As mentioned in previous updates, on December 16th Council gave final adoption to the Official Community Plan Amendment Bylaw and Zoning Bylaw in order to align with Provincial Housing Legislation.  

Additional information can be found in the full report by City staff, OCP Bylaw, Zoning Bylaw and project webpage.  

December 9, 2025

At their meeting on December 9th, Council gave third reading to the Official Community Plan Amendment Bylaw and Zoning Bylaw in order to align with Provincial Housing Legislation. 

The following provides a snapshot of key updates included in the proposed OCP Bylaw:

• Secondary Transit Corridors: Introduces new ‘Secondary Transit Corridors’ connecting Highstreet and the hospital campus to the Primary Transit Corridor, guiding the prioritization of transit service with new housing, health services, and employment areas.
• Urban Centres: Increases height and development permissions in Urban Centres to support growth and housing along key transit routes.
• Mill Lake South Urban Centre: Establishes a new mixed-use Urban Centre between the hospital and Mill Lake Park to broaden housing options and provide complementary commercial uses near major amenities, transit, and health services.
• Townhouse & Apartment: Adds new townhouse and apartment areas near mixed use centres, south of the City Centre, and along major road corridors to increase housing supply and coordinate with transportation networks.
• Neighbourhood Centres: Expands development permissions in Neighbourhood Centres to support reinvestment in local shopping/service destinations and introduces new requirements for publicly accessible amenity/gathering space on larger sites.
• Small Scale Multi-Unit Housing (SSMUH): Provides more flexible SSMUH options tailored to existing neighbourhood contexts, and in response to Provincial legislation.
• Non-Market Housing: Creates new opportunities for non-market housing (e.g., seniors, low income) on place of worship sites and land designated Urban Area Manufactured Home Park.
• Gateway Commercial: Introduces a new ‘Gateway Commercial’ use that elevates design expectations for commercial development at city entry points and permits hotels up to 6 storeys.
• Truck Parking: Establishes a new Light Industrial land use designation to provide targeted commercial truck parking opportunities near Fraser Highway.
• Parks and Open Space: Updates parks mapping and policies to strengthen guidance for planning, integrating and acquiring new park space as the city grows.
• Policies Supporting Big Ideas: Adds and updates policies that support arts, culture, heritage, accessibility, climate resilience, and a strong local economy.
• Development Permit Guidelines: Updates Development Permit Area guidelines to refine regulations that support residential livability, manage the urban-natural area interface, and improve overall development implementation.

Proposed Zoning Bylaw Regulation updates closely coordinate with the OCP amendments, with examples of key changes provided below: 

• Definitions:  Updates/adds definitions to support implementation of SSMUH regulations, including a new definition for Impermeable Surface to regulate hard surfaces. Other updates exclude a portion of attached garage in the definition of Floor Area, Net.
• General Regulations:
  • Updates text to cross-reference new zone names
  • Adds new landscaping standards
  • Increases maximum size for secondary suites
  • Flags that housing in the ALR is subject to the ALC Act
  • Updates Density Bonus Eligibility Area to include Urban Centres, per the OCP.
• Parking: Harmonizes parking requirement for all townhouse development with 4 or fewer units at 1.5 stalls/unit. Adds parking requirements/regulations for commercial truck parking
• Small Scale Multi-Unit Housing Zones: Adds seven new zones to enable SSMUH, tailored to location and neighbourhood context. Background/rationale on the proposed SSMUH changes is provided in the October 7, 2025 Stage 3 – Engagement & Refinements report.
• New Zones: Adds new zones to implement key OCP designations:
  • Urban Centres
  • Neighbourhood Centres
  • Light Industrial (commercial truck parking).
• Zone Updates: Amends the following zones to align with updated OCP designations:
  • City Centre Residential Zone (RMC)
  • Regional Commercial Zone (CRZ)
  • City Centre Mixed Use Zone (CCM)
  • Historic Downtown Commercial Zone (C7)
  • Health Campus Zone (P8)

Additional information can be found in the full report by City staff, OCP Bylaw, Zoning Bylaw and project webpage.