Zoning Bylaw Rewrite

We're rewriting our Zoning Bylaw (ZB) to make it clearer and easier to use, streamline regulations, support and encourage economic growth, align with current policy documents (including the new Official Community Plan [OCP]), and better reflect community needs to support growth and development.

You can stay informed by subscribing to the project.

What is a Zoning Bylaw?
A Zoning Bylaw is a document required by the Yukon Municipal Act (the Act) that sets out regulations for land uses and development within a municipality.

The purpose of the City’s Zoning Bylaw is to:

Implement the policy direction provided in the City’s new OCP and other Council-approved plans and policies.
Organize the municipality into zones (ex. residential, commercial, industrial, etc.) and set out permitted uses for each zone.
Set standards for the height, appearance, size, and location of buildings.
Determine parking, signage, and landscaping design standards.
Guide the permit and rezoning process.

Why is a new Zoning Bylaw needed?
The current Zoning Bylaw was adopted in 2012, and although it has been updated periodically throughout its life, a new bylaw is required to help implement the new OCP and reflect changing community values since the 2012 bylaw was adopted. The Zoning Bylaw is being rewritten to make it clearer and easier to use, streamline regulations, support and encourage economic growth, align with the new OCP, and better reflect community needs to support growth and development.

How does the Zoning Bylaw rewrite impact me?
Zoning regulations shape our neighbourhoods. They regulate building heights, setbacks and the types of development allowed on a property, in a specific neighbourhood or zone. If you are planning to develop or change your existing property or its use after the new Zoning Bylaw has been approved, the new regulations will apply. If you are not planning to develop or alter your existing property, what currently exists on your property will not need to be altered to meet new regulations, provided it was allowed in the first place (ex. Your current shed may not meet the new regulations, but that’s ok, it can stay as-is. However, if you decide to alter it or build a new one, you will need to ensure it meets the new regulations).

What is the relationship between the OCP and Zoning Bylaw?
The Whitehorse 2040 Official Community Plan (OCP) guides the City as it grows over the coming decades. The plan establishes our objectives for growth and development. The Act mandates that the Zoning Bylaw needs to be updated within two years of adoption of the new OCP. The Zoning Bylaw uses the OCP planning framework to guide development.

You can stay informed by subscribing to the project.

What is a Zoning Bylaw?
A Zoning Bylaw is a document required by the Yukon Municipal Act (the Act) that sets out regulations for land uses and development within a municipality.

The purpose of the City’s Zoning Bylaw is to:

Implement the policy direction provided in the City’s new OCP and other Council-approved plans and policies.
Organize the municipality into zones (ex. residential, commercial, industrial, etc.) and set out permitted uses for each zone.
Set standards for the height, appearance, size, and location of buildings.
Determine parking, signage, and landscaping design standards.
Guide the permit and rezoning process.

Webinars: A Guide for Developing Small-Scale Multi-Unit Housing

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In April 2024, Council adopted Bylaw 2024-16, a bylaw to amend the Zoning Bylaw to enable a wider range of opportunities for residential development within the City’s neighbourhoods.
To promote these changes and assist prospective developers with the implementation of these new regulations, the City staff will present a Guide for Developing Small-Scale Multi-Unit Housing.
The guide will include a summary of the new zoning regulations, design considerations for implementation, such as development regulations, building code and engineering regulations, fees and charges, potential unit configurations and resources available to assist developers.
City staff will give a presentation summarizing the contents of the document and be available for questions and comments after the presentation
General Public Webinar
Monday, November 25: 12 to 1:30 pm
Registration Link

Professional Developers Webinar
Thursday, November 28: 12 to 1:30 pm
Registration Link

Anyone is welcome to attend either or both webinars. The Professional Developers webinar will be geared towards individuals and companies currently working in the development industry. As such, the attendee's knowledge of certain development regulations may be assumed by presenters.
The General Public webinar will be geared towards individuals who have never undertaken a major development project (for example, developing a dwelling unit).
Each webinar will be recorded, and recordings will be made available to the public as soon as possible.
STR Update: Engagement Summary Report Now Available

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Thank you to everyone who participated in engagement on Short-Term Rentals (STRs) we conducted in August and September. We are excited to release the Engagement Summary Report which summarizes the input we received from over 1900 survey responses and 10 stakeholder interviews. Feedback provided through this engagement along with best practices research and a technical review will inform the development of recommendations for a potential regulations to manage STRs in Whitehorse.
Short-Term Rental Survey (Closed)

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The survey is now closed. Thank you to everyone who completed the survey – we received over 1900 responses!
We are now preparing a What We Heard report summarizing the input received through the survey. The results will be provided later in October.
Your feedback, along with interested party feedback and best practices data, will be used to inform the draft Zoning Bylaw, including any proposed new short-term rental regulations. The draft bylaw will then be presented in late 2024/early 2025, for public and interested party feedback, to help the City finalize the bylaw for Council review and approval.
Take our Short-Term Rental Survey (Closed)

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With the rise of Short-Term Rentals (STRs) in Whitehorse, concerns about potential impacts to long-term housing access grow. The City is reviewing opportunities and challenges presented by STRs in our community. The City is also reviewing legislation, best practices, and lessons learned from other communities to understand how best to manage STRs in Whitehorse. This could involve developing regulations around how and where STRs can operate in the community.
STRs are generally defined as rental units or rooms in a house rented out by owners for a short period, typically 30 days or less. STRs include rental units or spaces that are often listed online on platforms like Airbnb, VRBO, and Booking.com. They are managed by owners or by a local rental management company. STRs differ from traditional bed and breakfasts, because there are currently no requirements for the owner or operator to live on site. As well, entire homes with kitchen facilities (vs individual rooms only) can be rented out.
Earlier this year, the City’s Housing and Land Development Advisory Committee submitted a report to Council recommending several STRs management approaches. The report included developing specific use regulations, developing definitions for different types of STRs, where in the city they would be allowed, and requirements for business licenses. This survey is an opportunity to provide input on the recommendations and share additional ideas.

As any new regulatory approach will likely involve changes to the Zoning Bylaw, this review is being completed concurrently with the Zoning Bylaw Rewrite project.

Tell us what you think!

The City wants to better understand your experiences related to Short Term Rentals (STR) in Whitehorse. We’re inviting residents, STR operators, local employers and tourism operators to take our survey.

Access the survey HERE.

The survey will take approximately 5-10 minutes to complete. If you have any questions or concerns, or require accommodation to complete this survey, please reach out to the project leads listed on this page or planning@whitehorse.ca.

The survey will be open until September 2, 2024.
Housing Amendments Adopted

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At their regular meeting on Monday, April 22, 2024, Council adopted Bylaw 2024-16, a bylaw to amend the Zoning Bylaw to enable a wider range of opportunities for residential development. The new regulations are summarized as follows:
1. Allow up to four (4) units per lot in all urban ‘single detached’ residential zones;
2. Relax site coverage and setbacks in some zones where additional units are provided;
3. Relax living and garden suite regulations to allow them in more places:
  - Allow suites in RR zone
  - Allow suites in duplex, triplex, and townhouse housing
  - Allow two suites on any lot where suites are allowed
4. Enable more units in RCM – Comprehensive Residential Multiple Family and RCM3 – Cottage Cluster Homes zones; and
5. Relax some parking regulations:
  - Eliminate visitor parking and loading space requirements for multiple housing in commercial zones
  - Reduce parking requirements for living/garden suites
These amendments will be incorporated into a new consolidation of the Zoning Bylaw, to be released shortly. We will also be updating our application forms and handouts in the coming weeks.
You can read our guide to the new regulations here.
Public Hearing Report now available

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A copy of the Public Hearing Report is now available. Read it here.
Initial Round of Housing Amendments

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On February 26, 2024, City Council gave first reading to a bylaw to amend the Zoning Bylaw that, if adopted, will enable more housing to be developed throughout Whitehorse. The proposed amendments include:
1. Allow up to four (4) units per lot in all urban ‘single detached’ residential zones;
2. Relax site coverage and setbacks in some zones where additional units are provided;
3. Relax living and garden suite regulations to allow them in more places:
  - Allow suites in RR zone
  - Allow suites in duplex, triplex, and townhouse housing
  - Allow two suites on any lot where suites are allowed
4. Enable more units in RCM – Comprehensive Residential Multiple Family and RCM3 – Cottage Cluster Homes zones; and
5. Relax some parking regulations:
  - Eliminate visitor parking and loading space requirements for multiple housing in commercial zones
  - Reduce parking requirements for living/garden suites
A public hearing was held on March 25, 2024. The public hearing is now closed, and no further input on this bylaw can be submitted to Council. City staff presented a Public Hearing Report to Council on April 15, 2024. Council will make a decision on the proposed amendments April 22, 2024.
For additional details on what these proposed amendments mean, please review our Guide to Proposed Changes.
Still have questions? Ask a question right here in our Zoning Questions Corner, so others can see as well.
Round 1 Engagement Summary now available

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The Round 1 Engagement Summary report from the first round of public engagement is now available. The report provides a summary of the input received from 417 community survey responses and 10 targeted interviews with interested and affected parties and rights holders. Respondents provided their input on topics including housing, parking, urban design, and transportation.
This feedback will be used to inform the draft Zoning Bylaw, which is expected to be completed and presented for public and interested party feedback in fall 2024.
Thank you to everyone who participated in the survey and interviews - your contributions and continued interest in the project are appreciated!
History of Zoning in Whitehorse

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Our planning team has put together a brief document summarizing the history of zoning in Whitehorse. This document looks back at all of the City's previous Zoning Bylaws, starting in 1952, and tracks how zoning has changed over the decades to reflect an evolving community and changes in planning best practices that are reflective of broader trends throughout North America.
History of Zoning in Whitehorse
Survey closed

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The survey is now closed. Thank you to everyone who completed the survey – we received 417 responses!

We are now preparing a What We Heard report summarizing the input received through the survey as well as interviews done by the consultant. The results will be provided later in February.

Stay tuned for more information on the second round of public engagement. We hope you can join us!

Your feedback, along with interested party feedback and best practices data, will be used to inform the draft Zoning Bylaw. The draft bylaw will then be presented in Fall 2024, for public and interested party feedback, to help the City finalize the bylaw for Council review and approval.