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Most of council is in favour of a staff plan for a Transit Supportive Corridor (TSC) Pilot Project that would pre-zone certain areas of the city for higher-density housing.

Councillor Ron Cannan, however, took issue with the plan.

鈥淚 understand why there are advantages to the investor and developer by pre-zoning or blanket zoning, but I don鈥檛 support applying the same zone across large swaths of land in the areas identified in the report,鈥� Cannan told staff at council鈥檚 Nov. 4 meeting.

He said transit investment needs to happen but argued that the plan reduces flexibility in land use and expressed concern that nothing but four to six-storey buildings would line major transit corridors. Cannan also voiced concern about residents being displaced by redevelopment.

鈥淧rotect citizens from displacement due to urban developments it鈥檚 in our Official Community Plan,鈥� he added.

Council was given a tour of the pilot project area, which includes sections of Richter Street, Gordon Drive, and Bernard Avenue. Councillor Luke Stack countered Cannan鈥檚 position, noting that staff鈥檚 report shows a step-down approach for buildings.

鈥淔rom my understanding of the tour this morning, we may see six-storey buildings along some transit corridors, perhaps stepping down to four or three storeys as we move further into the neighbourhoods. This would still increase our density but avoid monolithic six-storey buildings everywhere.鈥�

Cannan also argued that council has been neutered by provincial housing legislation.

鈥淎ny land use or zoning that comes forward, a majority of them, we鈥檙e not allowed to have public hearings,鈥� he said. 鈥淪o blanket zoning eliminates another opportunity for the public.鈥�

Councillor Gord Lovegrove also addressed Cannan鈥檚 concerns about residents potentially being displaced due to redevelopment.

鈥淚 would not want to see gentrification as a result of transit-supportive corridors,鈥� he said. 鈥淲e鈥檙e not necessarily talking about an increase in the Official Community Plan housing numbers we鈥檙e just talking about an acceleration in where we put them and when we put them in.鈥�

Staff鈥檚 report cautions that not meeting the targets outlined in the city's Housing Needs Assessment could result in decreased housing affordability and increased homelessness in the future.

The pilot project will explore which transportation options are feasible, how buildings will transition from TSCs to adjacent neighbourhoods, and how a variety of buildings can be supported along TSCs.

Staff expect to update council on the pilot in 2025, followed by public engagement and a detailed plan later in the year.