Delta council recently granted preliminary approval for an application to subdivide a North Delta single-family lot into two where two new houses are proposed, but the city would rather see applications for so-called “missing middle” housing.
Surrounded by single-family houses, the 10,290-square-foot lot in the 11000-block of 81A Avenue currently has a Single Detached Residential 4 (RS4) Zone, intended for single-detached dwellings.
The current Official Community Plan (OCP) designation for the site is Infill Single Family Residential, intended for individual ground-oriented, single-family units, but also to provide design flexibility so that higher density single-family dwellings can fit into existing single-family neighbourhoods.
The proposed subdivision is consistent with the designation, however, a planning department report notes that the city’s proposed new OCP, which received preliminary approval by council last month, introduced a housing-focused update to meet provincial mandates and modernize land uses to meet the needs of the community.
The proposed land use designation for the site under the proposed OCP is Mixed Residential (MR).
“This designation is intended to provide opportunities for low density ground-oriented and 'missing middle' forms of housing focused on areas close to services and transit. The application date for this proposal precedes work on the new OCP. Moving forward, properties in this land use designation will be encouraged to consider townhouse and other missing middle opportunities,” the report notes.
Recent provincial announcements require municipalities to amend their zoning bylaws to permit small-scale multi-unit housing on all single detached residential lots by June 30, 2024.
The report adds that once Delta's zoning bylaw is updated, it is possible that the owner could consider additional units on each of the proposed lots without further council's consideration.
A previous Delta staff report notes there are currently few areas that are designated for townhouses and other forms of ground-oriented housing. Those forms represent a "stepping down" or transition between higher and lower density forms. In most areas, OCP updates would be required to provide new opportunities for those housing types.
Meanwhile, council also recently discussed a staff report on Bill 16 - Housing Statute Amendment Act, containing a series of legislative changes including regarding site-level infrastructure.
To help local governments obtain the infrastructure needed as a result of new development, particularly in pre-zoned areas such as small-scale multi-unit housing areas, the proposed changes would grant local governments the authority to require infrastructure and road dedications as a condition of a building permit, rather than rezoning or subdivision.
