COTW ATTACHMENT 11: Provincial Policy Manual & Site Standards - Part 4
Excerpts from the Provincial Site Standards guide for SSMUH implementation.
Part 4 – Site Standards
1. Purpose of these resources
To comply with the SSMUH legislation, local governments will be required to update their zoning bylaws by June 30, 2024, unless an extension is granted by the Minister of Housing. To support local governments with this process, a series of Site Standards have been prepared that provide technical specifications commonly found in zoning bylaws. These site standards set provincial expectations for how local governments enable financially viable SSMUH developments by providing flexibility for builders and developers. While local governments may need to make changes to the site standards based on local conditions, the Province expects they will be given full consideration for implementation.
Four site standards have been prepared based on the different SSMUH unit requirements set out in the legislation:
- Site Standards Package A sets out leading practices for jurisdictions and lots where either a secondary suite or accessory dwelling unit must be permitted in a single-family zone.
- Site Standards Package B sets out leading practices for jurisdictions and lots where three or four housing units must be permitted and lots are generally less than 1,215m²
- Site Standards Package C sets out leading practices for jurisdictions and single-family and duplex lots where four housing units must be permitted and lots are generally between 1,215m² – 4,050m²
- Site Standards Package D sets out leading practices for jurisdictions and lots where six housing units must be permitted within 400 metres from prescribed bus stops
All the Site Standards are designed to ensure alignment with the requirements of the SSMUH legislation, and additionally provide a starting point for zoning bylaw regulations for which local governments retain discretion.
Each Site Standard begins with a description of where the legislated requirement for a minimum number of housing units permitted may apply, followed by the objectives underlying the policy advice, and technical specifications for common parameters in zoning bylaws (e.g., height, setbacks). The zoning bylaw parameters are based on best and emerging practices where possible, experiences and outcomes from other jurisdictions, and SSMUH objectives.
These site standards were designed to enable viable Small Scale Multi-Unit Housing projects. There can be instances where the viability of a project may depend on varying a setback, lot coverage, or building height. For example, to build an accessory dwelling unit on a lot with rocky outcrops the distance to a lot line may need to be reduced, or to allow a third bedroom in a home, the lot coverage may need to be increased. In addition, there can be a need for variances to allow for creativity in built form, for example, green space/courtyard in the middle of the lot. Local governments are encouraged to support variances for SSMUH related developments and where possible, delegate minor decisions to staff to expedite the process. It is recognized that there can be trade-offs when considering variances in terms of stormwater management, tree retention and on-site parking while still maintaining sufficient distance from property lines and between buildings for fire safety reasons, per the BC Building Code.
The content in the Site Standards should be interpreted as non-binding policy guidance. Users of this Policy Manual should seek legal advice as necessary.
2. Site standards package A
2.1 Where should it apply?
This group of zoning bylaw regulations is intended for lots in Restricted Zones that are required to permit a secondary suite and/or an accessory dwelling unit in addition to the principal residence. Lots and jurisdictions to which this requirement applies include:
- the lands within a regional electoral area that are not identified in an urban containment boundary established by a regional growth strategy or that are wholly outside of the boundary,
- the portions of municipalities or municipalities that are wholly outside of urban containment boundaries, and
- municipalities with populations less than 5,000 that do not have urban containment boundaries.
There is no size limit for the lots to which the requirement for a secondary suite and/or accessory dwelling unit applies. (To mitigate risks related to groundwater contamination, only secondary suites, not accessory dwelling units, should be permitted on properties less than one hectare in size that are not serviced by sewer systems operated by a local government).
Lands in the Agricultural Land Reserve that are zoned for single-family use must also permit secondary suites and/or an accessory dwelling unit, subject to the 2021 changes to the Agricultural Land Commission Act and Agricultural Land Reserve Use Regulation. Further information can be found at: Housing in the ALR.
2.2 Objectives
The objectives of the benchmark zoning bylaw regulations in Table 5 include:
- recognizing and maintaining consistency with the rural and semi-rural characteristics of the lots and jurisdictions to which they will apply,
- discouraging and mitigating the impacts of sprawl, and
- providing flexibility on the lot for various building forms and configurations.
Table 5: Recommended zoning regulations for lots requiring a minimum of 2 units
| Zoning Bylaw Parameter | Recommended Benchmark Regulation | Considerations |
|---|---|---|
| Front Lot Line Setback | Minimum of 5 – 6 metres | This front lot line setback maintains some consistency with conditions in most rural and semi-rural areas. |
| Rear Lot Line Setback | Minimum of 6 metres for principal buildings Minimum of 1.5 metres for ADUs |
|
| Side Lot Line Setbacks | Minimum of 1.2 metres | This minimum requirement will enable flexibility for a large range of lot sizes, configurations, and building types. Larger distances from property lines are likely to be used by builders or developers to meet BC Building Code requirements for combustible buildings, and to accommodate drive aisles to back of the property (if used). |
| Maximum Height | Maximum building height of 11 metres to the mid-point of a pitched roof or highest point of a flat roof on principal buildings At least 8 metres for accessory dwelling units |
A universal height limit that permits three stories regardless of the method of measurement, site gradient, or roof style is recommended to help improve the viability and diversity of SSMUH housing forms. |
| Maximum Number of Storeys | 3 storeys for principal dwellings 2 storeys for accessory dwelling units |
In smaller lot settings, permitting 3 stories may reduce the loss of trees, green space, or farmland. In larger lot settings, large distances between adjacent dwellings mitigate relative height and privacy concerns. |
| Maximum Lot Coverage | 25-40% | Relatively low lot coverages will help limit the size and cost of new units on large lots. 25% may be appropriate for large lots and up to 40% for smaller lots. |
| Off-Street Parking Requirements | One space per dwelling unit |
3. Site standards package B
3.1 Where should it apply?
This suite of zoning bylaw regulations is intended for lots in Restricted Zones that are required to permit three or four units and are typically sized single-family and duplex lots that are generally less than 1,215 m² in size. This number may vary depending on typical lot sizes in communities. An appropriate threshold should be identified at which larger setbacks and lower lot coverage limits would apply, with the objective of providing an upper limit on the size of new units to improve their affordability, while ensuring three- to four-bedroom units that could accommodate families are still possible.
SSMUH requirements specify that lots less than 280 m² must be permitted to have at least 3 housing units, while those equal to or greater than 280 m² must be permitted to have at least 4 units. The recommended zoning regulations below are appropriate for lots on which either 3 or 4 housing units are permitted.
3.2 Objectives
The objectives of the recommended zoning bylaw regulations in Table 6 include:
- improving the economic and spatial viability of establishing new units on typically sized single family and duplex lots to contributed to increased housing supply and affordability;
- contributing to street, neighbourhood and urban vibrancy through smaller front yard setbacks;
- maintaining adequate pervious surfaces to reduce impacts on stormwater services and water resources, Increase opportunities for tree retention and planning, and improve onsite livability for residents;
- reducing sprawl, auto-dependency, greenhouse gas emissions from transportation, and improving the viability of transit through gentle dentification in existing neighbourhoods; and
- providing flexibility on lots for various building forms and configurations, which will contribute to a greater diversity of housing types and improved project viability.
Table 6: Recommended zoning regulations for lots requiring a minimum of 3 or 4 units that are less than 1,215m² in size
| Zoning Bylaw Parameter | Recommended Benchmark Regulation | Considerations |
|---|---|---|
| Front Lot Line Setback | Minimum of 2 metres | A front lot line setback of 4-6 metres may be warranted if there are no sidewalks or public boulevards for trees, or to accommodate stormwater infrastructure or future road or right-of-way dedications. |
| Rear Lot Line Setback | Minimum of 1.5 metres for ADUs or main buildings | Actual rear lot line setbacks will approximate 5 meters if parking in rear is required due to parking requirements and lot configuration. |
| Side Lot Line Setbacks | Minimum of 1.2 metres | Actual side setbacks will approximate 3 meters if parking in rear is required due to parking requirements and lot configuration. |
| Maximum Height | Maximum building height of 11 metres to the mid-point of a pitched roof or highest point of a flat roof | A universal height limit that permits three stories regardless of the method of measurement, site gradient, or roof style is recommended to help improve the viability and diversity of SSMUH housing forms. |
| Maximum Number of Storeys | 3 | |
| Maximum Lot Coverage | 50% | Onsite parking requirements will contribute significantly to impervious surface coverage on lots. Impervious coverages exceeding 60% may require on-site stormwater retention and/or treatment. |
| Off-Street Parking Requirements | Maximum 0.5 space/unit if lot is within 800 m of transit stop with a bus at a minimum frequency of every 15 minutes (measured between 7am – 7pm) Maximum 1 space/unit otherwise |
Other factors that could be used to set parking requirements include proximity to services (e.g., designated village or town centres), walk scores, and the availability of on-street or other parking alternatives. Higher maximum parking requirements (e.g., 1.5 spaces/unit) may be appropriate in smaller communities with no or limited public transportation, or for example, where on-street parking is impractical due to snow removal requirements. |
4. Site standards package C
4.1 Where should it apply?
This suite of zoning bylaw regulations is intended for lots in Restricted Zones that are required to permit four units and are large lots generally greater than 1,215 m² in size and smaller than 4,050 m². This lot size may vary depending on typical lot sizes in communities. An appropriate threshold should be identified at which larger setbacks and lower lot coverage limits would apply, with the objective of providing an upper limit on the size of new units to improve their affordability, while ensuring three- to four-bedroom units that could accommodate families are still possible. Lots equal to or greater than 4,050 m² are exempt from the requirements to permit a minimum of 3 or 4 units due to their potential for subdivision and higher densities in urban and sub-urban contexts. Lots identified as being in a Transit Oriented Area are also exempt from SSMUH requirements. (See Part 2, Section 8.3.)
4.2 Objectives
The objectives of the recommended zoning bylaw regulations in Table 7 include:
- improving the economic and spatial viability of establishing new units on large single-family and duplex lots to contributed to increased housing supply;
- enabling appropriate family-sized units whilst limiting the creation of unnecessarily large units that will not contribute to improved housing affordability;
- maintaining adequate pervious surfaces to reduce impacts on stormwater services and water resources, increase opportunities for tree retention and planning, and improve onsite livability for residents;
- recognizing and maintaining the semi-rural nature of neighbourhoods with large lots and the potential for significant public tree canopy in these areas by maintaining front yard setbacks consistent with current conditions;
- reducing sprawl, auto-dependency, greenhouse gas emissions from transportation, and improving the viability of transit through gentle dentification in existing neighbourhoods; and
- providing flexibility on lots for various building forms and configurations, which will contributed to a greater diversity of housing types and improved project viability.
Table 7: Recommended zoning regulations for lots requiring a minimum of 4 units and are more than 1,215 m² in size
| Zoning Bylaw Parameter | Recommended Benchmark Regulation | Considerations |
|---|---|---|
| Front Lot Line Setback | Minimum of 4-6 metres | |
| Rear Lot Line Setback | Minimum of 6 metres for main buildings Minimum of 1.5 metres for ADUs |
|
| Side Lot Line Setbacks | Combined minimum setback for side-yards of 3 metres | Combined side-yard setback minimums (rather than individual side yard minimums) increase flexibility to respond to site conditions, and better support use of side yards for exterior living space. Minimum distances of 1.2 – 1.5 metres from property lines may be required for building code considerations (depending on combustibility). If parking is at the rear, setbacks of approximately 3 to 4 meters will be required on the side used for vehicular access. |
| Maximum Height | Maximum building height of 11 metres to the mid-point of a pitched roof or highest point of a flat roof | Depending on how height is measured by a local government, heights greater than 11 meters may be required on sloped sites to achieve 3 storeys. |
| Maximum Number of Storeys | 3 | |
| Maximum Lot Coverage | 40% | Off-street parking requirements will increase impervious surface coverage significantly. |
| Off-Street Parking Requirements | Maximum 0.5 space/unit if lot is within 800 m of transit stop with a bus at a minimum frequency of every 15 minutes (measured between 7am – 7pm) Maximum 1 space/unit otherwise |
Other factors to set parking requirements could include proximity to services (e.g. town centres), walk scores, and the availability of on-street or other parking alternatives. Higher maximum parking requirements (e.g., 1.5 spaces/unit) may be appropriate in smaller communities with no or limited public transportation, or for example, where on-street parking is impractical due to snow removal requirements. |
5. Site standards package D
5.1 Where should it apply?
This group of zoning bylaw regulations is intended for lots in Restricted Zones that are required to permit a minimum of six units. This requirement will apply to parcels that meet all of these criteria:
- are wholly or partly within 400m of a prescribed bus stop;
- are at least 281 m² or greater in area; and
- are within a municipality with a population of 5,000 or greater
Lots equal to or greater than 4,050 m² are exempt these requirements due to their potential for subdivision. Lots identified as being in a Transit Oriented Area are also exempt from the requirements (see Part 2, Section 8.3 of this manual).
There are two legislative provisions that apply only to these lots and not the other densities that must be permitted under SSMUH zoning:
- local governments are not permitted to set parking requirements in relation to residential uses for lots that meet the above conditions, and
- local governments may set a conditional density requirement for one of the six units relating to the provision of affordable and special needs housing and/or that the owner enter into a housing agreement prior to the issuance of a building permit.
5.2 Objectives
The objectives of the recommended zoning bylaw regulations in Table 8 include:
- improving the economic and spatial viability of establishing a minimum of six units on single family and duplex lots to contributed to increased housing supply and affordability;
- contributing to street, neighbourhood and urban vibrancy through smaller front yard setbacks,
- situating new units of housing near existing transit services to reduce auto-dependency and greenhouse gas emissions from transportation, as well as improve the near- and long-term viability of transit services; and
- providing maximum flexibility on lots for various building forms and configurations, which will contributed to a greater diversity of housing types.
Table 8: Recommended zoning regulations for lots requiring a minimum of 6 units
| Zoning Bylaw Parameter | Recommended Benchmark Regulation | Considerations |
|---|---|---|
| Front Lot Line Setback | Minimum of 2 metres | A front setback of 4-6 metres may be warranted if there are no sidewalks or public boulevards for trees, or to accommodate stormwater infrastructure or future road or right-of-way dedications. |
| Rear Lot Line Setback | Minimum 1.5m | |
| Side Lot Line Setbacks | Minimum of 0 -1.2 metres | Zero side lot line setbacks are appropriate in urban settings to achieve row housing typologies, which will help improve urban/street vibrancy, and are viable spatially due to the absence of on-site parking. Side lot setbacks approximating 2.5m may be required for combustible buildings. |
| Maximum Height | Maximum building height of 11 metres to the mid-point of a pitched roof or to the highest point of a flat roof | Depending on how building height is measured by a local government, heights greater than 11 meters may be required on sloped sites to achieve 3 storeys. |
| Maximum Number of Storeys | 3 | On small lots, four storeys may be required to achieve a minimum of six liable units. |
| Maximum Lot Coverage | 60% | On-site stormwater retention and/or treatment may be required. A higher lot coverage limit (e.g., 70%) may be required on small lots to achieve a sufficiently large buildable area; however, increasing height limits may be a preferable solution to maintain site permeability. |
| Off-Street Parking Requirements | 0 | Local governments are not permitted to set off-street parking requirements in relation to residential uses. |