Moncton considers zoning change to allow 4-unit residential buildings across city
Change required for city to receive federal housing funds
Moncton council took the first step Monday to allow four-unit residential buildings across the city, a change it had committed to make to receive federal housing funds.
The bylaw, which passed first reading Monday, would affect all residential zones. It would enable slightly higher density in neighbourhoods that, under existing zoning, allow only one- or two-units of housing.
The bylaw also reduces restrictions for accessory dwelling units, such as basement suites or garden suites.
"The city is growing," Josh Davies, the city's manager of long range policy planning, told council
"And in order to accommodate that growth, we need to be flexible and we need to have approaches that will not be one-size-fits-all. There is no silver bullet. So the initiative that is before you tonight is something that is creative, but it is something that we firmly believe can work in new and existing neighbourhoods."
Bylaws to allow four-unit buildings as of right, or by default, have already been introduced in other cities such as Fredericton and Saint John. The change was a requirement as part of agreements made with the federal government for money from the Housing Accelerator Fund.
Moncton will get almost $15.6 million if it hits various targets, including the four-unit zoning change. It's being used to fund grants for non-profit housing construction, downtown development and other projects aimed at boosting the housing supply.
The proposed bylaw was introduced Monday after city staff held consultations with residents and builders.
Davies presented a series of visual examples to council showing how existing homes could be altered to add units under the proposed bylaw.
"That additional space may just be a bachelor apartment," Davies said. "It may be a one-bedroom. Depending on the size, it may be a two-bedroom.
"It's creating that supply and ultimately creating that choice. The housing choice for residents today is not on par with where it needs to be."
A city staff report to council says the intention is to increase flexibility to add housing but not "disrupt the existing character of established residential neighbourhoods."
The proposed bylaw would also allow four-unit buildings without dedicated on-site parking for residents if the property is within 400 metres of certain bus routes.
Davies said the idea is to give builders the choice to provide off-street parking if they're close to transit, making it easier to in-fill lots in existing neighbourhoods.
Several city councillors praised the proposed bylaw Monday.
"There's lots of checks and balances," Coun. Susan Edgett said. "The design is certainly of concern to people, and I think you've got that in control. So I really feel we can move forward with this in a positive way."
Coun. Charles Léger said he attended a consultation meeting and heard positive comments from residents but also "anxiety" about what the changes could mean.
Léger asked city staff about whether existing infrastructure, such as water and sewer lines, are sufficient for increased density in existing neighbourhoods.
Davies said it's something the city's engineering department considered and believes there is ample capacity.
Must follow building code
One councillor voiced concerns with the bylaw.
"I've got a lot of issues with it, I've got to be honest," Coun. Bryan Butler said, adding he heard from residents concerned about who would enforce building standards.
Davies said altering an existing building to add units would still require a building permit and following the building code.
City staff noted that building code requirement and renovation costs will likely limit the potential impact of the zoning changes they refer to as "gentle density."
"People ultimately have to decide, as well, if having additional dwelling units on their property is for them or not," Davies said.
"What we're moving forward is, if you are choosing to provide more of that gentle density on-site, that we have the design standards, and the controls in place in order for that to happen in a way that is not detrimental to those existing neighbourhoods."
The city's planning advisory committee will consider the bylaw on March 26. A public hearing has been scheduled for the April 22 city council meeting.
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