We seem to be discussing the wide-ranging changes proposed by the provincial government in threads about transit, and one about EcoDensity in Vancouver, and neither seem to be appropriate given how dramatic the changes might be, if adopted, so I'm suggesting a new thread.
To kick it off, if anybody wants to read the legislation, rather than the interpretation on blogs or in the press, here is
Bill 44, (Housing Statutes (Residential Development) Amendment Act.
That's the legislation that proposes that municipalities must adopt an ODP that reflects what can be built, and prevents them from holding a public inquiry if a project then meets the ODP.
It also requires that the "official community plan of the council of a municipality must provide for at least the 20-year total number of housing units required to meet anticipated housing needs, which total number is included in the most recent housing needs report".
It requires that after June 30 2024 municipalities and councils must allow one, or both of an 'additional housing unit within a detached dwelling that would otherwise be a single-family dwelling'. They also must allow at least one additional housing unit within another building on the same parcel. They can't require parking for those additional units.
Bill 46 is the Housing Finance (Residential Development) Amendment Act that allows municipalities (and other service providers) to apply an amenity cost charge to recover the costs of additional infrastructure and facilities. “An amenity cost charge that is payable under a bylaw under this section must be paid at the time of the approval of the subdivision or the issue of the building permit”. (In future the deal like the one that Anthem got to start building their W Georgia tower but defer the CAC would have to have the Minister’s approval).
"An amenity cost charge is not payable in relation to a development for any class of affordable housing".
Bill 47 is the Housing Statutes (Transit-oriented areas) Amendment Act. That’s the bill that requires municipality's plans to allow up to 20 storeys and 5 FAR 200m from a Skytrain station, 12 storeys and 4 FAR up to 400m and 8 storeys and 3 FAR up to 800m. There are other transportation hubs that will require specified densities within a 400m radius, but exactly where those are located isn’t yet clear.
The Province will create a provincial policy manual to support municipalities with setting their site standards and moving forward with proposed housing projects, which will be available in December. Within those rings municipalities can’t require residential parking, except to accommodate people living with disabilities.
Interestingly, the three pieces of legislation linked above don’t appear to include mention of the 4-plex and “six dwelling units in select areas zoned for larger single-family residential lots or duplex residential lots within a prescribed distance to transit stops with frequent service”, within urban containment boundaries, and municipalities over 5,000. Those are included in
a press release, that also includes the timeline:
December 2023 – SSMUH (small-scale, multi-unit homes) policy manual and site standards provided to local governments.
January 2024 – HNR (housing needs reports) instructions provided to local governments.
January/February 2024 – Details announced for $51 million funding allocation.
June 30, 2024 – Local governments must have updated their bylaws to accommodate SSMUH requirements
June/July 2024 – OCP/zoning review/update instructions provided to municipalities.
Jan. 1, 2025 (date subject to regulation) – Local governments must have completed their interim HNR.
Dec. 31, 2025 (date subject to regulation) – Municipalities must have completed their first review and update of their OCPs and zoning bylaws (based on interim HNR).