Low-Density Housing in Residential Neighbourhoods
One way the City could grow while protecting the existing character of our neighbourhoods is through “low-density housing”. Low-density housing includes: single-detached houses, coach houses or laneway homes, townhomes, duplexes, triplexes, fourplexes, row houses and secondary suites. We can use low-density housing to grow livable neighbourhoods by gently increasing the availability of homes while still maintaining the existing look and feel of our residential neighbourhoods.
What’s Being Proposed
Council is considering changes to the Official Community Plan (OCP) and Zoning Bylaw to meet Provincial 20-year housing need requirements.
Please note that the Province gave First Reading to Bill 25: Housing and Municipal Affairs Statutes Amendment Act, 2025 on October 9, 2025. So, the City may be required to make further changes beyond the proposed bylaws.
The proposed changes are to:
- Replace the Residential Level 1, 2, and 3 OCP land use designations with two new land use designations that permit up to 4 and up to 6 units per lot.
- Introduce a new ground oriented zone and development permit guidelines to accompany the new land use designations. The zone makes more types of housing possible, while the guidelines ensure that new buildings are designed to fit into the existing neighbourhood.
- Create a new Heritage Special Study Area to exempt Heritage Character Areas from the new ground oriented zone and the development permit guidelines, and to facilitate future engagement.
- Extend the Marine Drive Frequent Transit Development Area along West Keith Road, and change the OCP land use designation to Residential Level 4 (townhouse level development) in that area.
The map below shows the proposed changes to the Official Community Plan land use designation map.
Click to view full-size image.
This map shows areas of the City that would be rezoned to a new Ground Oriented Zone.
Click to view full-size image.
The proposed bylaw amendments also include the following changes:
- Transit Oriented Area: Show provincially-required density and height changes around the Lonsdale Quay bus exchange on the OCP land use designation map.
- More Townhouses and Rowhouses: Combine the townhouse-level Residential Level 4A and 4B land use designations in the OCP into a single land use designation, and apply that designation along West Keith Road. And, complete the Duplex Special Study.
- Housekeeping: Update old Local Government Act reference numbers, update demographic and housing statistics, and remove references to Public Hearings that are now prohibited under provincial legislation.
Documents
For more information about the proposed changes, please see:
Project Timeline
- Community engagement
July 2025
City staff conducted pop-ups, a community workshop, a town hall meeting and a survey to collect feedback.
- Bylaw Changes First Reading
October 6, 2025
Council meeting to consider bylaw changes to the City’s planning tools.
- Public Hearing
November 17, 2025
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
December 8, 2025
Council makes a final decision on the proposed updates.