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.


CLOSED: This discussion has been suspended.

For the ease of responding, please stick to one topic or a single question per submission.  You can submit as many questions as you like.


We appreciate that you may want to know specific details about your property; however, that information is not available at this time. If there is interest with creating neighbourhood zoning that protects views, further information and analysis would be available in the future.

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    What is the process to get council to initiate a review of bylaws and zoning as it relates to trees and other tall vegetation that negatively impacts views in our neighbourhood?

    gfdv4c asked 4 months ago

    Hello, thank you for your comment. The proposal to regulate tree and vegetation growth has been brought up by a number of residents and will be reviewed in the context of the neighbourhood zoning review.

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    When submitting feedback, question #6 says "Are you agreeable to further restricting any of the following building regulations through a new neighbourhood zone (even if this applies to your property)? Select all that apply.*"; why is there no option for residents to select "I do not agree"?. Essentially, residents are being forced to say they accept. This seems unfair.

    Harm asked 4 months ago
    Thank you for alerting us of this issue. In order to complete your survey we would recommend that you pick one of the options in question #6 and in the following question #7 pick the "Do nothing" option. You could also add a note to question #14 stating that you do not support any options in question #6. 
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    How do we protect long time views where previous owners planted indiscriminately? A wall of fir trees will soon block views for 10 houses and threaten nearby houses during storms.

    Bonnie Sutherland asked 4 months ago
    Hello Bonnie, thank you for your question regarding views and tree's. Delta's current Zoning Bylaw does not address tree growth related to views and at this time is is not anticipated that it would be considered in potential new zoning regulations for this area. We will be exploring ways this concern could be addressed and thank you for raising this issue.