City to consider allowing six-storey housing projects along key corridors
A second round of proposed zoning changes has been presented to city council which would allow highrise apartments along major urban corridors in Regina.
That falls in line with promises made to secure $35 million from the federal Housing Accelerator Fund.
Set to appear before city council on April 10, a new phase of zoning bylaw amendments from administration is asking for approval to allow developers to build multiunit housing projects as tall as 20 metres, or six storeys, as-of-right within 200 metres of main public transit corridors as soon as this spring.
Per a report presented to the planning commission last week, the city would declare specific “primary intensification zones” where the increased height restrictions would apply, all along main transit routes “that connect key destinations across the city.”
The zones touch 13 out of 17 transit hubs declared in the city's Transit Master Plan, including all of downtown, Albert Street and Dewdney Avenue, plus sections along Broad Street, Gordon Road, Victoria Street East, Rochdale Boulevard and Chuka Boulevard.
A section of 4th Avenue is also included, plus a new transit hub suggested at the Golden Mile Shopping Centre to better serve North Central.
City staff 's report calls the changes a next step in diversifying Regina's housing supply, creating more “complete neighbourhoods” that are walkable, and meeting citywide population intensification goals.
“These areas are crucial for accelerating and expanding housing options in Regina,” reads the report. A first phase of zoning changes passed in January increased height limits and dwellings-perlot restrictions while eliminating parking minimums citywide. A third phase to allow four-storey builds within 800 metres of transit hubs is expected later this spring.
Administration says tying highrise development to transit corridors aims to create more connection between parts of the city, and potentially improve ridership on public transit.
The changes require amending the city's Official Community Plan and the Transit Master Plan, as well as repealing the Wascana Height Overlay Zone, a 300-metre radius that surrounds the urban park in the city's core.
The Provincial Capital Commission, however, is still asking to delay the repeal until more is done to determine if buildings this tall would interrupt Wascana Centre's coveted skyline and views of the legislative assembly.
“We're asking for a bit more time to collect some data so we can demonstrate what a 20-metre-high building would look like, primarily along Albert Street and Broad Street,” said Jenna Schroeder, PCC executive director.
Preliminary results could be provided to city council later in April, if given the time, Schroeder said.
“Legally, PCC does not have the authority to stop any kind of development in that area,” she continued, but removing the overlay zone would further mean “the PCC loses the ability to participate in development decisions that may impact Wascana Centre.”
She clarified that the PCC is not taking a stance in support or opposition of the changes, but rather asking for more consultation.
“How we got to the master plan, as it is now, was through a collaborative effort between Wascana Centre Authority and the City of Regina. It's a long-standing working history,” Schroeder said.
Deb Bryden, deputy city manager of city planning, said staff members have surveyed and concluded “there are not really views of the legislative dome from outside the park that we would consider significant to protect.”
She reiterated that the city does have jurisdiction over the overlay zone, to which the PCC agreed.
“If we don't get these (intensification areas) solidified in short order, it will delay the subsequent phases of our work,” added Autumn Dawson, director of planning and development services.
Among written delegations, the Regina Airport Authority also asked the city to closely consider noise and pollution issues when deciding to increase housing density near the airport, such as in Harbour Landing.
A motion to recommend city council table the changes was defeated by the planning commission, but could be resurrected on the floor of city council next week.