Higher density builds will become easier to approve and more common in Nanaimo due to changes in zoning bylaws being mandated by the province. (Ian Holmes/NanaimoNewsNOW)

By Alex Rawnsley

provincial legislation

‘Being pushed down this path:’ Nanaimo council re-zoning thousands of properties for higher density

May 7, 2024 | 4:02 PM

NANAIMO — In a bid to comply with new provincial legislation, the City is preparing to make sweeping changes to its property zoning.

The zoning changes, centred around three new residential designations, are linked to a provincial mandate for increased density and are poised to affect nearly 25,000 properties in every area of Nanaimo.

City director of development approvals Jeremy Holm said while changes at street level will be likely gradual, it’s a sizeable adjustment to development moving forward.

“It is definitely a shift and not to downplay it, this is the biggest change in local government land use approvals and the patterns of community growth at the neighbourhood level in decades. It’s impactful, but I do think it’ll be incremental and over time.”

Through new zoning bylaws which are due to return to Council by the end of May, most properties in Nanaimo will fall into an R5 zoning, allowing for three to five units on a single lot.

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Exceptions to this include areas in the Old City Quarter and properties along corridor routes in Nanaimo.

Both of those will have their own zoning, R14 and CORR1 respectively, to address allowable density, building height and floor space.

A map of Nanaimo showing approximate locations of new zoning, with a majority of Nanaimo properties falling under R5. (City of Nanaimo)

Holm told councillors some areas of the City will notice changes more than others.

“I think it’ll be a little more incremental in many areas than some areas we may see where there’s older housing stock on larger lots. In many areas, especially areas with newer homes, it may not be [as noticeable]. We have allowed secondary suites for decades here in addition to suites in accessory dwelling units.”

City planner Caleb Horn outlined the proposed changes, which councillors supported unanimously, albeit a little reluctantly, at their Council meeting on Monday, May 6.

Horn said under the R5 zoning, different configurations would be permitted to achieve the desired three-to-five units per lot should a property be redeveloped.

“The limit of two principle buildings on a lot in the R5 zone, which would be to have most efficient use of space on these lots rather than having four detached houses…we felt the limit of two principle buildings would be the most efficient sighting on these properties.”

It means a lot could have a primary building, with or without a basement suite, and a detached carriage house. However, proposals with a primary home and two detached buildings would not be permitted.

“There are some new building forms here that we don’t currently permit…a single residential dwelling with secondary suite and detached suite,” Horn added. “We don’t currently allow both on a lot anywhere in the City.”

City bylaws would also restrict secondary suites on lots where there are already three or four units established, such as townhouses.

An overview of the property configurations which either are currently, or would be allowed under the zoning changes, along with those which would not be permitted. (City of Nanaimo)

Horn also said just because a property is zoned for higher density, doesn’t automatically mean it will become home to townhouses or apartments.

Requirements must still be met regarding fire safety, underground infrastructure capacity and ability for City services, such as garbage collection, to operate.

Coun. Ian Thorpe said these were “significant and major changes” for Nanaimo.

“It’s important that the public understands that we’re being pushed down this path, and I totally understand the City was looking already at strategies at increasing density and I’m fine with that. I’m not comfortable with some of these changes that are being pushed upon us.”

Staff noted many of the changes outlined in the new provincial legislation align with the previously adopted City Plan, however Holm said the province was a “little less contextural and more indiscriminate” in its blanket zoning approach.

Council are due to begin review of the specific bylaws on May 27, ahead of final adoption in mid-June.

Municipalities are mandated to adopt relevant bylaws to meet provincial standards by June 30.

The City of Nanaimo was among 20 new communities recently added to the province’s list of local government’s behind B.C. government housing targets under its Housing Supply Act.

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