- The purpose-built rental apartment vacancy rate fell from 3.4% (2022) to 2% (2023). In the North, Northeast and Southeast zones of the city, the vacancy rates fell below 1 per cent.
- Rent costs increased 9% from October 2022 to October 2023 with the average two bedroom rent being $1,360.
- Available units for low-income families remain scarce, with only 5 per cent of rental stock affordable to families in the lowest income quartile.
At the same time, inflation and other pressures are making it harder for people to pay the bills, including their rent, and more people are at risk of losing their housing. The balance between housing supply and demand influences price and availability. There is an urgent need to build more housing, quickly. It needs to be as simple as possible, for as many people as possible, to build housing.
Increasing housing options also supports the City achieving actions in the Climate Action Plan by building complete and compact communities through infill development and increasing the number of multi-family buildings.
What changes are proposed through HAF?The HAF changes are meant to:
- Reduce barriers, such as zoning restrictions, which can restrict housing development or cause it to take longer and cost more.
- Increase density, which is a more affordable way to create housing supply specifically by adding new multi-family homes like four-unit dwellings and multiplexes into existing neighbourhoods.
- Incentivize housing near transit corridors to reduce the need for cars and land used for parking.
- Encourage supportive and affordable housing developments.
These changes can be achieved through changes to zoning regulations, which will be brought forward throughout the next few months. These include:
- Reducing barriers to the building of Accessory Dwelling Units, like secondary, garage or garden suites. (Approved by Council in April 2024)
- Allowing up to four residential units on a 15 metre (50 foot) or wider lot in a residential zoning district and applying appropriate development standards, including setbacks and site coverage limitations.
- Allowing four storey multiple-unit development within 800 metres of a planned bus rapid transit station with appropriate development standards and servicing capacity. A new planning area called the Transit Development Area (TDA) identifies the area within which four-storey multiple-unit development will be permitted.
- Removing parking requirements from the Zoning Bylaw for development proposals throughout the city*.
*Note: This will be part of the one amendment to remove off-street parking minimums throughout the city. This does not include on-street parking, including the Residential Parking Program (RPP). The City will be exploring potential policy considerations to deal with the potential for increased on-street parking pressure.
What will allowing four storey multi-unit development within 800 metres of rapid transit look like in my neighbourhood?
Regulations permitting four-storey multi-unit development as of right are expected to apply only within the TDA. Please refer to the "Permitting 4-storey residential development within 800 metres of Bus Rapid Transit (BRT) stations" accordion under the Proposed Amendments tab.
How will allowing more units on a site impact the residential parking program?Some residential areas in Saskatoon experience significant on-street parking congestion, usually generated by nearby businesses or institutions. The Residential Parking Program (RPP) minimizes this congestion by limiting non-resident parking to a maximum amount of time.
Currently, all dwelling units including secondary suites, garden and garage suites, and up to four unit dwelling units are eligible for up to three permits per dwelling unit plus one visitor permit. New multiple-unit dwellings over four units are not eligible for permits under the RPP.
The City will be exploring potential policy considerations to deal with the potential for increased on-street parking pressure.
What can we expect will happen when the changes are implemented?There is a significant difference between what housing development is allowed and what housing development will actually be built. Any changes from the HAF initiatives are expected to occur gradually across the city. Development will depend on many factors including economic feasibility, infrastructure capacity, market demand and availability of materials.
For example, in cities like Toronto and Kelowna that already allow four units on a lot the change in their neighbourhoods has been very incremental. Since Kelowna changed their zoning regulations in 2017, there have been very few applications for three or four units on lots smaller than 15 metres (50 feet) due to a number of factors, including market demand.
When will the City receive HAF funding and how will the HAF funding be spent?The City of Saskatoon will receive a 25% upfront advance to begin to implement the Housing Accelerator Fund Action Plan. The remaining approved funding will be disbursed in installments annually over three years until 2026/27, provided the City meets the terms and conditions of the agreement.
Information about the initiatives and how the funding will be allocated can be found here.
Will green spaces be used for residential development?No. Residential development is not planned for green spaces such as parks, cemeteries, golf courses or other similar areas.
