Overcoming Obstacles to Upzoning in Greater Victoria: Infrastructure and Building Code Challenges
As housing demand continues to grow in Greater Victoria, upzoning has emerged as a key strategy to increase density and make better use of urban spaces. Earlier this year, the Province of British Columbia mandated municipalities to amend zoning bylaws, allowing up to four dwellings on most single-family home lots. This policy aims to address the housing shortage and foster vibrant, connected communities. However, despite its promise, two major challenges often hinder homeowners and developers from fully capitalizing on upzoning opportunities: infrastructure and servicing limitations and the difficulties of bringing existing homes up to current BC Building Code standards.
1. Infrastructure and Servicing Constraints
One of the most significant hurdles to increasing housing density is the strain it places on existing infrastructure. Many neighborhoods in Greater Victoria were originally developed for low-density housing, meaning their water supply, sewage systems, roads, and public services may not be equipped to handle the increased demands that come with higher occupancy.
The Challenge
When properties are upzoned to accommodate additional housing units—be it secondary suites, townhomes, or small multi-family developments—the capacity of essential services often becomes a limiting factor. For instance:
- Outdated sewage systems may require costly upgrades.
- Water lines might need expansion to support increased demand.
- Roads and transportation infrastructure may need to be adjusted to account for greater usage.
Municipalities may not always be prepared to fund or implement these infrastructure upgrades in a timely manner. When this occurs, the burden of upgrading essential services often falls to developers. This can significantly increase project costs, delay development timelines, or even halt projects entirely if the municipality requires the upgrades to be completed before granting approvals.
2. Compliance with the BC Building Code for Existing Homes
The second major obstacle lies in the technical and financial challenges of upgrading older homes to meet current British Columbia Building Code standards. While upzoning provides the opportunity to increase density by creating new units within existing structures or adding detached units, compliance with the code often necessitates extensive renovations.
The Challenge
Homes built in earlier decades rarely meet today’s building code requirements, which emphasize:
- Safety and fire protection (e.g., fire-rated walls, ceilings, and separations).
- Energy efficiency (e.g., insulation, HVAC systems, and modern windows).
- Plumbing and electrical standards for safety and functionality.
- Accessibility to ensure spaces are usable by a wider range of individuals.
Additionally, when creating a strata property—including keeping an existing home alongside new detached units—a Strata Conversion Process is typically required. This process ensures the existing home is updated to meet current building code standards, often leading to significant costs. For older homes, these costs can make renovations prohibitively expensive, driving developers to consider demolition instead.
During a housing crisis, demolishing existing homes seems counterintuitive. However, the financial burden of upgrading older homes can discourage developers from preserving them, inadvertently reducing available housing stock.
Why It Matters
Upzoning has the potential to transform Greater Victoria’s housing landscape by increasing density, affordability, and livability. However, addressing the challenges of servicing limitations and building code compliance is essential to ensure the benefits of upzoning can be fully realized. Without solutions to these obstacles, upzoning may fall short of its potential to create vibrant, sustainable, and inclusive communities.
Are you considering taking advantage of upzoning opportunities in Greater Victoria? Whether you’re a homeowner, developer, or curious resident, understanding these challenges is the first step toward unlocking the potential of this transformative policy.