Housing Accelerator Fund

The City is calling for submissions for detached accessory dwelling unit (ADU) designs as part of the Pre-Approved Detached Accessory Dwelling Unit Design Program. Submitted plans will be reviewed and up to eight designs will be selected for pre-approval and displayed on the City’s website.

This program is part of the City’s Housing Accelerator Fund program to support missing middle housing options, such as detached accessory dwelling units. This call for designs is intended for building permits to be issued quicker for these units to help introduce more rental units in the city faster.

Update: The submission period for this program is now closed. Staff are currently in the process of reviewing the submitted designs against the program requirements. Stay tuned for the selected designs later this year.

In Jan. 2024, the City of St. Catharines secured an investment of $25.7 million to boost housing supply in the city. The funding is through the Canada Mortgage and Housing Corporation’s (CMHC) Housing Accelerator Fund (HAF), a $4 billion initiative that offers financial support to local governments for expediting the development of new homes.

The action plan for HAF commits to seven initiatives, fostering a range of housing types and densities to cater to the diverse needs of the community. The initiatives are as follows:

Municipal Development Corporation (MDC). The MDC will work with private sector and non-profit partners to develop housing and mixed-use, transit-oriented developments on surplus and under-utilized City-owned lands.
Development Feasibility Support. The initiative will provide support for development feasibility by increasing internal capacity in the Planning and Building Services department through continued modernization efforts and enhanced online services for the development community.
Inclusive Housing Initiative. The initiative aims to foster a housing environment that prioritizes inclusion and adaptability, focusing on the needs of an aging population and individuals with disabilities. The goal is to promote housing diversity and affordability and incentivize accessibility initiatives throughout the city.
Missing Middle Initiatives. The initiative proposes integrating financial support with the City’s progressive housing policies. The milestones will enhance housing diversity, affordability, and sustainability, responding directly to the community's expressed needs and preferences.
Sanitary Sewer Asset Management Initiatives for Housing Intensification. The initiative takes a systemic view of development by addressing key facets crucial for housing intensification and commercial expansion. One potential barrier that could have significant impact to new housing is localized sewer capacity limitations. The initiative aims to remove such constraints by mitigating stormwater infiltration into sanitary sewers, thereby freeing up essential sanitary sewer capacity.
Climate-Resilient Housing Development Plan. The Climate-Resilient Housing Development Plan (CRHDP) is an initiative designed to mitigate the impacts of climate change on housing within the city. The CRHDP will place housing at the core of climate adaptation strategies, focusing on resilient construction, community engagement, sustainable urban planning, and interdepartmental collaboration.
Niagara Region Housing Innovation Hub. The Niagara Region Housing Innovation Hub is an initiative aimed at fostering a distinctive and collaborative space where local business growth, innovative housing solutions, community collaboration, and international perspectives will converge. Recognizing the interconnectedness of housing, regional economic development, and global trends, such as the impact of international students on housing supply, the Hub will serve as a catalyst for creativity, sustainability, efficiency, and resilience.

The HAF initiatives are projected to result in more than 2,600 housing units over a three-year period. The seven initiatives will transform housing approvals and unlock thousands of potential units over the next 10 years.

Housing Accelerator Fund updates

Affordable Housing Parking Exemption

On January 13, 2025, a City-wide zoning by-law amendment (File no. 24 115258 ZA) is going to St. Catharines City Council for consideration. This proposed zoning by-law amendment is to exempt affordable residential units from the City’s parking requirements.

A residential dwelling unit will be considered affordable in accordance with the definition established in the Development Charges Act, 1997, as amended. This zoning by-law amendment aligns with HAF Initiative 3 – Inclusive Housing Initiatives, which aims to foster a housing environment that prioritizes inclusion and adaptability by encouraging construction and reducing development costs for affordable, accessible and purpose-built rental developments.

This application was originally scheduled to be considered during the December 9, 2024 Council meeting. Due to that meeting being cancelled, this application is being considered by Council on January 13, 2025.

For more information, please visit the Affordable Housing Parking Exemption website.

Development Charge Rental Housing Discount Grant Program

On November 18, 2024, St. Catharines City Council passed the Development Charge Rental Housing Discount Grant Program. This HAF-funded financial incentive will provide additional development charge discounts for purpose-built rental dwelling units. Due to recent amendments to the Development Charges Act (DC Act), development charge discounts are currently applied to purpose-built rental units dependent on unit size as outlined below:

15 per cent discount for one-bedroom units (or smaller)
20 per cent discount for two-bedroom units
25 pre cent discount for three-bedroom units plus

In an effort to increase the development of purpose-built rental units in the city and implement Initiative 4 – Missing Middle Initiative in the HAF action plan, staff are recommending an increase to the legislated development charge rental discounts. The increase in discount would be funded through the Housing Accelerator Fund. The proposed grant would increase development charge rental discounts as outlined below:

50 per cent total discount for 1 bedroom units (or smaller) (15 per cent DC Act discount plus 35 per cent HAF-funded top-up)
50 per cent total discount for 2 bedroom units (20 per cent DC Act discount plus 30 per cent HAF-funded top-up)
35 per cent total discount for 3 bedroom units + (25 per cent DC Act discount plus 10 per cent HAF-funded top-up)

The proposed development charge discounts apply only to municipal development charges and do not apply to any development charges from the Region of Niagara or the school board.

For more information, please see the November 18, 2024 staff report and policy.

Read the report

Accessible Housing Fee Reimbursement Policy

On November 18, 2024, St. Catharines City Council passed the Affordable Housing Fee Reimbursement Policy. This policy will facilitate the reimbursement of building permit fees for proposed accessible dwelling units throughout the city. This policy is funded by the Housing Accelerator Fund (HAF) and aligns with HAF Initiative 3 – Inclusive Housing Initiatives, which aims to foster a housing environment that prioritizes inclusion and adaptability by encouraging construction and reduce development costs for affordable, accessible and purpose built rental developments.

This policy applies to new accessible dwelling units that:

Are any dwelling type (e.g., detached, semi-detached or townhouse dwelling, accessory dwelling unit, triplex, fourplex, or apartment dwelling unit)
Are rental or owner-occupied
Meet the City’s Zoning By-law definition of a dwelling unit and meet Division B, Section 3.8 of the Ontario Building Code, including the requirement that there be an accessible path to units
Are units provided beyond minimum requirements set out in the Ontario Building Code (e.g., the required 15 per cent accessible units within apartment buildings are not eligible for reimbursement under this Policy)

This policy is in effect as of November 18, 2024 until December 31, 2025. Depending on HAF funding availability, this policy may be extended to 2026 and 2027.

For more information, please see the November 18, 2024 staff report and policy.

Read the report

Grant Amount Increase

On August 26, 2024, the proposed increase to the Community Improvement Plan grant amount for the Accessory Dwelling Unit (ADU) Program was approved by St. Catharines City Council. The amendment increased the value of the ADU grant to a maximum of $40,000 for the construction of interior ADUs, and to a maximum of $80,000 for the construction of exterior ADUs, subject to available funding through the Housing Accelerator Fund.

The amendment also revises the application requirement for a complete ADU application to be made within 90 days of Building Permit issuance and permits property owners to submit more than one ADU application per property.

The Notice of Decision was issued in accordance with Section 28 of the Planning Act on Aug. 29, 2024.

To learn more and submit applications, visit please visit the Community Improvement Plan webpage.

Affordable Housing Fee Reimbursement Policy

On February 12, 2024, St. Catharines City Council passed the Affordable Housing Fee Reimbursement Policy. This policy will facilitate the reimbursement of planning application and/or building permit fees for proposed non-ownership affordable housing units or beds throughout the city. This policy is funded by the City’s Affordable Housing Reserve and Housing Accelerator Fund (HAF) and aligns with HAF Initiative 3 – Inclusive Housing Initiatives, which aims to foster a housing environment that prioritizes inclusion and adaptability by encouraging construction and reducing development costs for affordable, accessible and purpose-built rental developments.

A development or redevelopment project is eligible for a reimbursement up to $50,000 under this policy if:

The proponent is an eligible housing provider as defined in the policy.
The project provides a minimum of 11 new dwelling units.
A minimum of 30 per cent of all new dwelling units meet the policy’s definition of affordable non-ownership housing.
Notwithstanding the above, where affordable non-ownership housing is not proposed in a dwelling unit format, the project must provide at least 11 new beds.

This policy is in effect as of February 12, 2024. For more information, please see the February 12, 2024 staff report and policy.

Read the report