New RI Zone, RI-1 Zone, and associated changes
The City of Yellowknife is proposing to update its Zoning By-law No. 5045, as amended, in order to introduce two new zones, RI (Residential Intensification) and RI-1 Zone. New zones are required to implement medium density new or infill residential development in an effort to increase housing supply. The new RI-1 Zone is a “lite” version of RI Zone - RI-1 Zone supports residential intensification within established neighbourhoods or where properties have limitations, such topography challenges.
Below you will find additional information about the Zoning By-law and this amendment.
Introduction
What is a zoning by-law? |
The City has a Zoning By-law that regulates and controls the use and development of land and buildings in the city in a balanced and responsible manner. |
What is a zone? |
A zone is a set of development requirements for an area. Each zone has a specific purpose and a list of land uses that are permitted (some with more restrictions than others). Regulations of a zone also outline minimum setbacks, maximum building heights, and other development requirements. The Zoning By-law divides land within the city into a number of zones. You may find out what your property is zoned on the City’s interactive map. |
What is a zoning by-law amendment? |
A zoning by-law amendment is a public process to alter the Zoning By-law. An amendment can modify, add, or delete contents related to general regulations, a specific zone, or be site-specific to one property. A zoning by-law amendment must conform to the policies of the Community Plan and other applicable regulations. The City is proposing to add two new zones and change some general regulations in the Zoning By-law through this amendment. |
Who makes the decision on the amendment? |
Council is the authority to approve or deny a zoning by-law amendment proposal. The amendment process is regulated by the Community Planning and Development Act and the Cities, Towns and Villages Act. A public hearing will be held during Council’s decision making process to gather input from the public before the decision is made. |
Background
The City of Yellowknife needs more housing.
Council understands the urgent need to increase housing options and has set Strategic Directions to guide the growth of the city accordingly. Under the Strategic Direction of “People First”, one key focus area is to “provide housing for all and create context for diverse housing and accommodation options”.
The Planning and Development Department has drafted a Zoning By-law amendment that encourages medium density residential development in an effort to increases housing supply. This amendment will introduce two new residential zones, RI and RI-1 Zone. The intent is to create planning tools for new or infill residential development in the city that will increase housing supply and encourage efficient use of infrastructure, amenities, and services.
Why new zones? |
New zones are required to facilitate new forms of medium density residential development. No single detached dwellings will be permitted in the two new zones. |
Where will the new zones be applied? |
The new zones are intended to be site-specific for properties that are ideal for new or infill residential development. It is not the intent to rezone an entire established neighbourhood for medium density development. No property will be put under the new RI or RI-1 Zone through this amendment. In other words, this amendment will not affect any existing properties. Another amendment and public process will be required to rezone any property. |
Proposed Amendment
The two proposed new zones are RI (Residential Intensification) and RI-1 Zone. New zones are required to implement medium density residential development in an effort to increase housing supply.
The new RI-1 Zone is a “lite” version of RI Zone - RI-1 Zone supports residential intensification within established neighbourhoods or where properties have limitations, such topography challenges.
RI and RI-1 Zone contain tailored permitted uses and zoning requirements for medium density development, while no single-detached dwelling is permitted. The new RI and RI-1 Zone also contain a minimum floor area ratio (FAR) requirement – being 1.0 and 0.6, respectively. A minimum FAR requirement ensures that new development of a minimum scale will add to the housing supply of the city and use municipal infrastructure in a more efficient manner.
Associated changes to the Zoning By-law ensure consistency and precision in by-law language that is in support of the new zones.
A summary of proposed changes to the Zoning By-law can be found here.
How is floor area ratio (FAR) calculated? What does it mean? | ||||
FAR is calculated as a ratio of the gross floor area of a development over the site area the land where it is located. Example: a lot of 800 m2 with a house (gross floor area of 300 m2) FAR = Gross Floor Area/Site Area = 300 / 1,000 = 0.375 FAR is a common planning tool that regulates built forms. FAR targets are different in different locations due to many factors, such as population, economy, future demands, surrounding built areas, regulatory framework and more. Some municipalities choose to set a minimum target (also what is proposed here), while others put a maximum cap. FAR values for the new RI and RI-1 Zone are calculated based on Yellowknife's context. |
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What does it look at in real life? | ||||
The same FAR value may look very different depending on the built forms. A tall apartment building and a cluster of townhouses may have the same FAR (illustrated below – not to scale). Development is subject to all other applicable zoning requirements. FAR does not supersede other zoning requirements, such as lot coverage, height and setbacks.
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What are the associated changes to the Zoning By-law? | ||||
Associated changes include updating definitions, eliminating minimum parking requirements in a certain area, and providing additional clarity to general regulations. You can find a summary of the proposed changes HERE. |
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What is next? | ||||
The City is seeking your input on this new initiative. You can provide input through a discussion forum and survey on the City’s PlaceSpeak page from June 14 – July 5, 2024. Once public input has been collected, reviewed and integrated, Council will review and consider the proposed amendment. Council will conduct a separate Public Hearing for this amendment, and you can provide your feedback directly to Council at that time. More details on the Public Hearing will be provided as the initiative moves forward. Please check the News page for update! |
Planning Context
The Community Planning and Development Act and the Cities, Towns and Villages Act provide Council the authority to create new zones and amend a Zoning By-law.
Zoning By-law amendments must conform to policies in the Community Plan.
The Community Plan By-law No. 5007 supports the proposed amendment through policies of land use designations, environment and climate change, transportation, municipal infrastructure, and subdivision and land development sequencing.
Timeline (tentative)
Public consultation (June 14 – July 5, 2024)Develop Zoning By-law amendment (July - September, 2024)
Write Zoning By-law amendment (July - September, 2024)
Council’s decision-making process (September onward):
- 1st reading
- Public hearing
- 2nd and 3rd reading