The City of Windsor is once again seeking federal infrastructure funding to bolster housing development, despite previous challenges related to zoning requirements. On Monday, the city council voted to submit an application to the $6 billion Canada Housing Infrastructure Fund-Direct Delivery Stream. This fund aims to accelerate the construction and upgrading of housing by supporting essential infrastructure projects, including drinking water, wastewater, stormwater, and solid-waste systems.
A key stipulation of this federal fund is that municipalities must amend zoning laws to permit fourplexes (residential buildings containing four separate units) as-of-right on all low-density residential lots with municipal services. This means property owners could develop fourplexes without needing special permissions or undergoing public consultations.
In 2024, Windsor faced a setback when its application for the federal Housing Accelerator Fund was denied. The rejection stemmed from the city council’s decision against implementing the fourplex as-of-right zoning change, citing concerns about potential impacts on existing neighbourhoods. Notably, the council’s stance on this issue remains unchanged in the current application. Mayor Drew Dilkens expressed hope that the federal government would consider a more nuanced approach, allowing for site-specific zoning adjustments rather than a blanket policy. He emphasized the community’s apprehension about widespread fourplex developments, stating, “I think the people of Windsor have spoken loudly and clearly that they don’t want fourplexes as-of-right throughout the entire city.”
Ward 6 Councillor Jo-Anne Gignac supported the motion to apply for the funding but highlighted Windsor’s success in exceeding housing targets without the fourplex mandate. She urged the federal government to evaluate applications based on tangible data and the city’s proactive measures in updating by-laws and planning processes.
Current Housing Development Framework in Windsor
While the city debates the fourplex zoning issue, it’s important to understand Windsor’s existing policies on housing density. Currently, property owners can develop up to three dwelling units on a single lot: one primary residence and two Additional Dwelling Units (ADUs). ADUs can be located within the primary structure or as separate accessory buildings, provided the property meets specific zoning requirements. This approach allows for increased housing density while maintaining the character of low-density residential areas.
Why Windsor Council is so Reluctant Toward Fourplexes
You might be asking yourself, why are fourplexes such a big deal that the council members of Windsor would risk potentially losing out on millions of government funding AGAIN to ensure they aren’t included in our bylaws. The council’s hesitation to permit fourplexes as-of-right is rooted in two main concerns:
Public Consultation: By allowing fourplexes as-of-right, the usual processes for public input and feedback on new developments would be bypassed, potentially leading to community dissent. If the majority of residents in the city don’t want fourplexes in Windsor, the council is more likely to agree with the residents to ensure their good standing with the people for re-election regardless if it means losing out on millions of dollars from the federal government.
Neighbourhood Character: There is apprehension that introducing fourplexes could alter the established aesthetic and cultural fabric of existing communities. Windsor is made up of predominatly
Mayor Dilkens articulated the city’s position, emphasizing the need to balance housing development with community interests and infrastructure capabilities.
Pro’s & Cons of Fourplex Development in Windsor
To provide a balanced perspective, here are some advantages and disadvantages of integrating fourplexes into residential areas:
Pros:
- Increased Housing Supply: Fourplexes can contribute to alleviating housing shortages by adding multiple units on a single lot.
- Affordability: Multi-unit developments can offer more affordable housing options, catering to diverse income levels which is very much needed in our current economy.
- Efficient Land Use: Densifying existing residential areas maximizes land utilization, potentially reducing urban sprawl.
Cons:
- Zoning and Regulatory Challenges: Implementing fourplexes requires careful consideration of existing zoning laws and potential resistance from community members.
- Neighbourhood Character: Fourplexes could alter the established aesthetic and cultural fabric of the existing communities within Windsor which has been stressed by local residents.
- Infrastructure Strain: An increase in housing density might place additional pressure on municipal services such as water, sewage, and transportation systems.
If Windsor’s council has risked the opportunity of millions in government funding, twice, over the idea of fourplex zoning changes, it’s very clear what there personal opinons are in regards to fourplexes. This is an “as-of-right” housing type we’ll more than likely never see allowed in the Windsor area for the foreseeable future. As Windsor awaits a decision on its latest funding application, the debate over fourplex zoning shows the broader challenge of balancing community input with housing concerns.