Infill Housing and Single Family Residential

Updated June 3, 2024

What is changing?

The City is making changes to Salmon Arm Zoning Bylaw 2303, to put into effect the increases in density that the Province of BC has mandated via the Local Government Act on all residential lands zoned for one and two family dwelling use.  The change: most residential properties within the urban containment boundary AND serviced by both City water and sewer will be allowed to have up to four (4) dwelling units under the umbrella of “Small-scale Multi-unit Housing” (SSMUH).  This process is anticipated to be complete by June 30th of 2024.
                                                 Stay tuned: click on the links below for updated information as the process proceeds.

For answers to general questions about the zoning changes go to this short FAQ sheet: FAQ sheet.

What does the zoning of Salmon Arm residential properties permit now?

At present, and until the Zoning Bylaw is amended, nothing has changed thus R-1 properties continue to allow one single family dwelling only. The R-2 zone allows a duplex and the R-8 allows a principal dwelling and either a suite or an accessory detached dwelling on the parcel.

When the Zoning Bylaw is complete (June 30th, 2024) property owners can then determine the detailed zoning regulations that will apply to their property. A building permit and in some cases development permit as well as registration under the Homeowners Protection Act may also be required.

How do I apply for the Province’s Secondary Suite Incentive Program?

Go to the link below for all the info on how to apply to the Province under this program. The City of Salmon Arm is involved only to the extent of a zoning check and building permit administration.

Note that to qualify for this program, Salmon Arm under the Vernon catchment for the limit in a property’s assessed value and for the cap in monthly rent that may be charged. For Salmon Arm year 2024 and 2025, this is set at $1145 for a studio/1 bdrm and $1400 for 2 or more bedrooms. https://www.bchousing.org/housing-assistance/secondary-suite

For the history of Council reports regarding these changes, in order as they are put before Council:

Development Procedures Bylaw No. 4640

Bylaw 4640 replaces several exiting short bylaws and parts of bylaws.It establishes how development applications are processed and delegates specific but limited permits to expedite the process.

Zoning Bylaw General Regulations & the R-10 – Residential Zone Bylaw No. 4653

Bylaw 4653 adds and revises several definitions related to the mandated housing and density changes. It replaces three existing zones: R-1, R2 and R-8 with a new “R-10 Residential Zone” and - in effect - rezones all these properties to R-10. This new zone enables additional secondary suites and accessory dwelling units (ADUs) based upon parcel area and imposes setbacks, heights, parcel coverage and permeability.

Zones Changes for R-3, R-7 and R-9 Zones proposed under Bylaw No. 4655

Bylaw 4655 replaces the following three single family residential zones:
R3 – Waterfront Residential     to    R13 – Lakeshore Residential
R7 – Large Lot Single Family Residential     to    R17 – Large Parcel Residential
R9 - Estate Residential      to    R19 – Estate Residential
These Zones are proposed to increase in permitted residential density to two dwelling units in the R-13 and R-19 and to four in the R-17. While there is no area limit to dwellings, there are existing and new provisions to limit parcel coverage and require permeable surfaces - as well, setbacks and height restrictions continue to be regulated.

Zones Changes for A-1, A-2, and A-3 Zones proposed under Bylaw No. 4656

All three A Zones will now allow two dwelling units outright, a principal dwelling and either a secondary suite OR a rural accessory dwelling unit.  While this has been the case conditionally – for example to provide care for a relative or for farm help – if passed by Council, this would now be allowed universally.
NOTE: the floor areas of both the principal (500m2) and an accessory unit (90m2) are proposed to continue to be limited in all A Zones; however, the details of how this is calculated differ between the City Zoning Bylaw definition of gross floor area and the definition set out by the ALC for all ALR lands. The principal dwelling or the rural accessory dwelling unit may be site-built or pre-manufactured homes certified pursuant to Z-240 or A-277.

R-4: Medium Density Residential Zone changes proposed under Bylaw No. 4659

The R-4 Zone is proposed to decouple multi-family (attached units such as rowhouses, duplex/triplex, etc.) from detached single family homes. The R-4 Zone and the majority of lands currently zoned R-4 will shift to one of two new zones: R-14 or R-11.

R-14 – Compact/Strata Multi-Family Residential Zone shall apply to approx. 90 parcels and shall be a multi-family zone permitting townhouses, triplexes, duplexes and similar ground-oriented attached housing. The R-4 required parcel size, permitted building height, conditional density and amenity options, and finally, most required setbacks are proposed to transfer to the new R-14 Zone.  The majority of current vacant parcels and large properties with multi-family development potential shall carry from R-4 to the R-14 Zone.

R-11 – Existing Single Family Residential Zone shall apply to approx. 33 parcels, the majority being existing detached single family strata developments along internal strata roads; whereby, the R-11 will enable secondary suites so as to comply with provincial legislation.

Additionally, a small number of parcels shall be rezoned to P1- Park and Institution and the new R-10 Residential Zone for OCP and property attribute consistency.

See Bylaw 4658 schedules to determine what land/parcel is shifting to what zone.

OCP Design Guidelines for Infill Residential Development Permit Area (DPA) Bylaw No. 4654

Bylaw 4654 adds a new DPA that relates to housing and density changes in zoning. It sets form and character guidelines and policies for the streetscape/context, site planning, architectural design, and safe access for all cases where three or four buildings accommodate dwelling units on a single residential property.

How does Small-scale Multi-unit Housing fit into the City of Salmon Arm context?

Looking at City zoning for single family residential use, over 3,660 properties are currently zoned R-1. This is the majority of lands within the Urban Containment Boundary or UCB.

The existing R-1 as well as R-2, R-3, R-4, R-7, R-8, and R-9, as revised or combined and renamed, will allow more density; however, the number of additional units is limited by a number of factors including: topography, geo-hazards, parcel configuration and size, floodplain/ riparian, utility capacity, etc. As well, the Zoning Bylaw will continue to regulate building height, setbacks to property lines, and the limit in parcel coverage by buildings. We are also proposing to limit how much of a residential parcel can be covered with impermeable or “hard” surfaces such as concrete, asphalt, and non-green roofs. 

To view videos of the presentations at Council meetings and Council deliberations on these changes:

What about the in-progress Official Community Plan (OCP) update?

Since a critical function of any OCP is to estimate future growth and housing demand and to allocate adequate land to meet that demand, the SSMUH changes in density will play a critical part the OCP updates.  Follow the link to find out more information about the OCP Review.

How does this fit into the BC context?

The requirement to allow increased density is just one part of a framework of changes and programs. Follow the link for information about the Province's "Homes for People" initiatives.