As Chilliwack continues to grow, the pressure to meet provincial housing mandates is mounting. With no significant chunks of land left for sprawling subdivisions, the focus has shifted to infill and higher-density developments. Expanding outward is no longer a viable option, as much of the remaining land is either protected or unsuitable for large-scale development.
This thought experiment explores what it would take to meet housing targets by maximizing density in the smallest possible footprint, pushing the limits of existing urban space to accommodate the required growth.
We’ve built to the limits of our natural landscape and the boundaries of the Agricultural Land Reserve (ALR). While there is still land off the valley floor, most of it is in areas that would put additional strain on our already overburdened infrastructure and traffic systems, making large-scale development there a non-starter.
Opportunities for higher-density zoning lie within the urban core, with concentrated zoning in downtown Chilliwack, Sardis, and parts of Vedder. For this scenario, downtown makes the most sense, as it offers the most potential for maximizing density while utilizing existing infrastructure.
When it comes to maximizing density, Urban Quarter zoning downtown is our best bet. This zoning allows for buildings as tall as 18-storeys with a density of up to 370 units per hectare. That’s a significant jump from what we see in other parts of the city. But there’s more: with the Urban Quarter Boost, we could see densities of up to 530 units per hectare. The catch? This density bonus only applies when the entire development is owned and managed by the Provincial or Federal Government or a non-profit organization, typically for affordable rental housing.
To give a real-world example, District 1881 is also zoned Urban Quarter, but its density is much lower than what was possible. In District 1881’s case, the Urban Quarter zoning allowed for a rich mix of restaurants, retail, breweries, services, and residential—a tapestry that’s helped create a charming, community-centred vibe. However, if we were to fully push the limits of Urban Quarter zoning across a larger portion of downtown, we’d likely lose that charm. Maximizing density at this scale wouldn’t leave the same cozy, vibrant feel as District 1881. But if it’s any consolation, 1881 would still be right next door, maintaining its character and offering that familiar local experience.
Now, let’s picture what we’re talking about redeveloping. Imagine a total reset of some key downtown lots: the Coast Hotel property, Save-On-Foods, the block across from the library to the A&W, and the west side of Yale Road from Spadina Ave to Princess Ave. These areas make up about 16 acres of land. If we fully redeveloped this space at a maximum of 370 units per hectare, we could build around 2,400 units. But, even with this high-density zoning, we’d still fall short of the 4,594 units needed to meet the provincial housing mandate.
To meet our housing target, we’d need to go beyond just a few blocks. By adding the remaining Urban Quarter-zoned properties along Main Street, we’re looking at about 25.5 acres of land—just over 10 hectares. If we factor in some Urban Quarter Boost zoning, we could reach around 400 units per hectare, which would give us 4,000 units. However, we’d still be 600 units short, meaning we’d need another 3 to 4 acres zoned for high-density development to meet the target.
The challenge here is that by maxing out density, the result would be a lot of similarly sized and designed buildings, creating a skyline that might not be the most visually appealing. While it would meet the mandate, it wouldn’t offer much variety, and that’s something worth considering.
While building up might seem like the easiest solution, it’s far from a silver bullet. Even in this thought experiment, where we maximize the available land downtown, we still come up short of the housing target. There simply isn’t enough land zoned for the kind of extreme density needed to meet Chilliwack’s housing goals through vertical growth alone. And while a skyline filled with high-rises may work in some cities, it’s hard to imagine this kind of future for Chilliwack without sacrificing some of its character.
This was just a what-if scenario—not the path forward. But it does highlight the challenges we face, and it’s clear that meeting the housing mandate will require more than just going vertical. That said, it’s hard to ignore the reality that some level of high-density development, including a few taller buildings, will likely need to be part of the solution. Expanding density in key areas like the Urban Quarter is just one piece of a much larger puzzle.
At the end of the day, the goal is to find a balance—ensuring that as Chilliwack grows, it remains a vibrant, welcoming place to live, with a mix of housing types that suit everyone’s needs.
