Housing Accelerator Fund

The Town of Tecumseh recently received 4.38 million dollars in federal funding from the Housing Accelerator Fund (HAF). This fund is aimed at accelerating the construction of homes and provide Tecumseh residents with the spaces they need to live, grow, and call home.

Tecumseh Housing Action Plan

On August 8, 2023, Town Council adopted the Tecumseh Housing Action Plan (“Tecumseh HAP”). The Tecumseh HAP was prepared with input from Council, Town Staff, and community stakeholders. It includes housing goals, initiatives and targets that are intended to:

expand housing options for Tecumseh residents;
increase the supply of new housing in Tecumseh, and accelerate its construction; and
improve housing affordability for residents and their families, and for new households that want to move to this growing community.

The Town’s Strategic Plan for 2023-2026 prioritizes the need to “increase the population of Tecumseh through new housing supply.” The goals and initiatives as set out in the Tecumseh HAP build on the foundation that has been established by Council as part of the Strategic Plan.

Housing Accelerator Fund

The Tecumseh HAP was submitted to Canada Mortgage and Housing Corporation (“CMHC”) in August 2023 and on February 12, 2024, the Town received notification from CMHC that the Town’s application had been approved, and an agreement was executed with CMHC that provides funding to support the implementation of the Town’s Housing Action Plan.

The resulting Housing Accelerator Fund (HAF) establishes “9 Initiatives” that will be funded and are intended to accelerate the delivery of much needed new housing in Tecumseh, and to contribute to positive long-term changes that will broaden housing choices and improve affordability in both the rental and ownership market.

Each individual Initiative, along will all of its associated background information is available below.

Upcoming Important Dates

Initiative 1: Pre-zoning lands to allow up to four housing units as-of-right as part of all low density residential districts

Initiative 1 of HAF relates to pre-zoning lands to allow up to four housing units as-of-right as part of all low density residential districts. Over the course of the implementation of Initiative 1, various documents have been prepared, and multiple engagement sessions/events have been held. These include the following, which are all available for review at the links below:

Housing Accelerator Fund Initiative 1: Final Report

The Town of Tecumseh and WSP have prepared a comprehensive update on Initiative 1 of the HAF and have set out a range of implementation options for Council’s consideration. These options will accelerate housing, improve affordability, and create more choice for residents which is inline with the Council approved Housing Action Plan and the Town’s Strategic Plan.

The proposed zoning changes would allow up to three Additional Residential Units (“ARUs”) on existing residential lots. Currently, the province requires the Town to permit up to two ARUs meaning this change represents a one-unit increase.

Read the full report below for more information on the background of the study, the need for housing options in Tecumseh, a summary of community consultation and the options put forward to Council:

HAF Initiative 1: Final Report

HAF Initiative 1: Final Report Council Slides

All of these documents assist in providing a better understanding of what Initiative 1 is.

Initiative 2: Pre-zoning lands within the Town’s Main Street Community

Town Administrative Report:

Expanding Housing Choices and Improving Affordability Housing Accelerator Fund: Initiative 2 – Pre-zoning for Medium and High Density Residential on Lands Designated Main Street Mixed-Use Proposed Zoning By-law Amendment - February 11, 2025

Notice of Adoption

Zoning By-law Amendment 2025-034

Initiative 3: Implementing land use changes permitting residential intensification & mixed-use development/redevelopment in the Manning Rd Commercial District

Town Administrative Report:

Expanding Housing Choices and Improving Affordability Housing Accelerator Fund: Initiative 3 – Residential Intensification in the Manning/Tecumseh District Proposed Official Plan and Zoning By-law Amendments - February 11, 2025

Open House Boards:

Open House Boards - February 20, 2025

Notices of Adoption:

Official Plan Amendment No. 6

Zoning By-law Amenement 2025-036

Zoning By-law Amendment 2025-037

Initiative 4: Implementing revised parking requirements such as reduced or eliminated parking spaces for new developments.

Town Administrative Reports:

Expanding Housing Choices and Improving Affordability Housing Accelerator Fund: Initiative 4 – Revised Residential Parking Requirements Proposed Zoning By-law Amendment - February 11, 2025

Notice of Adoption:

Zoning By-law Amendments 2025-038, 2025-039 and 2025-040

Initiative 5: Implementing incentives (reduced DC and other fees)&a Property Tax Equivalent Tax Program for new rental/affordable housing in Main Street CIP Area

Town Administrative Reports:

Expanding Housing Choices and Improving Affordability Housing Accelerator Fund (HAF) Initiative 5 – Scheduling of Public Meeting to Amend Tecumseh Road Main Street CIP: New CIP Grants for Affordable Housing and Expand CIP Area - December 10, 2024

Initiative 6: Preparing a user-friendly Information Kit on how to add an ARU, provide illustrative design guides, outline steam-lined permit process

Town Administrative Reports:

Expanding Housing Choices and Improving Affordability, Housing Accelerator Fund: Initiative 6 - Additional Residential Unit (ARU) Guideline, Initiative 7 – Elimination of Building Permit Fees for ARUs

Initiative 7: Eliminating building permit fees for ARUs for a 3-year period

Town Administrative Reports:

Expanding Housing Choices and Improving Affordability, Housing Accelerator Fund: Initiative 6 - Additional Residential Unit (ARU) Guideline, Initiative 7 – Elimination of Building Permit Fees for ARUs

Initiative 8: Implementing a new e-processing system for all planning-related applications

There are no associated reports for Initiative 8 at this time. The Town will be initiating Planning Act application submission by way of CloudPermit in the near future.

Initiative 9: Creating a Housing Advisory Panel to Advise Council on Housing-related Matters

Town Administrative Reports:

H ousing Accelerator Fund (HAF) Tecumseh Housing Advisory Panel Appointment of Members - July 9, 2024

Tecumseh Housing Advisory Panel Minutes:

Summary Reports

Expanding Housing Choices and Improving Affordability Tecumseh Housing Accelerator Fund February 2025 Status Update - February 25, 2025

Expanding Housing Choices and Improving Affordability Tecumseh Housing Accelerator Fund October 2024 Status Update - October 22, 2024

Expanding Housing Choices and Improving Affordability Tecumseh Housing Accelerator Fund June 2024 Status Update - June 25, 2024

Expanding Housing Choices and Improving Affordability Tecumseh Housing Accelerator Fund Next Steps - April 9, 2024

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Frequently Asked Questions

How many units are currently allowed on residential lots?

As of 2022, provincial legislation allows three units on all residential lots across Ontario, including in Tecumseh.

What is the option that was recently presented to Council?

The Town is considering options to allow one additional unit (for a total of four) on residential lots to meet eligibility requirements under the federal government’s Housing Accelerator Fund.

Will this change allow someone to tear down a house and build a fourplex?

No, the proposed change would allow a maximum of three additional residential units within the existing detached house or two in the existing detached house and one in a garden suite. Developing a fourplex would require a full zoning by-law amendment process including public consultation.

Does “as-of-right” (meaning no rezoning is required) mean you can build these additional units without following any rules?

No, as-of-right only means that it would be permitted by the zoning bylaw. Projects would be required to conform to regulations including but not limited to the Ontario Building Code, Ontario Fire Code, Zoning By-law requirements such as maximum lot coverage ratio, minimum front yard setback, minimum rear yard setback, maximum height, minimum distance between buildings, parking requirements, and Property Standards By-law, etc. Each project would require permits and be inspected by the Town’s building inspectors.

How many four-unit properties do we expect to see?

It is difficult to predict the exact uptake. What we do know is that four properties in Town have used the 3-unit permissions since the provincial legislation came into effect in late 2022. Allowing gentle density in our neighbourhoods is an effective way to gradually increase housing choice to address affordability.

Will someone be able to expand the footprint of their house to build additional units on their property?

Yes. The provincial government has set regulations for maximum lot coverage in situations where additional units are added to a property. These are already in effect under the current three-unit permission and will continue to apply if there is a decision made to expand to up to four units on a residential lot.

Will this allow four storey buildings on my street?

No, existing regulations for maximum height and storeys would still apply.

When will more information become available?

Further consultation with the public will take place and additional reports will be brought back to Council in late Spring. You can find information on our Council meetings and agendas at tecumseh.ca/news

HAF Placespeak

Town of Tecumseh
917 Lesperance Road
Tecumseh, ON N8N 1W9
Phone: 519 735 2184
Fax: 519 735 6712
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