Frequently Asked Questions

A zoning bylaw is a set of regulations that a municipality or local government uses to control the development and use of land within its jurisdiction. 

These rules specify how land can be used, the types of buildings allowed, the density of development, building heights, setbacks from property lines, and other factors that affect land use and urban planning. 

The purpose of zoning bylaws is to promote orderly growth, protect public health and safety, preserve the character of neighbourhoods, and manage land use in a way that aligns with community goals and policies.

The Primary Development Area (the PDA) generally corresponds to the portion of the City with existing municipal water and wastewater services. Most new employment growth and approximately 95% of new residential growth will be directed inside the PDA to maximize infrastructure investments that have already been made and protect rural and natural areas. 

Allowing four dwelling units "by right" as a minimum zoning standard within the Primary Development Area is beneficial for several reasons:

1. Increased Housing Supply: Allowing four units by right can help increase the housing supply, particularly in areas where there is a high demand for housing. This can lead to more diverse housing options, including apartments, townhouses, and duplexes, making it easier for people to find homes that meet their needs and budgets.

2. Affordability: By enabling the construction of more housing units, supply increases, which can help stabilize or reduce housing prices. This is especially important in cities experiencing housing shortages and rising costs.

3. Efficient Land Use: Allowing more units per lot encourages denser development, which can lead to more efficient use of land, infrastructure, and public services. This can reduce urban sprawl, preserve green spaces, and lower the environmental impact.

4. Encourages Diverse Communities: By supporting a range of housing types, a minimum of four dwelling units per a lot can help create more socioeconomically diverse communities. It provides opportunities for different income levels and household sizes to live in the same area, fostering inclusivity.

5. Support for Local Businesses and Transit: Higher density can support local businesses by providing a larger customer base within walking distance. It also promotes the viability of public transportation, as more people living in an area can justify better transit services.

6. Flexibility for Property Owners: Property owners have more options to develop or modify their properties, whether it's creating rental units, multigenerational housing, or shared living spaces. This can provide additional income opportunities and meet changing housing needs.

7. Alignment with Urban Planning Goals: Many cities aim to encourage more compact, walkable, and sustainable neighbourhoods. A minimum of four dwelling units within the Primary Development Area supports these goals by promoting mixed-density developments.

Intensification Areas are identified as the areas of the City where most future growth and development will be focused. There are five sub-categories within the Intensification Areas, described as Primary Centres, Local Centres, Mixed Use Centres, Urban Neighbourhood Intensification Areas, and Suburban Neighbourhood Intensification Areas.

Primary Centres are intended to attract and serve people from all over the City and the Greater Saint John Region. They contain the highest densities and most complex and concentrated mix of land uses in the City. They are the Uptown Primary Centre and the UNBSJ Plateau / Regional Hospital Centre.

A Local Centre on Somerset Street between Churchill Boulevard and Technology Drive will provide a range of the most frequently needed commercial goods and services to serve the needs of the surrounding neighbourhoods.

Mixed Use Centres are places located within Urban Neighbourhood Intensification Areas that are appropriate for re-urbanization and where the Municipal Plan will direct mixed commercial and medium to higher density residential development.

Urban Neighbourhood Intensification Areas are neighbourhoods that have generally been developed prior to World War II. These Urban Neighbourhood Intensification Areas include each of the five priority neighbourhoods in the City: the Old North End, South End, Lower West Side, Waterloo Village, and Crescent Valley. 

Suburban Neighbourhood Intensification Areas are neighbourhoods generally established after World War II, including Central Millidgeville, University Avenue, Monte Cristo/Gault Road, and Forest Hills/Lakewood. Suburban Neighbourhood Intensification Areas are primarily residential neighbourhoods with lower density housing and convenience retail services.

1. Increased Housing Supply

• Addressing Housing Shortages: In many cities, there's a growing demand for housing, especially in central or accessible areas. Allowing six units by right helps increase the housing supply, making it easier to meet the needs of a growing population.

• Diverse Housing Options: It provides a variety of housing types, such as small apartment buildings, row houses, or townhouses, which can accommodate different household sizes and income levels.

2. Affordability

• Economies of Scale: Developers can spread land and construction costs over more units, potentially lowering per-unit costs and making housing more affordable.

• Mitigating Rising Prices: By increasing the housing supply, the pressure on housing prices can be alleviated, making it easier for people to find affordable housing options.

3. Efficient Land Use

• Higher Density: Allowing more units encourages higher density, which is an efficient use of land, especially in urban areas where space is limited. This can reduce urban sprawl and preserve green spaces and agricultural land.

• Maximizing Infrastructure Investment: Existing infrastructure, such as roads, public transit, and utilities, can serve more residents, making these investments more cost-effective.

4. Sustainable Urban Growth

• Reduced Environmental Impact: Higher density development can reduce the environmental footprint by promoting more sustainable living patterns, such as reduced reliance on cars and increased use of public transportation, biking, or walking.

• Energy Efficiency: Multi-unit buildings often have better energy efficiency compared to single-family homes, contributing to lower overall energy consumption.

5. Economic and Social Benefits

• Support for Local Businesses: Higher density brings more people into an area, which can boost local businesses and create more vibrant neighbourhoods.

• Diverse Communities: It encourages the development of mixed-income and mixed-use neighbourhoods, fostering diversity and inclusivity.

6. Predictability and Reduced Barriers

• Streamlined Development Process: Allowing six units by right provides clarity and predictability for developers and property owners, reducing the need for lengthy and costly rezoning processes. This can accelerate the construction of new housing.

• Encouraging Small-Scale Development: Smaller developers and property owners are more likely to engage in development projects, increasing competition and innovation in the housing market.

7. Aligning with Urban Planning Goals

• Urban Renewal: Intensification areas often target underused or declining areas for revitalization. Allowing more units can attract new residents, investments, and improvements, leading to urban renewal.

• Public Transit and Infrastructure Investment: Densifying around transit corridors and infrastructure investments ensures that public funds are used efficiently and that residents have better access to amenities and services.

Do you have access to municipal water and sewer services? If so, it is likely that  To find out more, you can search your address in the interactive map here. The map will show your property’s current zone and the proposed zone.

Some changes apply across the municipality, while others are limited to intensification areas.

Allowing a minimum of four dwelling units per residential lot can have several impacts on existing city infrastructure.

Positive Impacts

1. Utilities: Higher density can lead to more efficient use of existing utility infrastructure, such as water, sewer, and electricity, as these services can be delivered to more people within a smaller area.
   
   
2. Public Transportation: Increased population density can improve the viability and efficiency of public transportation services by providing a larger customer base. This can lead to more frequent and better-connected transit options, reducing reliance on cars and promoting sustainable urban mobility.
   
   
3. Infrastructure maintenance and upgrades can be more cost-effective when shared among a larger number of users. This can spread the costs of public services and infrastructure improvements, potentially lowering the per-capita costs for residents.
   
   

4. Enhanced Community Services are available since higher density can support a wider range of local businesses, schools, and recreational facilities due to the increased population. This can lead to more vibrant and dynamic communities.

Generational living, students, aging in place. 

Helping all individuals enter and stay in the home ownership market (mortgage helper via suites).

Increased population and diversity of residents create more active streets, support businesses/community spaces, lower risk of crime due to eyes on the street.

Lane, servicing upgrade, landscaping/buffering.