On July 10th, 2024, the Vancouver City Council approved the most significant changes to the city’s view cone policies since their inception in 1989. These changes aim to increase housing and job space while still preserving key scenic views.
1989 view cone policies, with previous amendments included. (City of Vancouver)
Historic Policy Changes
The council’s decision marks a significant shift in priorities, balancing the need for scenic preservation with the city’s urgent demand for more housing and commercial spaces. The view cone policies, originally designed to protect northward mountain views from select public areas, will see major changes but retain their core purpose.
Key Amendments
The new 2024 Public Views Guidelines reduce the number of protected public views from 38 to 24 and the number of origin points from 18 to 16. These changes will open up substantial development opportunities, particularly in areas where views have been obscured by natural growth or urban development.
2024 amendments to Vancouver’s view cone policies (public views). (City of Vancouver)
Council’s Vision
ABC city councilor Sarah Kirby-Yung emphasized the need for adaptable city policies:
“There is no one silver bullet to address our housing crisis. We need a synergy of policies to achieve our goals. Cities are living entities that must evolve. The Vancouver of 1989 is not the Vancouver of today.”
Development Potential
City staff estimate that these policy changes could enable an additional building floor area of between 108 million sq ft and 215 million sq ft over the next century, translating to approximately 230,000 to 300,000 new homes. In the next 30 years alone, potential development could add between 15,000 and 75,000 homes.
Focus Areas
The single largest development capacity gain comes from adjustments to View Cone 3.0, which originates from Queen Elizabeth Park. This adjustment alone accounts for half of the total development capacity gains, opening significant development opportunities along the Cambie Corridor and downtown Vancouver peninsula.
2024 changes to View Cone 3.0 emanating from Queen Elizabeth Park. (City of Vancouver)
Community Impact
Councilor Peter Meiszner highlighted the broader benefits of these changes:
“The modernization of the view cone policy balances the need for more housing with maintaining a livable city. This will also generate significant community amenity contributions, funding vital infrastructure and amenities.”
Shadowing Guidelines
In addition, to view cone policy changes, the council approved new building shadowing guidelines for areas outside downtown Vancouver, standardizing the impact assessment to spring and fall equinoxes from 10 am to 4 pm.
Public Reaction
Former city councilor Colleen Hardwick expressed opposition, arguing that the changes prioritize profit over livability. However, the council remains committed to managing growth in a way that benefits current and future residents.
Conclusion
The approval of these policy changes marks a significant step towards addressing Vancouver’s housing crisis while maintaining the city’s unique connection to nature. The council’s decision is poised to reshape the urban landscape, balancing development with preserving iconic views.
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As of July 1, 2024, Burnaby will implement an amended Zoning Bylaw allowing higher residential densities on lots currently zoned for single- or two-family homes. This change permits up to three or four units of small-scale multi-unit housing (SSMUH) depending on lot size. Additionally, lots near frequent transit services can now accommodate up to six units. This amendment is part of new provincial housing legislation aimed at addressing housing affordability by increasing the housing supply. The updated Zoning Bylaw consolidates the 12 existing R-Districts into a single new R1 SSMUH District.
SSMUH encompasses various housing options that are ground-oriented and harmonize with existing single- and two-family neighborhoods. Examples include:
Single-family homes (including laneway homes)
Duplexes
Multiplexes (buildings with three or more primary units)
Cottage courts or cottage clusters (multiple single-family homes on the same lot)
Rowhouses
These housing units can also contain a secondary suite, which counts toward the total number of units allowed per lot.
Zoning Bylaw Rewrite: About the Project
Burnaby is updating its Zoning Bylaw to modernize and simplify development regulations for all zoning districts, aligning with new provincial legislation and City plans. The Zoning Bylaw regulates land use, detailing technical requirements for use, density, and development locations in Burnaby. While the bylaw is periodically updated, this comprehensive review is the first in nearly 60 years since its adoption in 1965.
Project Phases
The Zoning Bylaw Rewrite project is being implemented in four phases, with the goal of presenting a new bylaw to the Council by the end of 2025. The project will coordinate with key City projects and provincial initiatives, including the Burnaby 2050 Official Community Plan (OCP) update.
Phase 1: Key Amendments
A major component of Phase 1 is preparing two significant amendments to the existing Zoning Bylaw. The first amendment, adopted on June 10, 2024, introduces new housing types and creates a single new zoning district for all single- and two-family areas of Burnaby, in alignment with provincial legislation on SSMUH. The second amendment, expected this summer, will update existing multi-family residential districts (RM Districts) to provide a more transparent, user-friendly development framework that clarifies building height and form.
Source: City of Burnaby
Small-Scale Multi-Unit Housing: New R1 SSMUH District
In November 2023, the Province of BC introduced Bill 44 to address housing affordability by increasing supply. This legislation mandates that municipalities allow the construction of three to six dwelling units on all lots zoned for single- and two-family uses in the form of SSMUH.
To comply, Burnaby amended its Zoning Bylaw to consolidate 12 existing R-Districts into one new R1 SSMUH District. The new regulations were adopted by Council on June 10, 2024, effective July 1, 2024. Burnaby is now accepting development applications under these new regulations. More information on the application process for SSMUH can be found on Burnaby’s New Home Construction webpage. Development and amenity cost charges details are available on the Development Funding Program page.
Multi-Family Residential Districts
Burnaby is developing a new, simplified development framework for multi-family residential zoning districts with the following objectives:
Simplifying regulations and the development approval process
Providing more certainty regarding building height and form
Enhancing urban design standards
Increasing opportunities for affordable housing
Aligning with the OCP, new provincial legislation, and best practices in zoning
The new approach to multi-family residential districts will be presented to Council this summer, with the adoption of related zoning regulations anticipated shortly thereafter.
Questions and Answers
What are the objectives of rewriting the Zoning Bylaw?
Provide flexible and modern regulations: Develop more flexible regulations that support creative and innovative design opportunities while aligning with other City policies.
Make zoning accessible and easy to comprehend: Create a document that is easy to access and understand, including explanatory visuals.
Improve ease of use for applicants and City staff: Make the Zoning Bylaw more user-friendly for applicants, residents, design professionals, and City staff.
Implement and align with policies and programs: Ensure that recent provincial legislation and City plans, strategies, and programs are implemented.
What is small-scale multi-unit housing (SSMUH)?
SSMUH includes a range of buildings and dwelling unit configurations providing more affordable housing for middle-income families. The forms of SSMUH may include:
Single-family homes (including laneway homes)
Duplexes
Multiplexes (buildings with three or more primary units)
Cottage courts or cottage clusters (multiple single-family homes on the same lot)
Rowhouses
SSMUH offers ground-oriented housing options compatible with existing neighborhoods.
What are transit-oriented areas (TOAs)?
Introduced by new legislation in November 2023, TOAs are areas within 800 meters of SkyTrain stations and 400 meters of bus exchanges. The legislation mandates the following zoning changes:
Permitting residential building heights up to 8 to 20 stories within TOAs
Eliminating residential parking minimums on lots within TOAs
Burnaby will update multi-family residential (RM) zoning districts, including TOAs, to create a transparent, user-friendly development framework.
Building in the New R1 SSMUH District
As per provincial legislation, newly rezoned R1 SSMUH lots can accommodate up to three to six dwelling units based on lot area and proximity to a frequent transit network bus stop. The R1 SSMUH District allows for flexible housing forms and tenure to meet diverse household needs, including:
Single-family homes (including laneway homes)
Duplexes
Multiplexes
Cottage courts or clusters
Rowhouses
Subdivision and Stratification
R1 SSMUH lots with two or more primary dwelling units are eligible for stratification, although secondary suites must remain under the same title as the primary dwelling unit and cannot be stratified. Fee simple rowhouse lots are also not eligible for stratification, and existing purpose-built rental housing cannot be stratified except for duplexes or semi-detached dwellings.
Parking Requirements
Outside of Frequent Transit Network Areas (FTNAs) and transit-oriented areas (TOAs), lots require a minimum of 0.5 parking spaces per primary dwelling unit for lots with three or more primary units. No off-street parking is required for lots within FTNAs or TOAs. Additional parking can be optionally provided.
Conclusion
Burnaby’s amended Zoning Bylaw represents a significant shift towards increasing housing density and affordability by enabling more flexible, multi-unit residential development. This initiative aligns with provincial legislation and City plans to create a more inclusive and diverse housing landscape in Burnaby.
