Politics
Sunshine Mayor's Zoning Ordinance Update Changes Housing Rules Near Transit Lines
The revised rules allow more apartments in commercial zones, which the city projects will add units for residents who rely on bus and rail routes.
How we reported this
The mayor signed an update to the Sunshine zoning ordinance on July 7 that permits taller mixed-use buildings within 800 metres of major transit stops. The change affects renters and home buyers in eight neighbourhoods where single-use commercial zoning previously limited new construction.
Background on the ordinance timing
The update follows the release of the city's 2026 housing needs assessment, which counted 4,800 households on the waitlist for income-restricted units. City records show average rents rose 9 percent between 2024 and 2025 in the transit corridors now covered by the new rules. Policy analysts point to the assessment as the main driver for moving the ordinance forward this summer rather than waiting for the next budget cycle.
Residents who use the number 12 bus line or the Green rail branch will see the first rezoned parcels along those routes. A two-income household currently paying 1,450 dollars a month for a one-bedroom apartment could gain access to buildings that include ground-floor retail and upper-floor units priced under city affordability guidelines. Local advocates note that the ordinance also requires developers to set aside 15 percent of units for households earning up to 60 percent of area median income.
Budget figures and next steps
The 2026 municipal budget document allocates 3.2 million dollars for staff review of the new applications and for updates to water and sewer capacity studies. The legislation states that applications submitted after August 1 will be processed under the revised density limits. City planning staff expect the first completed projects to open in late 2028.
Community voices have asked for clearer maps of the affected blocks and for public meetings on parking requirements that accompany the taller buildings. The ordinance requires those meetings to be held before any site plan receives final approval. Residents can review the full text of the zoning changes on the city website starting July 10.