Expanding Citywide Housing Options

The City is reviewing and updating our planning policies and zoning regulations to remove barriers to housing development and enable the delivery of housing options that meet the needs of our growing city. To keep informed of our progress, please sign up at the top right-hand corner of this page.

This work is part of the City’s Housing Accelerator Fund (HAF) Action Plan which includes 11 initiatives designed to increase local housing supply. For more information on the City's HAF Action Plan, please visit: https://www.regina.ca/home-property/housing/housing-accelerator-fund/

The five initiatives aimed at expanding citywide housing options include:

Enable high-density housing development within the City Centre.

Enable mid- and high-rise development along urban corridors and main transit routes.

Advance the development of missing middle housing in central neighbourhoods.

Support the provision of greater housing diversity in established neighbourhoods.

Reduce Council approval for housing related Discretionary Use applications.

The City is advancing these initiatives in three phases over the next six months.

For additional details on the phases of this work, please read the posts in our News Feed below.

The five initiatives aimed at expanding citywide housing options include:

Enable high-density housing development within the City Centre.

Enable mid- and high-rise development along urban corridors and main transit routes.

Advance the development of missing middle housing in central neighbourhoods.

Support the provision of greater housing diversity in established neighbourhoods.

Reduce Council approval for housing related Discretionary Use applications.

The City is advancing these initiatives in three phases over the next six months.

For additional details on the phases of this work, please read the posts in our News Feed below.

Question & Answer

If you have questions about how these changes will affect you and your community, you can ask them here.

What is the plan with the land at 23rd Ave and Hillsdale (northeast corner of the intersection)? This seems like a very logical location for a multi-dwelling unit.

LD asked 7 days ago

This land is zoned to allow for mixed use development (includes the potential for residential development with commercial uses) up to 20 metres in building height. At this time, the City has not received a development application regarding multi-unit residential development for this site.
The City is working towards HAF changes that remove restrictive planning and zoning rules to enable developers to build increased housing density in close proximity to traffic corridors and transit routes. Transportation (streets, traffic, public transit, land use) is an environmental and social determinant of public health. There is a strong evidence linking traffic-related air pollution (TRAP) to negative health impacts. Strong connections exist between traffic-related pollution and early death due to cardiovascular diseases, lung cancer mortality, asthma onset in children and adults, and acute lower respiratory infections in children. Proximity to transportation corridors matters. Traffic-related pollution is a complex mixture of gases and particles resulting from the use of both heavy- and light-duty vehicles, buses, passenger cars, and motorcycles. Motor vehicles emit a variety of pollutants including nitrogen dioxides (NO2), elemental carbon (EC), and particulate matter (PM2.5). Vehicles also produce non-tailpipe emissions resulting from re-suspension of road dust, abrasion of the road surface, and the wear of brakes and tires which leads to emissions of heavy metals such as iron and copper. To date, almost all traffic pollution regulations are targeting tailpipe emissions. Air pollution associated with traffic corridors can extend up to 300 to 500 metres from a highway depending upon factors such as traffic volume, wind direction and wind speed. Historically marginalized communities bearing an outsized health burden from congested roadways. The City can better protect public health through policies that improve air quality, enhance precautionary land use, smart growth, and transportation policies (including our public transit system) informed by environmental and social determinants of health. How are these challenges being addressed by the City Admin and Council in expanding city-wide housing options and the HAF Action Plan?

Richard Ast asked 7 days ago

The amendments support the development of new and renewed housing options in all neighbourhoods throughout the city and the delivery of higher density residential development in proximity to main transit routes and hubs to support access for residents to education and employment opportunities, as well as amenities and services. This aligns with direction in the Official Community Plan and Energy and Sustainability Framework and will support reduced energy consumption and associated greenhouse gas emissions through reduced travel distances to these destinations. This direction also supports increased viability of transit service and active transportation modes (walking, cycling) and makes more efficient use of existing land resources and infrastructure.

In 2025, Regina Transit will be adding 20 electric buses to their fleet with a plan to be fully electric by 2039 (through fleet renewal). This is supported through the Energy and Sustainability Framework and Regina Transit Master Plan.

While the City does not currently do its own air monitoring, it is part of the Greater Plains Air Zone (GPAZ) which has a permanent air monitor on the east side of Regina. The monitor reports on NO, N2S, Pm 2.5, NO2, O3, NOx, SO2, wind speed, relative humidity, precipitation and temperature. Those who are interested can go to the website to see real time tracking, monthly reports and annual reports https://www.gpaz.org/
Can we visualize and quantify the geography of single-family zoning to “see” how much urban land single family homes consume? Is there such a map of Regina? Such mapping exercises pose critical questions: Who gets to live where? And how do we allocate scarce urban land? "Urban" as in city land serviced with appropriate infrastructure? Planners in all Canadian municipalities should generate such maps when beginning long overdue conversations about whether we should expect more from our so-called “stable” neighbourhoods, the ones with “character” and evry other kind of neighbourhood. And how much more fallow public land (federal, provincial and municipal) sits within the city’s borders? For years, city governments have sought to sell such holdings to the highest bidder, with the proceeds used to pay down debt. No more. Our planning officials should systematically itemize and map the size and location of all public lands within the city’s borders. Council can then challenge the other orders to collaborate on a concerted strategy to use these assets to create good quality, healthy and affordable housing.

Richard Ast asked 8 days ago

Low-density residential zones (R1, RU, RN) make up approximately 90% of all residential land within the City’s intensification boundary. You can see a map of all low-density zones in the maps gallery on this BeHeard page.

Regarding municipally owned land, the City is currently preparing a Land Development Strategy to provide guidance on potential future development of five of the City’s largest land holdings. These include the Taylor Field lands, the Towns North, property on Parliament Avenue and Queen Street, property near Riverside cemetery, and property in the Hawkstone neighbourhood. Much of this land is not currently serviced for development. The Yards is not included in this strategy as it has an approved neighbourhood plan which supports residential development. Work currently underway on Dewdney Avenue includes increasing local servicing capacity to support development of these lands.

Land owned by other orders of government is not within the City’s jurisdiction to develop.

Another initiative in the City's HAF Action Plan will focus on the potential for the City to assemble and prepare land for housing development.
Is everyone on City Council and in city planning open and ready for a 6 story multiple family unit next to their homes? And happy with resulting changes to property value of their homes? How will safety and parking associated with multiple family units impact their homes and streets?

PB asked 9 days ago

Zoning bylaw changes brought forward through this program align with the City’s growth plan and direction from Council in November 2023 to permit higher density residential development near main transit routes and hubs. The City supports the delivery of Complete Neighbourhoods as articulated in the Official Community Plan including that all communities include a variety of housing types. Through this work, the City is also committed to monitoring development applications to see what, if any, the impact of shifting parking requirements to recommendations will be.

Administration is not aware of any supporting evidence to suggest that property values are negatively impacted by the addition of density to neighbourhoods. The Regina Police Service is responsible for responding to criminal activities and for administering the Criminal Code.
Why would you allow multi unit homes in the Hillsdale neighborhood ? The multi family apartments that are already here cause a huge strain on the neighborhood, the schools, and the police force. We have a lot of crime in this neighborhood all stemming from the apartments on 23rd and the apartments behind Kramer. Can I ask why more rentals would be allowed, especially with no parking requirements? You’re destroying our neighborhood

Mck asked 11 days ago

The amendments update planning policies and regulations to support the development of additional housing options citywide and support the delivery of Complete Neighbourhoods. Zoning bylaw changes to permit higher density residential development near main transit routes and hubs align with the City’s growth plan and direction from Council in November 2023.

Providing flexibility in parking requirements is a best practice to support the delivery of additional housing options. We anticipate any change in parking provision to be gradual over time. The City is committed to monitoring development applications to see what, if any, the impact of shifting parking requirements to recommendations will be.  The Regina Police Service is responsible for responding to criminal activities and for administering the Criminal Code.
How about utilizing vacant lots and boarded structures in Central Regina. Parking should never be ignored.

Ryan21 asked 12 days ago

The amendments update planning policies and regulations to support the development of additional housing options in all neighbourhoods.

We anticipate builders will look at redeveloping properties with the least cost, which are those with houses already removed from the property or with homes closer to the end of their life cycle. Many of these tend to be centrally located. The City also administers incentive programs to support reinvestment in existing housing units in the North Central and Heritage neighbourhoods.

Providing flexibility in parking requirements is a best practice to support the delivery of additional housing options. We anticipate any change in parking provision to be gradual over time. The City is committed to monitoring development applications to see what, if any, the impact of shifting parking requirements to recommendations will be.
The City of Regina has committed to reaching net zero emissions by 2050. The United Nations developed the 17 Sustainable Development Goals as a pathway for cities to achieve the global goal of holding our temperature to 1.5 degree rise. SDG #11 is sustainable cities that are inclusive, safe, resilient and sustainable. Target goal 11.1 by 2030 cities will ensure access for all to adequate safe and afforable housing and upgrade slums. North Central has issues with gangs, drugs and 700 boarded up houses. How will the city provide with policy how to address and ensure that the $35 million grant will address these social issues?

324katepwa asked 16 days ago

The amendments update planning policies and regulations to support the development of additional housing options in all neighbourhoods.

Decisions on how HAF funds will be spent are not finalized.
I am very excited about the potential changes to the current zoning by-laws which will open up some very restrictive area to new homes ... the current by-laws prevent any kind of "new" construction in some areas because of top of floor and height restrictions. In the event that Regina makes the necessary changes in order to access the $ from the HAF ... would that mean that the very restrictive zoning will be removed for single family homes as well? I am very excited about the potential changes and hope to see the barriers removed for single family homes as well

Heathermcginnis asked 13 days ago

Administration will be undertaking a review of policies and development standards to support the delivery of additional housing options as part of this work. This will include identifying current neighbourhood plan policies or area specific zoning that is contradictory to the City's HAF Action Plan and the Council direction provided in November 2023.
Why are you considering lowering my property value and my mortgage investment with this ridiculous decision? That is completely unacceptable. Signed another concerned Hillsdale resident.

Meaghan asked 13 days ago

Administration is not aware of any supporting evidence to suggest that property values are negatively impacted by the addition of density to neighbourhoods.

What recourse would someone have if a six story building was set to be built beside their residence, blocking out natural sunlight and giving them a view of an apartment building, rather than nature or the view they purchased with their home? What effect will this have on the property values for existing home owners?

CB asked 13 days ago

Zoning bylaw changes brought forward through this program align with the City’s growth plan and direction from Council in November 2023 to concentrate higher density residential development near main transit routes. Over time, as these areas gradually change, six story buildings may be built adjacent to low-density areas. These conditions currently exist within several neighbourhoods in the city today.

Administration is not aware of any supporting evidence to suggest that property values are negatively impacted by the addition of density to neighbourhoods. 