At their meeting on March 24th, Council received a memorandum from staff for information providing Council with an update on the implementation of small-scale multi-unit housing (SSMUH), specifically regarding an Engineering Capacity Study and establishment of a Development Permit Area (DPA). 

Engineering Capacity Study:  

The Engineering Capacity Study is in progress and a qualified professional has been engaged to update the Engineering Master Plans for water and sewer which will provide impacts and service upgrade requirements for future development including SSMUH. These plans are expected to be completed by the end of 2025. Consistent with Council’s June 10, 2024 direction, facilitation of any new service connections, extensions or upgrades for SSMUH is deferred until the review is complete.  

Accordingly, properties currently without existing water and/or sewer services will have their eligibility for SSMUH determined after the Master Plans confirm capacity or identify upgrade requirements. Other engineering requirements that may affect immediate eligibility for SSMUH include:  

• lots in areas identified as having insufficient fire protection water flow levels to support increased density which will be addressed in the Water Master Plan  

• lots included in servicing agreements that require connection to the City of Langley’s underground infrastructure (sanitary, storm, water) Where it is demonstrated by a qualified professional that existing services are adequate to service the proposed use and meet all of the eligibility criteria while not being affected by the above items, building permit applications for SSMUH can be received and processed immediately. 

Development Permit Area:  

A proposed SSMUH Form and Character DPA is nearing finalization of a recommended approach to advance to Council. Based on current DP practice for single family dwellings in the Willoughby Community Plan DP Area, proposed guidelines would be reviewed for compliance by a third-party qualified Design Consultant (e.g. Architect, Registered Building Designer) for consideration of acceptance by staff. In infill circumstances, a neighbourhood character study may be utilized as a tool to inform application of the guidelines for continuity of neighbourhood theme and character. This professional input approach would reduce time required for staff to review the application and make it possible for the proponent to submit a building permit application concurrently with a DP application, rather than after a consecutive DP process. Unless otherwise directed, staff will proceed with the professional input approach to the SSMUH DP guidelines and present the proposed DPA for Council’s consideration. 

Additional information can be found in the full  memorandum by Township staff. 

December 2, 2024

As mentioned in previous updates, on November 18th, Council adopted the proposed amendments to the Zoning Bylaw to comply with provincial regulations for small-scale multi-unit housing (SSMUH). Council also passed the following motion: that vehicular access to a lot must not be on an arterial road as identified in the master transportation plan or Official Community Plan. 

Additional information can be found in the  full report by Township staff. 

June 20, 2024

On June 10th, Council gave first, second and third reading to the Small-Scale Multi-Unit Housing (SSMUH) Bylaw amendments to align with Provincial Legislation. Additionally, Council deferred final adoption of the SSMUH Bylaw until the October 21st, 2024, Regular Council meeting.  

Council directed staff to proceed with the following recommendations:    

• Develop an Amenity Cost Charge (ACC) Bylaw to help fund the costs of amenities needed to adequately service the demands of small-scale multi-unit housing options;
• Develop a delegated Form and Character Development Permit Area for small-scale multi-unit housing options;
• Review and revise existing Development Permit Area designations and guidelines to address small-scale multi-unit housing;
• Complete a comprehensive review of water and sewer system capacity to determine thresholds and potential infrastructure impacts of small-scale multi-unit housing development, and that the facilitation of any new service connections or extensions for small-scale multi-unit housing are deferred until the review is complete;
• Report to Council with development lands within close proximity of 200 Street from 64 Avenue to 86 Avenue potentially suitable for pre-zoning comprising a potential of up to 7,500 units, with such pre-zonings to be completed prior to March 31, 2025, if so approved by Council to proceed.
• Report to Council on all development sites within the Urban Containment Boundary less than 1.0 acre potentially entitled to SSMUH approvals yet have designations for additional housing density well above 4 units per acre, and for these sites to be considered for pre-zoning, if so approved by Council to proceed; and  
• that no Building Permit(s) for SSMUHs be issued for any above referenced development sites until such time as Council has considered these sites within a report to Council and confirmed subsequent direction to staff.   

Additional information can be found in the full report by Township staff.