FAQs

The Official Plan sets the City’s long‑term vision where growth should happen, what housing is needed, and how we protect natural areas. The Zoning Bylaw is the rulebook that makes that vision happen on every property. It turns the Official Plan’s ideas into real, enforceable rules about what can be built, where, and how.

Because the Official Plan changed, the zoning bylaw must match it. The update modernizes old rules, supports more housing options, and makes development clearer and more predictable.

18 zones (down from 37) - simpler, clearer, easier to understand.

By removing the outdated “legacy” zones, the new 18‑zone system is cleaner, easier to understand, and directly tied to the Official Plan, so people can quickly see what’s allowed in each area.

Three ways a project can be approved:

• As‑of‑Right: You meet all the rules → you get approval.
• Site Plan: A detailed review for bigger or more complex projects.
• Development Agreement: Used only for large or special sites.

Stage 1 checks zoning compliance; Stage 2 checks building safety and compliance with Building Code. It replaces Development Permits and makes the process clearer.

A variance is a small exception to a zoning rule when a property has a practical challenge.

A minor variance that staff can approve quickly without going to Council.

Bigger variances that affect neighbours or change how a property functions. These still require public review.

“Four units as‑of‑right” means that, under the new bylaw, a property owner may have up to four dwelling units on a single lot without needing a rezoning or Council approval, provided the proposal fully complies with all applicable zoning and building requirements.

Key points:

• It is “up to” four units, not a requirement to build four units. Eligible property owners can choose to have one, two, three, or four units.
• The units can be created through different combinations, such as:
  • A principal dwelling plus attached ADUs.
  • A principal dwelling plus a detached ADU.
  • A small multi‑unit building (e.g., fourplex) where permitted.
• As‑of‑right status applies only when all zoning standards are met (height, setbacks, lot coverage, parking, servicing, overlays, etc.).

If a proposal for four units does not meet these standards, it may require a variance, Site Plan Approval, or may not be permitted.

Not every property can automatically have four units. Eligibility depends on:

• Zone:
  • Neighbourhood (RN), Medium Density Residential (RM), Downtown Neighbourhood (DN), and Downtown Mixed Use (DMU) are key zones where small‑scale multi‑unit housing and ADUs are enabled.
• Lot size and dimensions:
  • The lot must be large enough to accommodate buildings, parking, and outdoor space within required setbacks and lot coverage limits.
• Servicing:
  • The property must be connected to municipal services (water, sewer) with sufficient capacity.
• Parking:
  • Required parking must be provided on‑site, unless the property is within 400 m of transit where reduced parking applies.
• Overlays and constraints:
  • Environmental or flood‑risk conditions may limit where and how additional units can be built.

Properties that do not qualify include:

• Lots that are too small or irregular to meet setbacks and lot coverage.
• Properties in zones that do not permit multi‑unit housing or ADUs.
• Lots with servicing or access constraints that cannot be resolved within the bylaw’s standards.

The four‑unit policy is intended to:

• Support gentle density: Allowing more units on existing lots increases housing supply without large‑scale redevelopment.
• Expand housing options: It helps meet the needs of smaller households, seniors, and residents seeking more attainable options.
• Align with the Housing Accelerator Fund (HAF): The City’s agreement with CMHC includes commitments to enable more housing through zoning reforms, including up to four units per lot in appropriate areas.

By focusing this flexibility in serviced areas and tying it to clear built‑form standards, the City aims to balance housing needs with neighbourhood compatibility.

The intent is to add housing choice without fundamentally changing neighbourhood scale. In Neighbourhood (RN) zones, for example:

• Building heights remain limited (low‑rise).
• Setbacks and lot coverage rules still apply.
• ADUs and small multi‑unit forms are designed to fit within existing residential patterns.

Residents may see more duplexes, triplexes, fourplexes, and ADUs over time, but not large apartment towers. The built‑form standards and design requirements are there to ensure that additional units are integrated in a way that respects the streetscape and neighbouring properties.

Parking requirements are calibrated to balance housing and mobility goals:

• Standard neighbourhoods:
  • Properties with multiple units are generally required to provide on‑site parking spaces, with the number depending on the number of units and local standards.
• Near transit and active transportation routes:
  • Parking minimums are reduced or, in some strategic areas (e.g., parts of downtown), eliminated to encourage walking, cycling, and transit use and to reduce barriers to housing development.

For ADUs specifically, the bylaw includes tailored parking rules (e.g., reduced requirements within certain distances of bus stops). The goal is to avoid unnecessary over‑parking while still managing potential spillover onto streets.

An Accessory Dwelling Unit (ADU) is a smaller, self‑contained dwelling unit located on the same lot as a principal residence. It can be:

• Attached: e.g., a basement suite, an addition, or a unit within the main building.
• Detached: e.g., a backyard suite, a converted carriage house.

ADUs are being encouraged because they:

• Provide additional housing options without requiring new subdivisions.
• Support aging in place (e.g., a unit for a family member or caregiver).
• Offer more attainable rental options in established neighbourhoods.
• Make more efficient use of existing serviced lots.

ADUs are permitted in the following zones:

• RN – Neighbourhood
• RM – Medium Density Residential
• DN – Downtown Neighbourhood
• DMU – Downtown Mixed Use

In these zones, ADUs must comply with both:

• The zone requirements (height, setbacks, lot coverage, etc.).
• The specific ADU standards (e.g., size, location on the lot, parking, servicing).

ADUs are not permitted in every zone—for example, certain industrial or purely commercial zones do not allow residential accessory units.

The bylaw distinguishes between attached and detached ADUs:

• Attached ADUs:
  • A single‑detached, semi‑detached, or duplex dwelling may have 1 attached ADU.
  • In some cases, a single‑detached dwelling on a larger lot (minimum 1,130 m²) may have 2 attached ADUs, subject to additional parking and lot coverage rules.

Attached ADUs must be small, discreet, and fit the neighbourhood. They can have up to 2 bedrooms, their entrances must face the side or rear yard, and they need extra parking unless the property is close to a bus stop. If there are two attached ADUs, larger lots are required. The owner must live in the main home if an ADU is used for short‑term rental. These rules keep the streetscape looking residential while still allowing more housing options.

Minimum lot area of 500 m², maximum floor area of 80 m², maximum 7 m high, must be in the side/rear yard, and must meet 1.5 m setbacks.

Yes, but only if the owner lives in the principal residence during the stay.

Yes. Existing heritage carriage houses can be converted into ADUs if they meet zoning and heritage rules.

A map showing wetlands, watercourses, slopes, and flood‑risk areas where environmental or physical conditions require special consideration.

Because the overlay system is more accurate and easier to apply and aligns with review requirement at the provincial level.

Ground floors bordering a tidal waterfront must be 3.67 m above CGVD2013 to reduce flood risk. Note: CGVD2013 is Canada’s standard system for measuring the height of land above sea level. Click here for more information. 

After Council’s public meeting, Council adoption, first and second readings, and Ministerial approval.