'Rooted in classism:' Critics question Windsor's decision on fourplexes

Burke Moras, 34, lives with his parents in east Windsor. But he'd rather have a place to call his own.

Moras says he'd love to get into the housing market, but like many, he can't afford it.

That's why he's frustrated that Windsor didn't get money from the federal housing accelerator fund, which meant the city missed out on at least $30 million to build more housing.

"A lot of people my age are unable to move out of their parents' house. It's very frustrating that we've turned down this funding," Moras said.

"I've called [Liberal MP] Irek Kusmierczyk's office, the mayor's office and Andrew Dowie [Conservative MPP]'s office many times. I've asked for action, but they seem more willing to blame each other for [what] we're seeing in this crisis."

Windsor's approach to the fund, and the sticking point over whether it would allow fourplexes, has been the subject of weeks of political debate.

Now, critics are wondering why fourplexes were such a primary issue at all.

On Jan. 31, Canada's Minister of Housing, Infrastructure and Communities, Sean Fraser, penned a letter to Windsor Mayor Drew Dilkens stating that the city's application to the federal government's housing accelerator fund would "regrettably" not be approved.

In what was described as a competitive process with over 500 applicants, it was the city's refusal to comply with requirements around fourplexes that remained a sticking point, and which resulted in the city missing out on at least $30 million, and up to $70 million, in funding.

As part of the application process, Ottawa required that municipalities allow for greater housing density by permitting fourplexes "as-of-right."

That means there would be would be no additional permissions required to for a builder to turn any residential lot into a fourplex, a singular building that allows for four distinct units within it.

Moras says when he first heard this was a sticking point, he wondered why.

"[My parents] were initially opposed to the idea of having a fourplex on either side of their house. But [after realizing triplexes were already allowed], they thought about it, they said their priority would be to have their adult children move out, and if that's at the cost of a fourplex next door, that's an acceptable trade-off."

In the letter addressed to City of Windsor, Fraser wrote, "Legalizing four units as of right, and four storeys as of right, are ways that experts have indicated that we can facilitate more home construction."

'Political ping-pong' when it comes to getting answers

Currently, triplexes are mandated as-of-right throughout Ontario as part of Premier Doug Ford's More Homes, Built Faster Act.

"The reality is that triplexes are one unit different," says Windsor-Tecumseh Liberal MP Irek Kusmierczyk, who is disappointed that Windsor missed out on the funding proposed.

'I was disappoainted' by Windsor's application for housing money, says MP Irek Kusmierczyk

7 months ago

Duration 0:34

'I was disappoainted' by Windsor's application for housing money, says MP Irek Kusmierczyk

"[When the triplexes as-of-right were introduced], there was no uproar, it wasn't even discussed at city council. And only 26 permits for triplexes were even approved [in Windsor]. We chose to lead our discussion with fear, not facts."

Kusmierczyk believes that those fears are primarily around concerns of "aesthetics and neighbourhood character changing."

The application submitted by the City of Windsor indicated that four units by right would be allowed along 50 kilometres of city streets in areas with more transit accessibility.

Allowing fourplexes "as-of-right" would mean they could be built in any residential area, something the majority of council concluded, and later reaffirmed, was not a price worth paying.

"There's a lot of good reasons why we should [take the housing accelerator funding], and I do believe in more density for the city," said Ward 10 Coun. Jim Morrison, who's also the chair of the development and heritage committee.

"But there was too much politics involved. I didn't agree with the way it was pushed on us quickly without any consultation with the city residents. That's important, and it was completely missing."

'Everybody wants more housing,' says PC MPP

Progressive Conservative MPP for Windsor-Tecumseh, Andrew Dowie, also believes there are additional concerns with fourplexes.

"[Having an additional unit allowed] might actually incent more [fourplexes than triplexes], because it's more financially viable," he said, when asked about the minimal permits requested for triplexes after Ford's act was introduced in 2022.

"Everybody wants more housing, but everyone wants the neighbourhood that they live in to be what they thought it was," he said.

"What if the building standards change? What if my basement will flood more, will it mean we'll have more sanitary backup? Will my shower not work as well? Will I be able to accommodate more people parking on my street?"

Dowie says that though these aren't "insurmountable obstacles" they are certainly "conveniences."

Explaining the housing accelerator fund

7 months ago

Duration 6:17

Explaining the housing accelerator fund

Dilkens declined an interview on this topic but said in a statement that fourplexes on all residential lots "[do] not work for our city."

"I refuse to compromise our neighbourhoods in exchange for uncertain funding that will be tied to sacrificing the makeup of our communities," Dilkens wrote.

'Pandering to a NIMBY mindset'

Rino Bortolin, who works for The Centre 4 Cities Housing Lab, an organization that works to address the housing crisis in Windsor-Essex, believes that the heart of the concerns around fourplexes are tied to racism and classism.

"The reality is triplexes are one unit different and it didn't catch anyone's attention because this became a political issue," said Bortolin, a former city councillor who was a frequent critic of the mayor.

"What you then see is politicians pandering to a 'not in my backyard' mindset. We're not dictating the size or form of housing, what we're [trying to control] is who is living there. And zoning has a long history of being used for classism and racism."

Bortolin believes that if there was more discussion with residents, their fears could be dispelled.

"They will say 'I'm not a NIMBY, but traffic will get worse.' Well we did a traffic study and it doesn't show that traffic will get worse, and it shows there's an ample amount of parking. It always comes down to this mentality against renters," Bortolin said.

"I haven't heard any good reason from any politician or urban planner that has explained why a fourplex doesn't belong in any residential neighbourhood across the city."

The Town of Tecumseh has been tentatively approved for funding from the housing accelerator project as of Tuesday, Feb. 13.

Afternoon Drive8:54Why fourplexes became a sticking point for Windsor housing funding

Windsor's application to the federal government's Housing Accelerator Fund was rejected last month. CBC's Josiah Sinanan explains more of the rationale to host Colin Butler.

As for Windsor, Morrison says "[the housing accelerator fund] is a done deal. I believe it's been put to bed, it would need two-thirds majority to even reconsider and that's just not going to happen."

"That $30 million doesn't go as far as people think. I hate to turn it away, but you know, if you want to dangle a carrot in front of me, I want to have some say in what we can do with those funds and how we can build."

As for Moras, he's currently retraining in the hopes of making more money - and getting his own housing.

Asked if he'd live in a fourplex, he said, "Absolutely, yes.

"Especially if it was a unit that was in good condition and the prices were, you know, more affordable than they are currently."