Politics
Downtown Core Council Approves Ordinance 47-2026 on Zoning Adjustments, Shifting Housing Access Near Transit Stops
The July 7 vote directs new residential density toward the core district and requires 20 percent affordable units in qualifying projects, changing options for workers who rely on existing bus and rail lines.
How we reported this
The Downtown Core City Council passed Ordinance 47-2026 on July 7 by a 7-2 margin, permitting increased building heights along three designated transit corridors in exchange for mandatory affordable housing set-asides. The measure applies to parcels within 800 metres of the Main Street and Riverline stations. Developers may add up to four additional storeys if at least 20 percent of new units are reserved for households earning 60 percent or less of area median income.
The ordinance responds to the Planning Department’s March 2026 update, which recorded a 14 percent rise in average rents inside the core district since 2024. Council members cited the need to align zoning with the city’s adopted 2025 Housing Production Target that calls for 2,400 additional units by 2030.
Changes for residents who commute daily
Workers employed in the central business district stand to gain first access to the new units. A single adult earning $48,000 annually would qualify for a studio priced at roughly $1,050 monthly under the set-aside rules. The same worker currently pays an average of $1,650 for a comparable unit farther from transit, according to the 2025 rental market survey released by the housing authority.
Property owners on the affected blocks receive clearer rules for redevelopment applications. Projects that meet the affordability threshold can bypass certain height restrictions that previously required discretionary review. The legislation states that review timelines will be capped at 90 days for qualifying submissions.
Budget and revenue projections
The city’s fiscal model attached to the ordinance estimates $3.1 million in additional property tax revenue over the first five years from the taller buildings. Those funds flow into the general fund and are not earmarked for specific services. The same model projects 650 new units completed by 2029, of which 130 would be income-restricted.
Implementation begins with updated zoning maps published by the planning office on August 15. Permit applications under the new rules may be submitted starting September 1. The first projects are expected to reach the planning commission for review in early 2027.