The District of West Vancouver has released a report outlining their response to Provincial Bill 44: Housing Statutes (Residential Development) Amendment Act that requires municipalities to allow for Small Scale Multi Unit Housing (SSMUH) on all single family and duplex zoned lots by June 30, 2024.
West Vancouver has taken the approach that the vast majority of their lots are not subject to the legislation since “the definition of “Restricted Zone”….does not encompass parcels that permit single-family dwelling, secondary suites and detached secondary suites (coach house). Consequently, the District’s RS1-5 and RS7-10 zones are not “Restricted Zones” and not subject to SSMUH requirements.”
The report goes on to outline that there are only 222 parcels affected by the proposed zoning amendments, constituting 1.6% of residential lots in West Vancouver and resulting in a theoretical net increase of 363 units in zoned capacity.
Below is a map, outline in orange, those single family lots which are within 400 metres of frequent bus service and therefore will require update to allow up to 6-units.
It is expected that the zoning bylaws will be updated by the June 30, 2024 deadline.
Townline Homes has submitted a rezoning application for a site at the northeast corner of Davie Street and Cardero Street in the West End of Vancouver. The proposal for the 17,290 SF site contemplates the replacement of a 4-storey, 33-unit condo building with a 22-storey rental tower.
A previous DP application for this site was originally submitted by Townline in 2022, proposing a tower with 96 condo units and 32 social housing units. The existing RM-5D zoning allows 7.0 FSR with 5,500 SF floorplates.
Details of the proposal include:
198 market rental units;
20% below-market rental units (approximately 37 units);
a total density of 8.0 FSR;
6,600 SF floorplates;
A building height of 226 ft. with additional height for mechanical appurtenances.
Four lots on West King Edward Avenue have been acquired by Amica Senior Lifestyles with partner Marcon for what is expected to be a 6-storey independent living building.
The lots at 1110-1150 West King Edward Avenue are located on the South side of King Edward, two blocks West of Oak Street. The four lots combined total 38,700 SF. The total purchase price for the assembly was $28,450,000.
A rezoning application has now been submitted for the site which proposes a 6-storey seniors facility with 169 proposed units. The proposed height is 91.8 ft. and FSR is 3.08. 45 parking spaces under one level of underground parking is proposed.
Based on the application the purchase price equates to $239 per buildable SF.
The City of Burnaby’s planning department has released a report on the upcoming zoning changes to accommodate the Province’s mandated Small Scale Multi Unit Housing (SSMUH) under Bill 44, passed in December 2023.
Bill 44 requires municipal governments to permit the following minimum number of housing units in land use zones that are otherwise restricted to single family dwellings or duplexes:
3 units on lots that are up to 3,014 SF;
4 units on lots that are greater than 3,014 SF; and
6 units on lots that are at least 3,025 SF & within 400 m of bus stops with frequent service.
The City’s proposed approach is to repeal all of the existing single family residential zones (R7 Mobile Home Park District and R1, R1a, R2, R2a, R3, R3a, R4, R4a, R5, R5a, R6, R8, R9, R9a, R10, R11, R12, and R12s) and replacing them with a single R1 SSMUH District.
The City is required to pass the zoning bylaw update by June 30, 2024.
There are currently 30,662 single family zoned lots in the City of Burnaby.
Details of Proposed R1 SSMUH Zoning
The following zoning provisions are proposed as part of a new Section 101, R1 Small Scale Multi-Unit Housing District, within the Zoning Bylaw:
Uses: o Up to 6 dwelling units on a lot, depending on the lot size and proximity to a bus stop with frequent service o Rowhouses, which would permit up to 3 dwelling units on a lot o Boarding, lodging, or rooming house, subject to Comprehensive
Subdivision: o For rowhouse dwellings, require a minimum lot width of 16 ft to 26 ft o For SSMUH subdivisions, require a minimum lot width of 33 ft o Subdivision to create panhandle lots will continue to be restricted, with individual consideration of irregular shaped lots to be determined by the Approving Officer.
Number of Units:
3 units on lots that are up to 3,014 SF;
4 units on lots that are greater than 3,014 SF; and
6 units on lots that are at least 3,025 SF & within 400 m of bus stops with frequent service.
Lot Coverage: o 40% for 1 to 3 SSMUH dwelling units o 45% for 4 SSMUH dwelling units o 50% for 5 to 6 SSMUH dwelling units o 55% for rowhouse dwellings
Parking
Minimum 0.5 parking stalls per unit outside of lots within 400m Frequent Transit Network
No parking minimums for lots within 400m Frequent Transit Network
Other
Does not regulate tenure – can be either strata or rental
Minimum of one 3-bedroom unit for lots with 1 to 3 units
Minimum of two 3-bedroom units for lots with 4-6 units
allows fee-simple rowhouses
70% maximum impervious surface requirement to support more lot area for stormwater management, tree retention, and outdoor amenity space for residents
Building heights up to a maximum of 40 ft and 4 storeys, inclusive of any basement or cellar storey
Reduced yard setbacks for buildings and introduce the concept of “street yards” to provide consistent setbacks from all property lines adjacent to streets
Minimum separation of 8 ft between principal buildings and/or accessory buildings and a minimum separation of 20 ft between front and rear principal buildings on the same lot
Minimum of 107 SF of outdoor amenity space for the exclusive use of each primary dwelling unit on a lot
Heritage provisions that provide more flexibility in siting and massing of buildings for lots on the Community Heritage Register to support retention of heritage assets
The District of North Vancouver is currently working on updating their zoning bylaws in response to the Province’s housing legislation regarding Transit Oriented Areas (TOAs) and Small-Scale Multi-Unit Housing (SSMUH).
TOAs in the District of North Vancouver
There are two TOAs in the District: Phibbs Bus Exchange (the Phibbs TOA) and Capilano University Bus Exchange (the Cap U TOA) (see maps below).
The District estimates that the TOAs will see 1,800 units developed over the next 10 years, and that the overall theoretical maximum build out would see approximately 5,500 additional new units above the existing OCP.
SSMUH in the District
Bill 44 requires the District to approve a zoning bylaw that complies with SSMUH requirements by June 30, 2024, by allowing small-scale, multi-unit housing in zones that would otherwise be restricted to single-family dwellings or duplexes.
The SSMUH legislation requires that all residential zones permit a minimum of 3, 4 or 6 units depending on their size and proximity to frequent bus service.
Many of the lots in the District are located in creek, slope and wildfire hazard development permit areas and are therefore exempt.
Here’s the breakdown on lots under SSMUH:
There are 19,961 single family zoned lots in the District
8,583 lots are exempted under DPAs and will remain single family zoned
8,494 lots are deemed to be “challenging” for servicing
2,884 lots are deemed feasible for servicing
1,295 lots are permitted 6-units (located within 400m of frequent bus service)
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