Written By Olena Riznyk
LUCAN-BIDDULPH – At the most recent Council meeting, Jesse McPhail, Urban Planner (RPP, MCIP) delivered a presentation outlining recommended updates to the municipality’s Community Improvement Plan (CIP) under the Housing Accelerator Fund initiative. He explained that the review aims to strengthen the existing plan so it can better support attainable and rental housing, address rising construction costs, and encourage energy-efficient improvements.
McPhail summarized proposed changes to several existing CIP programs. To reflect current building expenses, the construction cost matching grants under both the Conversion, Expansion and Redevelopment Program and the Additional Residential Unit Program would increase from $5,000 to $7,500. These adjustments are intended to make the programs more practical for today’s market conditions.
He then outlined substantial revisions to the Affordable Rental Housing Program. The updated structure would include three components: a building permit and planning fee grant of up to $5,000; a professional fee matching grant of up to $2,500; and a new long-term Tax Increment Grant (TIG). The TIG would use the increased municipal tax revenue generated by redevelopment to support projects that include and maintain affordable rental units. Annual grant amounts would depend on the number of units provided at specific affordability levels, with grants continuing for a minimum of ten years and potentially up to twenty-five if eligibility is maintained.
Councillors asked how average market rent will be determined. McPhail noted that CMHC data provides a baseline, but the township may adjust figures to better reflect local conditions, particularly in smaller communities where market data may be limited. Staff confirmed that no public comments were received during the extended consultation period.
It was also noted that applicants will begin the process by meeting with municipal staff, who will review proposals and assess eligibility.
McPhail concluded by briefly outlining additional technical updates, including revised legislative references, new definitions related to affordable housing, and language clarifying that Middlesex County may participate in CIP incentives.
