Now that approval of Delta’s new Official Community Plan (OCP) has been finalized, as well as provincially required zoning amendments to allow small-scale, multi-unit housing on single-family lots, it remains to be seen if simple two-lot subdivisions will no longer be the norm.
Council recently granted preliminary approval for a pair of rezonings and two-lot subdivisions including an application for a 10,032-square-foot property in the 11200-block of 88 Avenue in North Delta, which contains a house that will be demolished to make way for two new houses.
The other subdivision will see a 15,166-square-foot lot in the 4800-block of 5 Avenue split into two with an existing dwelling to be retained on one of the lots and a new single-detached house on the new lot.
In both cases, according to the planning department, the OCP designation for the sites is Small Scale Residential (SSR). The purpose of the designation is to enhance residential neighbourhoods and provide gentle density housing option.
The current zoning of the 88 Avenue property is Duplex/Single Detached Residential 3 (RD3), intended for single-detached and duplex dwellings as well as accessory dwelling units.
A report to council notes the application for the small lot subdivision was in process prior to the implementation of the provincial small-scale multi-unit (SSMUH) regulations, which permit four units on the majority of single-detached and duplex zoned lots in Delta. SSMUH is intended to speed up approval of multiple units on existing lots by using the building permit application process to replace the need for rezoning or subdivision applications.
Staff reviewed SSMUH options for the property with the applicant, however, the applicant chose to proceed with their proposal. The applicant could build a total of eight units combined on both lots without further consideration by council.
Going forward, staff intend to review small lot subdivision regulations to determine appropriate minimum lot dimensions for residential subdivisions with the new SSMUH regulations, the report adds.
The 5 Avenue property is zoned Single Detached Residential 4 (RS4). The RS4 Zone is intended for single- detached houses. That application was also in process prior to the implementation of SSMUH regulations, but the applicant also chose to proceed with their original application.
The owners could also build additional units on each of the proposed lots, having up to a total of eight units. The proposed lot configuration of the new second lot could also allow for future subdivision.
A public hearing can’t be held for either application because they adhere to the OCP.
The planning department also notes that Delta is under a Provincial Housing Target Order and should the applications get final approval, the new net units would contribute towards achieving the required 3,607 units.
However, occupancy must be achieved prior to Sept. 30, 2028, in order to be counted toward the target order.
That detail has been a source of contention for Delta council, which has been at odds with Housing Minister Ravi Kahlon over a recent provincial progress report which concluded the city is not making good enough progress toward the housing target.
Mayor George Harvie told the Optimist that relying on developers to complete approved projects quickly and then only counting the occupancy permits as a net new unit doesn’t accurately convey the story what his city has done to encourage more development.
Kahlon countered that while there are challenges, communities with housing targets that have been reported to making good progress, including the cities of Victoria and Port Moody, are meeting their goals using the same measure.
He also noted that while Delta approved the zoning amendment for small-scale housing on lots, they are far too restrictive compared to the province’s suggested guidelines.
Kahlon last week announced a third set of municipalities that have been given housing targets.
Like Delta, the municipalities will be evaluated after six months, then every year, on their progress toward achieving the targets
