Royal York Neighbourhood Zoning

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In response to concerns about the impact of new house construction on views for properties in the Royal York neighbourhood, Delta is considering zoning changes through phased public engagement and consultation. If there is neighbourhood interest and agreement with respect to protecting views and restricting building regulations, Delta would facilitate the creation of neighbourhood zoning (subject to a Public Hearing). Alternatively, existing land use contracts and zoning would apply (with land use contracts only remaining in effect until June 30, 2024).


Neighbourhood Context

The Royal York neighbourhood was subdivided and developed in the late 1960s to late 1970s through a combination of rezoning and land use contract bylaws. Since that time, a number of land use contracts have been amended or discharged from properties and Delta's zoning bylaw has been amended. As a result, the building regulations can vary from property to property. This means that new homes can be constructed under different regulations than existing homes. The Province has passed legislation to terminate all land use contracts on June 30, 2024. After that date, the underlying zoning would apply. See the neighbourhood zoning map and "Delta Zoning Bylaw No. 7600, 2017" or contact Delta for further information.


Protecting Views

The dwellings designed by the original developers of the neighbourhood afford many properties with views of Burns Bog, Boundary Bay, Tsawwassen and/or mountain ranges. However, the existing views are not protected by virtue of the land use contracts and/or zoning and are a function of generous building setbacks, lower roof forms, strategic massing and modest floor areas. Delta is exploring building regulation options in the neighbourhood to protect the existing views into the future.


In response to concerns about the impact of new house construction on views for properties in the Royal York neighbourhood, Delta is considering zoning changes through phased public engagement and consultation. If there is neighbourhood interest and agreement with respect to protecting views and restricting building regulations, Delta would facilitate the creation of neighbourhood zoning (subject to a Public Hearing). Alternatively, existing land use contracts and zoning would apply (with land use contracts only remaining in effect until June 30, 2024).


Neighbourhood Context

The Royal York neighbourhood was subdivided and developed in the late 1960s to late 1970s through a combination of rezoning and land use contract bylaws. Since that time, a number of land use contracts have been amended or discharged from properties and Delta's zoning bylaw has been amended. As a result, the building regulations can vary from property to property. This means that new homes can be constructed under different regulations than existing homes. The Province has passed legislation to terminate all land use contracts on June 30, 2024. After that date, the underlying zoning would apply. See the neighbourhood zoning map and "Delta Zoning Bylaw No. 7600, 2017" or contact Delta for further information.


Protecting Views

The dwellings designed by the original developers of the neighbourhood afford many properties with views of Burns Bog, Boundary Bay, Tsawwassen and/or mountain ranges. However, the existing views are not protected by virtue of the land use contracts and/or zoning and are a function of generous building setbacks, lower roof forms, strategic massing and modest floor areas. Delta is exploring building regulation options in the neighbourhood to protect the existing views into the future.


  • Phase 1 Engagement Session Closed on December 16, 2020

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    Phase 1 of the public engagement on the Royal York neighbourhood zoning closed on December 16, 2020. Staff are reviewing the feedback regarding the overall level of interest in protecting views by restricting maximum building heights, setbacks, shape and/or floor area.

    If there is interest with creating neighbourhood zoning that protects views, further information including more detailed neighbourhood-wide analysis would be undertaken in subsequent stages based on results of the feedback received. Any questions can be directed to Rachael Ward, Planner at 604-952-3153 or rward@delta.ca.