Provincial regulations to bring denser housing developments near major public transportation hubs are starting to take shape, with the City of Nanaimo working on fitting the new regulations into its city plans. (File photo/NanaimoNewsNOW)

By Jordan Davidson

provincial housing rules

City of Nanaimo prepares for transit hub housing densification push

Mar 26, 2024 | 4:41 PM

NANAIMO — Officials in Nanaimo are working on implementing the provincial plan to increase available housing density near transit exchange areas.

Passed on Nov. 30 bill 47 requires municipalities to develop bylaws related to transit-oriented areas (TOA), to permit housing developments which meet the minimum provincial standard for height and density, all within walking distance from major public transit hubs.

Speaking at the March 25 governance and priorities committee meeting, the City of Nanamo’s manager of community planning Lisa Brinkman said the TOAs outlined provincially for Nanaimo generally align with their current development plans.

“Rezoning application(s) will still be required, so that’s the opportunity for staff to negotiate with the landowner and work with them to ensure there is servicing to that site, to ensure the form and character and all the different things, we have that ability to negotiate still. It’s just the height and density that we can’t negotiate for.”

Brinkman doesn’t believe these changes will impact the number of development permits received for the designated TOA areas.

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Three areas in Nanaimo have been designated as TOAs, located around Woodgrove Centre, Country Club Centre, and VIU, as they meet the provincial requirement of being within the 400-metre radius of the centre point of a bus exchange.

The new provincial TOA regulations require the building height to be between three and 10 storeys, with a floor area ratio (FAR) between one and 3.5.

For example, if a 1,000-square-foot lot has a FAR of two, a developer would be able to construct a building which covers as much as 2,000 square feet, meaning a two-storey building.

Local municipalities still have the power to establish heights or densities above those provincial requirements.

Map showing the TAO area around Woodgrove Centre’s bus exchange in Nanaimo’s north end. (City of Nanaimo)

Brinkman said while Nanaimo “faired fairly well” with the three provincially designated TOAs, there are issues which will need to be addressed.

For example, plans are in the works to relocate bus exchanges within the Woodgrove and Country Club TAOs, which would require an update to the 400-meter catchment area.

The Woodgrove TAO also contains land within the District of Lantzville and is bisected by the Nanaimo Parkway, while the Country Club TOA encompasses a section of Long Lake.

No changes are planned for the VIU bus exchange, but the TOA covers land owned by the federal government and Snuneymuxw First Nation, areas exempt from TOA regulations.

When asked why the downtown bus exchange was not included, community planner Kasia Biegun said they asked the province for clarification about their TOA selection process, but have yet to receive a response.

“We were informed, however, that should the province choose to create a new TOA, we will be informed, as will the RDN and it won’t be an overnight change. It is anticipated that there will be time for staff and council and the public to understand the implications of it, at least that’s the information we’ve been provided during the webinar we’ve attended.”

The committee unanimously approved the recommendation for city staff to prepare a TOA designation bylaw and return to Council with it in May. Information about these changes will all be made available to residents.

Municipalities have until June 30 to comply with the TOA legislative requirements, which include amending the minimum off-street parking requirements to be determined by need and demand, except for disabled parking.

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jordan@nanaimonewsnow.com

On Twitter: @JordanDHeyNow