With the province allowing up to four units of housing per lot in all neighbourhoods, the devil will be in the details

The provincial government recently signalled that they would require municipalities to allow people to build three or four housing units on lots that municipalities zone for single-detached housing. I support this concept. We must create more housing options for people; single-detached zoned areas are the largest areas of most municipalities, so it opens up more areas of a community for a diversity of housing options.

What the province proposes is similar to Langley City’s new Urban Residental land use, which allows a primary single-detached residence with one attached secondary suite and one detached garden suite/coach home.

Langley City’s Land-Use Map. Select the map to enlarge.

The province’s proposed changes mean that instead of this land use only applying to the areas in solid brighter yellow. It would also apply to the lighter yellow areas of the map, effectively eliminating the Suburban land use in Langley City.

The province had not provided details on how local government should implement allowing up to four units of housing in all zone. Like all new policies, the devil is in the details.

There are a few things I’d like to see the province address to make this proposed land change a win-win without causing negative financial impacts to local governments, neighbourhood character or, ironically, affordable housing.

Local governments can apply Development Permits to regulate a building’s form and character, except for single-detached housing buildings.

Form and character include, as per Langely City’s Advisory Design Panel’s Terms of Reference:

• Overall design quality, appeal and character
• Relationship and design of interfaces of buildings and open spaces to each other and neighbouring properties, the public realm (sidewalks and streets, public parks and plazas and natural open spaces) in terms of building location, massing and shadowing of open spaces, and existing and future land uses
• Building and site design, in terms of architectural features, façade treatments, landscaping, usable open and amenity spaces, parking layout, pedestrian, vehicular and fire-fighting access, loading and solid waste collection
• Building and open space materials and finishes, in terms of form, quality, quantity, durability, colours and safety
• Livability and human needs, in terms of building entrances, circulation, quality of views from habitable rooms, user and public safety, privacy, noise and storage
• Accessibility considerations
• Crime Prevention Through Environmental Design

Local governments can control a single-detach residential building’s height, lot coverage, water, sewer, drainage, and parking.

For all building types, including single-detaching housing, local governments can use Development Permits to regulate energy conservation, environmental protection, hazardous conditions, water conservation, and greenhouse gas emissions reduction.

The provincial government should make it explicit that with four housing units on a lot, Development Permits to regulate form and character would apply.

Development puts pressure on existing local government services and infrastructure. One way to address this is through Development Cost Charges, which allows “growth to pay for growth.” Unfortunately, these Charges in BC are too prescriptive, so local governments must negotiate additional amenities through the rezoning process.

If rezoning is no longer required to build up to four units of housing in all residential zones in BC, the province must also expand what amenities are eligible to be paid for by Development Cost Charges.

Finally, local governments can use zoning to ensure affordable housing units are built via a housing agreements. Again, the provincial government should explicitly state that local governments can apply housing agreements to secure affordable housing no matter the zone and without requiring rezoning.

With a few clarifications and changes, introducing gentle into traditional single-detached neighbourhoods will be a win-win.