As mentioned in previous updates, on December 10, Council adopted amendments to Small-Scale Multi-Unit Housing (SSMUH) in the R1 District. The amendments respond to resident concerns regarding building height, massing, and parking while maintaining alignment with supporting family-sized and rental housing and introducing missing middle forms. 

More information can be found in the full report by City staff. 

November 11, 2025

As mentioned in previous updates, on October 28, Council gave First and Second Reading to proposed amendments to Small-Scale Multi-Unit Housing (SSMUH) in the R1 District. The proposed amendments to the Small-Scale Multi-Unit Housing (SSMUH) framework would significantly reduce the size and intensity of new developments in the R1 District. 

In the October 14 meeting, Council approved further amendments, including: 

• Maximum height of a principal building is limited to 3 stories including basement;
• Maximum height for a principal building is limited to 10 meters measured from the lower of the average front or rear elevation to the highest point of the roof;
• Maximum height for a rear building is limited to 2 stories;
• Rear building(s) limited to 33% of total permitted lot coverage;  
• For lots in excess of 748 m2, total permitted lot coverage for less than 3 units is reduced to 25%, and a height of 2.5 storeys;
• For lots less than 748 m2 in size, and with generate less than two principal dwellings, development shall be limited to a total lot coverage of 30%, and a height of 2.5 storeys; and
• Balconies are not permitted to project into required yards.  

In the October 28 meeting, Council passed a further motion proposing the following changes: 

• The height of a building is to be measured from the lower of the average front or rear elevation;
• The maximum height of a Small-Scale Multi-Unit building with a sloped roof is to be 10m to the mid-point of roof, and 9.5m for a flat roof measured to the highest point of the building;
• The maximum height of a Rear Principal Building with a sloped roof is to be 7.5m to the mid-point of the roof, and 7.0m for a flat roof measured to the highest point of the building; 
• For Small-Scale Multi-Unit lots greater than 567 m2 in area accommodating 1-2 units, a total coverage of 25%, a maximum impervious surface area of 60%, and a height of 2.5 shall be permitted;
• For Small-Scale Multi-Unit lots equal to or less than 567 m2 accommodating 1-2 units, a total coverage of 30%, a maximum impervious surface area of 60%, and a height of 2.5 *preys shall be permitted;
• For Small-Scale Multi-Unit lots of any size with 3-4 units a total coverage of 40%, a maximum impervious surface area of 60%, and height of 3 shall be permitted. 
• For Small-Scale Multi-Unit Ipts greater than 281 m2 in area with 5-6 units, a total coverage of 45%, a maximum impervious surface area of 70%, and height of 3 storeys shall be permitted.
• For Rowhouse lots less than 280 m2, with 3 units, a total coverage of 55%, a maximum impervious surface area of 70%, a height of 10m, and 3 storeys shall be permitted. 
• That a rear principle building on a Small-Scale Multi-Unit lot shall not exceed 33.3% (1/3) of the total permitted coverage for that lot. 
• That the street yard be provided at a minimum of 4.0m for Small-Scale Multi-Unit lot, and 3.0m for a Rowhouse lot.  

The motion to implement the following changes was referred back to staff for further discussion and review: 

• A minimum of one (1 ) parking space per unit is required; and
• No more than 4 units per parcel with a lot area less than 623 m2. 

More information can be found in the full report by City staff. 

October 14, 2025

On October 14, Council approved amendments to Small-Scale Multi-Unit Housing (SSMUH) in the R1 District. The amendments respond to resident concerns regarding building height, massing, and parking while maintaining alignment with supporting family-sized and rental housing and introducing missing middle forms. The proposed amendments to the Small-Scale Multi-Unit Housing (SSMUH) framework would significantly reduce the size and intensity of new developments in the R1 District. Overall, allowable building height would drop by 17% to 38%, and achievable floor area would fall by 33% to 45%, depending on whether units are contained within a single building or split between front and rear principal buildings. 

Key R1 District Changes: 

• Lot coverage reduced by 5%;
• Impervious surface limits lowered from 70% to 60% (for 4 units) and to 50% (for 1-3 units);
• Storeys reduced from 4 to 3 for most forms, and to 2 for rear principal buildings;
• Building heights reduced:
• 12 m to 11 m (rowhouses)
• 10 m to 8.5 m (1–6 unit dwellings)
• 7.5 m (rear buildings, all types)
• Lane yard setback increased from 1.2 m to 1.5 m;
• Rooftop patio height exemptions removed;
• Clarifications added for outdoor space access, heritage properties, and measurement standards; 

Parking Amendments: 

• Required parking increased from 0-0.5 spaces/unit to 0.67-1.0 spaces/unit, depending on housing type and unit count;
• For areas outside Frequent Transit Network and Transit-Oriented Areas: 1 space for the first unit + 0.5 spaces per additional unit (rounded up); and
• The report notes that the impact is limited, as Provincial legislation exempts ~57% of R1 lots within frequent transit areas from minimum parking requirements. 

During the meeting, Council added further amendments, including: 

• Maximum height of a principal building is limited to 3 stories including basement;
• Maximum height for a principal building is limited to 10 meters measured from the lower of the average front or rear elevation to the highest point of the roof;
• Maximum height for a rear building is limited to 2 stories;
• Rear building(s) limited to 33% of total permitted lot coverage;  
• For lots in excess of 748 m2, total permitted lot coverage for less than 3 units is reduced to 25%, and a height of 2.5 storeys;
• For lots less than 748 m2 in size, and with generate less than two principal dwellings, development shall be limited to a total lot coverage of 30%, and a height of 2.5 storeys; and
• Balconies are not permitted to project into required yards. 

A notice of motion was proposed, noting further potential amendments: 

• Front setback will be no less than the neighbouring property on each side;
• A minimum of one parking space per unit is required; and
• No more than 4 units per parcel with a lot area less than 623 m2. 

More information can be found in the full report by City staff. 

September 2, 2025

On August 26, Council directed staff to schedule a Committee of the Whole meeting to review the R1 District Bylaw. The review is proposed to include Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), and permit approval timelines, with the assessment informed by data and feedback collected over the past 14 months. The report noted that the review is an opportunity to strengthen collective understanding, address emerging challenges, and position the City for sustainable success in the years ahead. 

More information can be found in the proposed motion.