Whitehorse City Council Proposes Major Overhaul of Zoning Bylaw

Whitehorse City Council is reviewing a significant revision of its zoning bylaw, the first update in over twelve years. The proposed bylaw, presented on October 6, 2025, outlines new regulations on land use across the city, reflecting public feedback received on an earlier draft released in May.

Among the most notable changes is the regulation of short-term rentals. Under the new rules, residents must reside in the property they list as a short-term rental in residential areas. In contrast, commercial districts will not require operators to be permanent residents. The previous zoning bylaw, enacted in 2012, contained no provisions related to short-term rentals, marking a substantial shift in policy.

Parking requirements for new developments are also set to change significantly. Currently, the zoning bylaw mandates one parking space for every two residential units in downtown areas. This requirement will be lifted, allowing developers greater flexibility. In commercial areas, the maximum parking provision will be capped at 1.2 spaces per unit for residential units, while elsewhere in the city, one off-street parking space will still be required per residential unit.

The proposed bylaw also includes adjustments to parking minimums for urban centres. In these areas, the requirement may shift to one space for every two units. For residential zones in the urban core, the minimum could become one space for the first three units and 0.75 spaces for four or more units. Commercial parking rules will remain unchanged, requiring one space for every 150 square metres of floor area.

Building Heights and City Design Changes

The proposed zoning bylaw would permit increased building heights in downtown Whitehorse, raising the limit from 20 metres to 25 metres in specific areas. However, residential zones west of Sixth Avenue and waterfront locales would maintain their current height restrictions. The administrative report indicated that these changes could lead to a transformative impact on city design, emphasizing the development of street-fronting buildings, appropriate setbacks for taller structures, and new design guidelines for downtown developments.

Another significant aspect of the proposed bylaw is the introduction of a new zone aimed at granting more autonomy to the Kwanlin Dün First Nation. This initiative aligns with the city’s commitment to reconciliation, acknowledging First Nations governance alongside other legislative frameworks. City staff have also proposed a review of the new zoning bylaw within six to twelve months post-adoption to address any gaps or unintended effects.

Councillor Dan Boyd voiced concerns about public awareness regarding the proposed changes, especially in light of a ongoing postal worker strike which may hinder communication efforts. Boyd expressed the need for effective outreach to inform residents about the potential implications of the new regulations.

The proposed zoning bylaw, which spans 191 pages, is accessible online. Printed copies are available at various locations, including City Hall and the Canada Games Centre. A public hearing is scheduled for November 24, 2025, with a final vote on adoption set for January 12, 2026. As the council moves forward, the community is encouraged to review the changes and participate in the upcoming discussions.