Council approved a 12-home townhouse project on Cedar Hill Road despite staff’s recommendation to decline it, accepting concerns about the layout and green space in favour of adding three-bedroom homes. It also directed staff to keep talking with the applicant about fire safety for one building. The housing review reported 1,820 homes issued building permits in 2025 and a 3.2% rental vacancy rate, but councillors disagreed over affordability, population projections and how ambitious the next housing targets should be. Council approved interim housing goalposts for 2026–2028 and endorsed the work plan for a new 10-year housing strategy.
Generated from the recording's captions and the official minutes.
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G.1 2839 and 2845 Cedar Hill Road: Development Permit with Variances Application No. 01142 (Oaklands)
The proposal would combine two Oaklands lots and build 12 three-bedroom townhouses in three three-storey buildings, with 13 parking stalls. Staff said the townhouse form and height fit the zoning, but the design did not meet the Official Community Plan’s perimeter-block approach: too much of the site would be built or paved, shared green space would be limited, and entrances in two buildings would face an internal driveway rather than a public street or pathway. The project also sought variances for lot coverage, landscaping, setbacks and short-term bike parking. Council approved the application rather than following staff’s recommendation to decline it, and separately directed staff to discuss additional fire safety for the rear building with the applicant.
Agreement
Councillors recognized that all 12 homes would have three bedrooms, a type of family-sized housing they said is needed.
Councillors supported further discussion with the applicant about fire safety for Block 2.
A council amendment called for further efforts to discuss stormwater and site permeability with the applicant; staff clarified that this discussion would not hold up the application if it did not resolve the design concerns.
Disagreement
Staff recommended declining the application because its building placement, reduced setbacks, limited continuous green space and amount of hardscape did not meet the design guidelines.
Councillors who supported approval argued that this unusual corner site could not readily achieve the illustrated perimeter-block layout, and that the three-bedroom homes and proposed parking made the project worthwhile.
Councillors differed on whether the 13 proposed parking stalls—three more than the bylaw requirement—were a useful provision for families or an excess that could instead make room for more green space.
Some councillors remained concerned about fire access to Block 2 and the project’s effects on stormwater and the Bowker Creek watershed.
Add a requirement to the proposed Cedar Hill Road permit that there be further work, to the satisfaction of City planning or engineering staff, on directing runoff into green stormwater features to reduce flows and improve creek water quality, and on using boulevard planting to absorb and treat road runoff.
Official wording: That Council, after giving notice, consider the following motion:
1. “That Council authorize the issuance of Development Permit with Variances No. 01142 for 2839 and 2845 Cedar Hill Road, in accordance with plans submitted to the Planning and Development department and date stamped on March 6, 2026, subject to:
a. The proposed development meeting all City zoning bylaw requirements, except for the following variances:
i. increasing the maximum lot coverage from 45% to 47.27%
ii. decreasing the minimum landscaped area from 149.45m² to 58.51m²
iii. reducing the front yard (Cedar Hill Road) setback from 4m to 2.98m
iv. reducing the flanking side yard (Westall Connector Pathway) setback from 2m to 1.72m for the portion of proposed Unit 304 fronting the pathway only
v. reducing the side yard (west) setback from 4m (primary façades below three storeys) to 2m for building block 1 and from 4m to 3.42m for building block 2
vi. reducing the rear yard setback (for a corner lot) from 5m to 2.39m for building block 2 and from 5m to 2.45m for building block 3
vii. reducing the required number of short-term bicycle parking spaces from 18 stalls to 9 stalls.
b. Provision of revised plans to correct the following technical items:
i. removal of the proposed lighting within the public pathway and instead providing lighting within the private site along the fence line fronting the Westall Connector Pathway
ii. update the landscape plan to include the fencing with gates for the proposed fencing along the Westall Connector Pathway and building block 3.
iii. Further attempts, to the satisfaction of the Director of Planning and Development and/or the Director of Engineering, to direct runoff to green stormwater infrastructure (GSI) to reduce flows and improve water quality entering the creek, and to take a green streets approach to infiltrate and treat road runoff in boulevards.
2. That:
a. The DP lapses two years from the date of this resolution if construction is not substantially started within this timeframe; and
b. The approval of this DP lapses two years from the date of this resolution if the DP is not issued within this timeframe.”
Authorize the City to issue the permit for the proposed 12 townhouses, with the requested changes to lot coverage, landscaping, setbacks and short-term bicycle parking. The applicant must provide revised lighting and fencing plans and make further attempts to improve stormwater management as described in the motion. The permit and its approval have two-year lapse provisions.
Official wording: That Council, after giving notice, consider the following motion:
1. “That Council authorize the issuance of Development Permit with Variances No. 01142 for 2839 and 2845 Cedar Hill Road, in accordance with plans submitted to the Planning and Development department and date stamped on March 6, 2026, subject to:
a. The proposed development meeting all City zoning bylaw requirements, except for the following variances:
i. increasing the maximum lot coverage from 45% to 47.27%
ii. decreasing the minimum landscaped area from 149.45m² to 58.51m²
iii. reducing the front yard (Cedar Hill Road) setback from 4m to 2.98m
iv. reducing the flanking side yard (Westall Connector Pathway) setback from 2m to 1.72m for the portion of proposed Unit 304 fronting the pathway only
v. reducing the side yard (west) setback from 4m (primary façades below three storeys) to 2m for building block 1 and from 4m to 3.42m for building block 2
vi. reducing the rear yard setback (for a corner lot) from 5m to 2.39m for building block 2 and from 5m to 2.45m for building block 3
vii. reducing the required number of short-term bicycle parking spaces from 18 stalls to 9 stalls.
b. Provision of revised plans to correct the following technical items:
i. removal of the proposed lighting within the public pathway and instead providing lighting within the private site along the fence line fronting the Westall Connector Pathway
ii. update the landscape plan to include the fencing with gates for the proposed fencing along the Westall Connector Pathway and building block 3.
iii. Further attempts, to the satisfaction of the Director of Planning and Development and/or the Director of Engineering, to direct runoff to green stormwater infrastructure (GSI) to reduce flows and improve water quality entering the creek, and to take a green streets approach to infiltrate and treat road runoff in boulevards.
2. That:
a. The DP lapses two years from the date of this resolution if construction is not substantially started within this timeframe; and
b. The approval of this DP lapses two years from the date of this resolution if the DP is not issued within this timeframe.”
Ask City staff to discuss with the applicant whether additional fire-safety measures can be provided for Block 2, to the satisfaction of the planning director or Fire Chief.
Official wording: Direct staff to have further discussion with the applicant to explore additional fire safety for the proposed Block 2 at 2839 and 2845 Cedar Hill Road, to the satisfaction of the Director of Planning and Development and/or the Fire Chief.
Staff presented the final annual review of the current housing strategy and a plan for the next 10-year strategy, covering 2026–2035. The City exceeded its six-year overall housing target; 1,820 homes received building permits in 2025, about 2,375 rental homes were under construction at year-end, and the rental vacancy rate reached 3.2%, its highest since 1999. Average rents eased for some smaller units, but three-bedroom rents rose and affordable housing remained in short supply: the affordable target was 90% complete, and the missing-middle target was not met. Staff proposed annual interim goalposts for 2026–2028, roughly 1,000 to over 1,300 homes per year, while noting that updated census data would inform a fuller review in 2028. Council received the report, approved the interim goalposts by a 7–2 vote and endorsed the next-strategy work plan by an 8–1 vote.
Agreement
Councillors thanked staff for completing the review and recognized that the City had exceeded its overall six-year housing target.
Councillors agreed that housing affordability remained a serious problem, particularly for households needing affordable or deeply subsidized homes.
Councillors supported continuing work on the next 10-year strategy; staff said the public would have opportunities to provide input as the work develops.
Disagreement
Councillors disagreed over whether the 3.2% vacancy rate and easing asking rents showed meaningful improvement for renters, especially people seeking older, affordable housing.
Some councillors questioned the population data behind the goalposts and whether the proposed pace of housing delivery was justified; others emphasized the need to meet projected growth and reduce estimated unmet housing demand.
Councillors raised concerns about limited targets and tracking for deep-subsidy homes, accessibility, and the loss of lower-rent homes through redevelopment.
One councillor objected to approving the goalposts, citing population projections, affordability and concerns about redevelopment; another opposed the strategy approach because public input would follow engagement with housing-sector groups.
Routine: approve the minutes of the May 7 and May 14, 2026 Committee of the Whole meetings.
Official wording: That the following Consent Agenda items be approved:
F.1 Minutes from the Committee of the Whole meeting held May 07, 2026
That the minutes from the Committee of the Whole meeting held May 07, 2026 be approved.
F.2 Minutes from the Committee of the Whole meeting held May 14, 2026
That the minutes from the Committee of the Whole meeting held May 14, 2026 be approved.