1. Enable high-density housing development within the City Centre.
What does this mean?
We need to be able to build more building types that will allow for greater density within the City Centre. This means changing the existing zoning bylaws to accommodate this.
Why is it important?
To ensure the long-term viability of our City Centre, we need more people living in the neighbourhood. Do this in an area of the city where lots are typically smaller, increasing density by allowing more building types.
Who does it affect?
This initiative is specifically focused on the City Centre. Please see the City Centre map located under our maps link.
2. Enable mid- and high-rise development along urban corridors & main transit routes.
What does this mean?
Within 200 metres (roughly 400 feet) along urban corridors and main transit routes, a 6-storey building could be built. Click on the Housing Type Identification Guide link for examples of 6-story buildings.
Why is it important?
Allowing for mid & high-rise developments along urban corridors and main transit routes provides a housing option for individuals who prefer to walk to work or take transit. It helps provide housing options for persons who want to pursue the possibility of living a car-optional lifestyle.
Who does it affect?
People who live in neighbourhoods along an urban corridor or a main transit route will see zoning changes for specific areas of their neighbourhood. Please refer to the map that highlights these features.
3. Advance the development of missing middle housing in central neighbourhoods.
What does this mean?
In our city’s central neighbourhoods, zoning changes will allow for the construction of up to 4 units “as of right.”
Why is it important?
The construction of what has been referred to as missing middle housing has been identified as an important ingredient in addressing the housing crisis.
Who does this affect?
This initiative is specifically focused on the City Centre. Please see the City Centre map located under our maps link.
4. Support the provision of greater housing diversity in established neighbourhoods.
What does this mean?
We will update regulations in the Zoning Bylaw for existing residential neighbourhoods to allow up to four units to be built on a lot.
Why is it important?
Increasing housing diversity in our established neighbourhoods will allow for a more diverse neighbourhood make-up. This means a senior couple who has been a part of their neighbourhood for decades doesn’t have to move to another part of the city just because there isn’t an apartment building in their current area.
Who does it affect?
This would affect not only the current residents of a neighbourhood but also those not currently living there, such as a young couple who would like to start their life off in an established neighbourhood.
5. Encourage conversion of non-residential buildings to residential (e.g., office conversions).
What does this mean?
We are looking to develop a pilot program to encourage building owners and developers to convert existing office or commercial buildings into residential use.
Why is it important?
Since COVID-19, we have seen a dramatic shift in how we work. Many companies have reduced their footprint in office buildings, creating a significant amount of vacant space. Converting this unused space to residential helps to utilize existing infrastructure and keep these buildings as vital members of the community.
Who does it affect?
We have started engaging landlords and developers to see what incentives would encourage them to consider the conversion process.
6. Preserve and increase affordable housing in partnership with non-profit housing providers.
What does this mean?
Provide funding opportunities to non-profit housing to fix up an existing property or add to their current housing inventory.
Why is it important?
Affordable housing needs in every community are growing. Helping our city’s non-profit housing agencies repair existing properties and keep them on the market means we haven’t lost an important asset to the affordable housing inventory. Also, if we can provide a program that assists an agency in bringing additional units online, we have helped to increase the available affordable housing.
Who does it effect?
This initiative is a critical support for our non-profit housing suppliers and those searching for affordable housing.
7. Support pre-development work for housing projects, in particular affordable housing.
What does this mean?
This initiative aims to help builders and developers with some of the costs related to the predevelopment phase of a project.
Why is it important?
When assessing if a project is viable, there are often costs associated with exploring the existing condition of the land or structures. This can often be a sticking point for developing affordable housing with low margins. Developing a grant or loan program to assist developers with carrying out engineering or environmental studies would take away some of the financial risks for exploring the feasibility of a project.
Who does it affect?
As part of a broader discussion with our community's non-profit and affordable housing providers, we have asked for their input on what would make this program attractive to them. As it will be an initiative directly aimed at their market segment, their feedback is crucial.
8. Reduce Council approval for housing-related Discretionary Use applications.
What does this mean?
City planners can approve or deny certain types of discretionary use applications. This would save significant time for both the applicant, the planning department and the City Council. This would be for applications with well-defined parameters that are easy to assess. Projects with a significant impact to the community would still go before the council and require a complete assessment report including public consultation when applicable.
Why is it important?
Certain building types and uses listed as discretionary in the zoning bylaws are currently required to present a full report to Council on whether the project should proceed. This can be a lengthy process, taking up to six months. This delay costs time and money to the developer or building owner, which can discourage them from proceeding with their project.
Who does it affect?
This will directly benefit those requesting discretionary use. They will know whether their proposed project can proceed in a shorter amount of time, allowing them to submit a permit application.
9. Create a process to dispose of city-owned land to develop affordable housing.
What does this mean?
The City will create a process for selling or developing city-owned land that can be utilized for affordable housing.
Why is it important?
The city's land is a great candidate for the rapid development of affordable housing. Whether it is gifted to a community land bank or a non-profit developer, it provides desperately needed property for this purpose.
Who does it affect?
Those who live around the property will benefit from the development of the underutilized land that often gets used as garbage dumping grounds. It will also benefit groups and agencies that want to develop affordable housing but cannot access land.
10. Align infrastructure planning in the City Centre and central neighbourhoods.
What does this mean?
By aligning our long-term infrastructure plans with our need for additional housing units, we can unlock lots and sites prime for residential development. Also, targeted HAF programs could accelerate infrastructure plans that have been identified for a later date.
Why is it important?
Every city in North America struggles with infrastructure deficits. This means municipalities have a large demand for infrastructure upgrades and extensions. With HAF funds specifically targeted to areas where housing could be added or densified by expanding the existing infrastructure or adding additional services, we can bring many new housing units online.
Who does it affect?
Expanded or new infrastructure will ultimately benefit everyone as we increase capacities and lessen the demands on the existing infrastructure.
11. Update the Development Charges Model to support long-term housing growth.
What does this mean?
Our city utilizes development charges to assist with the buildout of either new developments or infill development projects. These fees help to pay for the city’s infrastructure costs for supporting the proposed development.
Why is it important?
There is an important balance when it comes to development fees. You must ensure that you cover the city’s expenditure but don’t discourage new projects. We have been getting feedback from industry stakeholders that the current model isn’t working and needs to be fixed.
Who does it effect?
This affects everyone in our city as it determines growth for the future.
