A series of zoning changes aimed at expanding the city's housing stock is expected to be introduced to council as early as April 4.

Among the amendments, garden suites would be permitted in more urban areas. There would be more provisions for supportive housing, storey limits on buildings would be eliminated, and hostels and boarding houses would be permitted in more areas.

Though not directly related to housing, other changes would see community greenhouses permitted in all neighbourhoods and, in keeping pace with technology, towers could exceed the current height limit of 20 metres.

City planner Mike Ellis brought the changes forward Tuesday afternoon at a meeting of council and senior management.

Even more zoning changes expected to come forward in the future will be in line with the city's revised Official Community Plan adopted last fall. Ellis said the department wanted to introduce some of the more immediate changes now, in time for this year's building season.

"We get several calls a week,” Ellis said of residents wondering about building garden suites on their property.

Right now, garden suites are permitted only in country residential subdivisions as temporary structures for elderly or disabled relatives.

A potential change would see the detached structures permitted on a permanent basis in urban areas – provided they meet setback and other restrictions.

Also up for consideration would be whether to allow the suites on only one level or more. Council members indicated Tuesday they favour permitting the suites to be placed above garages in country residential neighbourhoods, but not in more urban areas.

Pat Ross, the city's land development officer, pointed out that with properties closer together in the more urban areas, there's a possibility a suite located above a garage could have a bigger impact on neighbours than it would on a country residential lot.

Council members also appeared to agree if the rules on garden suites are loosened, legislation on the number of animals should be tightened. That would mean moving the animal limit from being on a per residence basis to a per property basis.

"Potentially, there (could be) eight dogs per property,” Ellis said of the limit in country residential neighbourhoods.

Currently, homes in country residential neighbourhoods can have up to four dogs and cats without a special permit or kennel licence while homes in urban areas can have up to two dogs and two cats. Altering the bylaw could see that limit changed to each property rather than household.

Storey limits on buildings could also be eliminated in favour of height being mandated by metres only. The floor-area ratio is also suggested to be erased as part of that amendment.

Ellis pointed out that other restrictions such as site coverage, setbacks and required parking spaces make the floor area coverage a redundant requirement.

Parking restrictions could be changed for those looking to build supportive housing units.

Ellis suggested relaxing the parking for supportive housing units because many living in such homes don't drive.

Rather than the current bylaw requiring one parking spot for every two units, planners are proposing one parking stall for every four units.

Ellis questioned whether councillors saw this as a use for the former Motorways trucking site downtown – properties the city has been struggling to sell.

"Yes,” Coun. Florence Roberts agreed. "In order to get rid of those properties, we have to look at innovative ways to make that happen.”

Mayor Bev Buckway pointed out that with the city wanting mixed use development in the area, provisions to allow supportive housing may be beneficial. She questioned what would be in place when a building use is changed to ensure those parking requirements are met.

Ross suggested a development agreement could go on the title with the property, specifying if that happens, parking requirements for the new use would have to be met.

Changes to hostels and boarding houses would see them become a principal use in the southern downtown residential area and Mixed Use Commercial 1 zones rather than being deemed conditional uses, as is the case now.

While Coun. Doug Graham, who wasn't at Tuesday's meeting, indicated by e-mail he doesn't favour the changes for hostels, other council members took no issue with them.

There also wasn't anyone speaking out against permitting community greenhouses in all neighbourhoods or allowing towers to exceed the current 20-metre height limit.

Airport regulations for towers would still apply, Ellis said just before asking council members how they want the planning department to proceed.

The department could begin with a public meeting on the changes, allowing for three weeks of input before presenting that to council.

On May 16, the amendments would formally be brought forward for the start of the bylaw adoption process, which would include another input session in the form of a public hearing before a final vote on June 27.

The second option, and the one favoured by council members, will see the formal changes presented at council's April 4 meeting. A public information meeting would also be held with a public hearing at council's May 16 meeting prior to the final two readings.

"Let's get 'er done,” Roberts said when presented with the two options, pointing out that direct public input will come forward at the public hearing.

As city manager Dennis Shewfelt stressed, the city would not be circumventing any required processes by bringing it to council first.

Coun. Dave Stockdale was also quick to note if there are any major issues that come up, the city will have more time to deal with them prior to the building season if it begins formal work on the amendments in April.