Increaseson the Canadian Legal Information Institute, where all such cases are listed, reveals the 10 most recent cases were all decided in favour of the landlord, with the majority declaring: “The Landlord justified a rent increase above the guideline because of capital expenditures.”
While above guideline increases continue to have harmful effects on renters, ACORN Ontario told CKMS News the registry will provide “Greater transparency for renters so they can make informed decisions about where they choose to live”. The statement concluded “Better housing data can help inform stronger affordable housing policies like those supported by Ontario ACORN’s ‘Real Rent Control’ Campaign. Over time, the registry will clearly show that rents increase astronomically in between tenancies on units that aren’t subject to rent control, and as a result of above guideline rent increases. These loopholes in our current rent control laws create incentives for landlords to renovict or demovict their tenants or neglect repairs until tenants get fed up and leave”.
Kitchener city staff have drawn up new guidelines for land use and zoning changes for lodging houses in the city, but Council isn’t satisfied. At the Planning and Strategic Initiatives Committee meeting on October 30, Kitchener Council examined these changes, and given the mix of opinions on council, deferred their decision until the next council meeting on Monday November 6.
Several review studies, including Kitchener’s Housing for All Housing First strategy and the March 2021 Lower Doon Land Use Study, among others, encouraged the city to examine how lodging (or rooming houses) can play a role in alleviating the housing crisis. And so, at Monday evening’s council meeting, Kitchener city planning staff came back with a proposal that would remove references in the official plan and zoning regulations to minimum distance separations, lodging houses parking regulations, and geographical limitations on lodging houses.
Two delegates presented to Council in favour of lodging houses. Nelson Chukwuma from the Conestoga Student Inc.‘s Board of Directors and Martin Asling of the Yes In My Backyard (YIMBY) housing advocacy group. Both explained the importance of lodging houses to help both students and permanent city residents secure affordable housing.
In the mid 2000s, as part of then-official plan, the City of Kitchener sought to limit the creation of new lodging houses. Currently there are about 20 licensed lodging houses located across the city and an unknown but an assumed large number of unlicensed lodging houses.
One of the recommended zoning changes is to scrap the minimum distance provision, which limits lodging houses from being too close to one another. Up until now, lodging houses have to be at least 400m from one another. Martin Asling explained that this, according to the Ontario Human Rights Tribunal, is a form of ‘people zoning’ and is illegal in Ontario. In considering this change, Councillor Scott Davey expressed concerns about a possible overconcentration of lodging homes in an area, and he wondered what the consequences of that would be.
City staff also recommended that parking regulations be removed. Martin noted that these regulations are from an earlier time and are now out of date and no longer in line with the city’s aims.
Another recommendation from staff, that both delegates agreed with, was to lift restrictions to allow lodging houses in all residential zones throughout the city.
Affordability was a concern for many of the councillors. Councillor Bill Ioannidis asked Martin how to keep lodging houses affordable and prevent landlords from overcharging. In response, Martin listed a series of studies that have examined the implementation of lodging houses and which found that affordability stayed intact. Councillor Debbie Chapman asked Martin if he knew of any measures that could be put in place now to ensure affordability, and Martin explained how preventing the loss of lodging house supply is important.
City staff made a point to note that this meeting was not about licensing lodging homes but rather land use and zoning changes. Despite this, throughout the meeting, questions on licensing and enforcement popped up, Mayor Berry Vrbanovic asked if both the zoning and licensing could be dealt with concurrently given the importance and urgency of this measure. Staff were quick to point out that the licensing depends on removing some of the zoning and land use restrictions, and perhaps it could be done concurrently, but the changes to zoning and land use must occur before a licensing program is overhauled.
Other issues of licensing that were raised included how to incentivize landowners to obtain a licence, how licensing would be enforced, and what repercussions there currently are if landowners choose not to obtain a license.
Councillor Ioannidis expressed a preference for the four-plex housing strategy, which was passed at council previously. By the end, the Councillor noted he had more questions than answers and pushed for a deferral to the next council meeting. The deferral motion was passed and the issue will be readdressed at Council meeting on November 6.
This episode of CKMS News examines the growing number of short-term rentals (e.g., AirBnB) in Waterloo Region and the impact of this on our long-term rental housing market and the need for data collection specifically targeted to gather information about the housing stock. We talk to the Waterloo By law office and a Kitchener City Councillor about lack of regulations and the lack of data.
The episode also explores the bandit signs advertising house buying, that are illegally displayed alongside roads and high traffic areas throughout our Region. We talk to the Kitchener bylaw office about the signs and what can be done about them.
— This program is a part of the “Local Journalism Initiative” grant program and is funded by the Community Radio Fund of Canada, the Government of Canada, and the CKMS Newsroom.
Check out the archived versions of this program and other episodes onradiowaterloo.ca/news., and other stories commissioned under the Local Journalism Initiative atcanada-info.ca.
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