The City has wrapped up the activities to gather your feedback on the direction of a new Official Community Plan (OCP). We had conversations with nearly 1,200 residents at the open houses and have answered hundreds of questions which are available at letstalk.delta.ca/housingourfuture – here are the Top Ten we heard from you.
1. Don’t we have enough development in the works to meet the Provincial Housing Target Order?
The order is based on occupancy permits of net new units and not building permits or development proposals that may take years to advance. The City is required to provide progress reports to the Province on the number of net new units and measures taken towards achieving the target, and will share this information with the public on our website and through reports to Council.
2. Shouldn’t we plan for infrastructure now and build it before we grow?
The City has made investments in infrastructure and will continue to plan for future needs. The sequence for community planning begins with the OCP which identifies where the City will grow. With the direction provided in the OCP, the City can develop more detailed plans for services to support growth in those areas. Growth of infrastructure happens over time as additional servicing is required.
3. Can we take more time to update the OCP?
The City’s current OCP is outdated and does not provide the land use framework necessary for Delta to meet its housing needs. This update focuses on the changes needed to allow for more housing required by the Provincial Housing Target Order. It also offers an opportunity for efficiency by satisfying the Provincial requirement from the Housing Supply Act for updating the OCP. The OCP is a living document and updates will be introduced as needs arise.
4. How can we meet the need for services – education, health care, and transit – today and as we grow?
These concerns are shared by communities across B.C. and are the Provincial Government’s responsibility to provide and plan for. The City has engaged with Delta School District, Fraser Health, and TransLink to ensure they are aware of our plans for growth.
5. How will we ensure this housing will be affordable?
The updated OCP will enable a variety of housing types including accessory dwelling units, small-scale multi-unit housing, townhouses and other forms, with increased densities in the urban centres and major corridors. Increased housing diversity will help provide opportunities for families to obtain housing units. The proposed OCP also provides a policy framework to support other municipal and provincial initiatives related to affordable housing, including gaining affordable units through new development.
6. Can’t we meet the housing targets without high-rises?
The density provided by high-rise buildings allows the City and the Province to focus investments in infrastructure in a few key locations. This is a more cost-effective and achievable approach than spreading density across a large area. It is far more environmentally-friendly to concentrate development and services in denser forms because it helps to reduce greenhouse gas emissions from vehicle travel and helps to preserve important natural and agricultural areas by reducing urban sprawl.
7. Why do the proposed land use maps allow for far more development than the order requires?
The land use map shows areas where different types of development can occur. Whether or not a project comes forward in those locations depends on if there is a market for it. All of these areas will not develop at the same time and some may not develop at all. It is important to remember that development occurs incrementally over time; a single project can take many years to build out.
8. With these changes, will the public still have a say in proposed developments?
Residents will still have the opportunity to engage in public consultation for major development rezoning applications, as is the case today. Consistent with our current practices, major development applications will undergo community consultation where public feedback will be sought.
9. What is being done to protect adjacent properties from being affected by development?
Enabling more diverse housing types will lead to some gradual changes in Delta neighbourhoods and the City will continue to work with applicants to reduce the potential impacts on adjacent properties. As much as possible, the draft maps have considered transitions between taller and shorter building forms. It is important to remember that development occurs gradually.
10. Will I have to move if my property land use designation is changing?
No. There are no requirements for residents to move or make any changes to their properties as a result of the updated OCP. The purpose of the new land use designations is to define how the land can be used if there is interest in a development.
Visit letstalk.delta.ca/HousingOurFuture for more information.
Contact us at 604-946-3380 or email DeltaOCPUpdate@delta.ca.