Bill 25: Response to provincial requirements

In response to new provincial legislation, the City is proposing updates to the Official Community Plan and Zoning Bylaw.


In November 2025, the Province enacted Bill 25, which expanded areas where Small-Scale Multi-Unit Housing (SSMUH) is allowed. This means more property owners across the city will have the option to add new housing over time, including in heritage areas.

To comply with Bill 25, the City is required to update its planning tools, including the Official Community Plan (OCP) and Zoning Bylaw, by June 30, 2026, to:

  • Allow up to 6 dwelling units per lot in Frequent Transit Areas (areas within 400m of bus stops on frequent transit service routes).
  • Remove minimum on-site parking requirements within Frequent Transit Areas.
  • Replace all remaining single-detached and duplex zones with zoning that allows for the development of 3, 4, or 6 units of housing.

While provincial legislation requires the City to allow additional housing, the City retains an important role in shaping how new housing fits into neighbourhoods, particularly in areas with recognized heritage character. As a result, the City’s proposed response, detailed below, would meet provincial requirements while respecting neighbourhood livability and character. 


Community Engagement on Heritage Character

Of the remaining 410 single-detached or duplex properties, about 260 are located in the City’s Heritage Character and Conservation Areas and must be rezoned to the Ground Oriented Zone. Buildings protected by Heritage Designation Bylaw (prior to June 30, 2024) are exempt from these changes.

Starting in February 2026, the City will engage with the community to gather input on how to best integrate heritage character with new provincial requirements. Public input will inform any potential updates to the City’s design guidelines to help ensure future growth and development respects neighbourhood character and livability.

For more details on how to get involved, visit the project’s engagement page at letstalk.cnv.org/Bill25Alignment.

Overview of Proposed Changes

1. Allow up to 6 Units in Frequent Transit Areas

Bill 25 requires the City to permit up to 6 units of housing in “Frequent Transit Areas”, which are areas within 400 metres of bus stops served by route with an average frequency of at least every 15 minutes (during daytime hours). In the case of the City, this means the R2 and 240 bus routes.

Figure 1: Map of land use designations as of December 8, 2025, with overlay of Frequent Transit Areas

The map below shows the current Official Community Plan (OCP) low density land use designations (as of December 8, 2025) with an overlay showing the Province’s Frequent Transit Area boundaries. Per the requirements, Low Rise Neighbourhood 1 areas in Frequent Transit Areas must be re-designated to Low Rise Neighbourhoods 2 so that up to 6 units per lot are permitted. 

Map of Current OCP Low 1 and 2

Click to view full-size image.

Figure 2: Map of proposed changes 

The map below shows the City’s proposed changes which meet provincial requirements and include measures to support more consistent development. 

The baseline application of the provincial Frequent Transit Area boundaries would result in different rules for neighbouring properties on certain blocks. To avoid this, the City’s proposal would extend Low Rise Neighbourhood 2 designations consistently across entire blocks where most properties fall within a Frequent Transit Area.

Map of Proposed OCP Amendments for Bill 25 Compliance with Consistent Boundaries

Click to view full-size image.

2. Remove Minimum On-Site Parking Requirements

The City is required to remove any minimum on-site parking requirements in Frequent Transit Areas. The City’s proposed response would also extend the removal of minimum on-site parking requirements in some blocks so that zoning requirements are applied consistently on impacted blocks. 

3. Replace All Remaining Singe-Detached and Duplex Zones

The City is required to rezone about 410 of the remaining single-detached and duplex properties to the Ground Oriented Zone, which permits the required 3, 4, or 6 units of housing. 

The map below shows the City’s proposed zoning changes that would meet provincial requirements. 

Map of Proposed Zoning Amendments for Bill 25 Compliance

Click to view full-size image.

Project History

These changes follow updates to the OCP and Zoning Bylaw adopted by Council on December 8, 2025, which brought the City into compliance with earlier provincial requirements and met the housing need identified in the 2024 Housing Needs Report. This includes the measures proposed in the City’s Growing Livable Neighbourhoods and City Lands strategies. A fulsome update to the Official Community Plan is anticipated to start by 2028, subject to Council direction.

Project Timeline

The City has a provincial deadline to complete this work by June 30, 2026.

  • Community engagement 
    February - March 2026
    City staff will conduct walking tours, information sessions, and a town hall meeting which will inform community members about the changes and gather input on heritage character of neighbourhoods. Learn more: letstalk.cnv.org/Bill25Alignment
  • OCP Town Hall 
    April 2026
    Learn about provincial requirements and proposed OCP and Zoning Bylaw changes, and bring your questions for staff.
  • First reading of bylaw changes
    Early May 2026
    Council meeting to consider bylaw changes to the City’s planning tools.
  • Public hearing
    Mid-June 2026
    An opportunity for the public to share feedback with Council on the proposed updates.
    Learn more about this process on our Public Hearings and Meetings page.
  • Council decision
    Late June 2026
    Council considers the proposal for adoption.

 

Contact Us

City Design and Planning
Phone: 604-982-9675
Email: zoningupdate@cnv.org

aerial view of CNV neighbourhood

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