Public Presentation
Proposed Housing Amendments
Planning Staff Report Summary and PRAC Views
Date: September 2nd 6pm
Presenter : Nic O’Dette, RPP, MCIP Planning Services Manager
Overview
➔ The City has entered into an agreement with Canada Mortgage and Housing Corporation (CMHC) under the Housing Accelerator Fund (HAF). Two required actions in the agreement obligate the City to amend its Municipal Plan (By-law 109) and Zoning By-law (By-law No 110).
➔ In parallel, the City’s Affordable Housing Working Group (AHWG) has proposed further housing related amendments aimed at increasing residential density and addressing administrative housing provisions in the Zoning By-law.
➔ Pursuant to Section 110(1) of the Community Planning Act (c.19), the City of Miramichi Council has requested the written views of the Planning Review and Adjustment Committee (PRAC) on a proposed amendments to the Municipal Plan and Zoning By-law.
Background
• Since the late 2010s, The Greater Miramichi region had been growing, resulting in pressures for development.
• Sustained population growth is essential to Region’s labour market.
• Regional Housing Needs Assessment (2020) found significant needs for a range of housing options.
• Housing needs snapshot anticipates a need of up to 1,030 new units by 2031, with a current shortfall of ~185 affordable units.
• There is developer demand to build higher density housing.
Population Growth
Housing Units
#:
Figure
Background
Table 1: Examples of Planning approvals in the past three years that sought
Legislative
Context:
Comprehensive Municipal Plan and Zoning By-law Amendment
• Pursuant to Section 110(1) of the Community Planning Act, City Council must seek the written views of the Planning Review and Adjustment Committee.
• The Act provides further requirements and details regarding the Public Presentation, public hearing, public notification, voting by council, by-law registration, and Ministerial Approval.
• The Municipal Plan (By-law No. 109) sets out Miramichi City Council's long-term policies and proposals to guide future land use and development within the Municipality.
• The Plan guides day-to-day decisions of Council, City staff, GMSC Planning Services and PRAC, developers, businesses, community organizations, and resident.
• The Zoning By-law (No. 110) regulates the use of land in conformity with the Municipal Plan. The Zoning By-law is used to carry out the policies and proposals of the Municipal Plan.
• It defines specific zones and establishes permitted uses and development standards within those zones.
Proposed Amendments
HAF Required
• Four (4) units as of right (fully serviced lots);
• Permit residential use in Regional Commercial (RC) Zone.
AHWG Recommended
• Prohibit ground floor residential uses in some areas of Downtown District (DT) Zone;
• Permit 15 unit dwellings in R-3 Zone;
• Permit 36 unit dwellings in R-4 Zone;
• Include definition and policy for Supportive Housing.
Planning Considerations: Statements of Public Interest
• SPIs Provide a provincial lens on settlement patterns
• Proposed amendments are well aligned with SPIs.
Planning Considerations: Statements of Public Interest
• Statements of Public Interest (SPIs) provide a provincial lens on settlement patterns, agriculture, climate change, flood/hazard areas, and natural resources.
• Municipal Plans, Rural Plans, and Zoning By-laws must be consistent with the SPIs
• The proposed Housing amendments are well aligned with the SPIs, particularly those regarding “settlement patterns”.
• While no SPIs directly conflict with the proposed amendments, they do highlight the need to strengthen environmental considerations in the City’s Zoning By-law: flooding and drainage must be carefully considered to minimize risk to residents; and greater consideration should be given to the value of trees in urban areas for improving local air quality and combatting the heat island effect.
Planning Considerations: Municipal Plan
Guiding Themes:
1. Rural City, Urban Assets
2. Active Transportation
3. Housing Diversity and Affordability
4. Downtown Revitalization
5. Climate Change and Environmental Stewardship
Planning Considerations: Municipal Plan
Relevant policies:
Section Subsection
Section 2: Vision, Guiding Principles, and Development Strategy (D) Growth Strategy (E) Efficient, Compatible Development
Section 4: Residential (L) Accessory Dwelling Units (ADUs)
Section 6: Commercial (d) Regional Commercial Area
Section 12: Municipal Services (a) General
Planning Considerations: Municipal Plan
• Amendments are well aligned with the Guiding themes, Goals, Polices, and Proposals in the plan.
• Concentrate growth in serviced areas
• Reduce development pressure on rural lands
• Limit encroachment into environmentally sensitive areas.
• Support alternative/sustainable forms of transportation through denser settlement patterns.
• Preserve neighbourhood character
• Expand housing options throughout the city
Planning Considerations: Zoning By-law
4 units as of right
• 4 units permitted in low density zones (R-1, R-2, and RM) through ADUs
• Multiple ADUs permitted, not exceeding 4 total units per property.
• Only permitted on fully serviced lots.
• Clarified and simplified ADU amendments
• ADU size limited to 66% of main dwelling unit.
• ADU parking requirements consolidated with general requirements and clarified.
• one spot per ADU required
• Tandem parking permitted
Planning Considerations: Zoning By-law
4 units as of right
Illustration of Concepts
Source: Fredericton
Illustration of Concepts
Source: Fredericton
4 Units as of Right: Illustrations
Source: City of Saint John
Source: Government of British Columbia
Planning Considerations: Zoning By-law
Regional Commercial
• Permit residential uses in Regional Commercial zone
• Match lot creation and development standards of HC zone
Planning Considerations: Zoning By-law
R-3 and R-4
• Increase max permitted dwellings by 50%.
• R-3 rising from 10 to 15 units per lot.
• R-4 increases from 24 to 36 units per building.
• Both Zones are located in well-serviced, centrally situated areas of City.
• Bicycle parking requirement increase from 1 per 50 vehicle stalls to 1 per 20 vehicle stalls.
• Targets R-4 zones, which are located with good access to amenities and Active Transportation networks.
Planning Considerations: Zoning By-law
Downtown District
• Restrict Ground floor Dwelling units within
• Town square in Newcastle
• Main Commercial section of Water St. in Chatham
• Residential uses continue to be permitted on upper floors.
• Maintains mixes development in Downtowns.
Neighbourhood Character and Impact
• The proposed amendments will allow for modest residential intensification across Miramichi’s low and mind-density residential neighbourhoods and certain commercial centres.
• Changes designed to align with neighbourhood character, encourage gradual transition, ad make efficient use of existing infrastructure.
Impact: 4 Units as of Right
• Technically applies in all zones where low density housing is permitted, but only fully serviced lots will be permitted to build more units than currently permitted.
• Amendment does not:
• Prevent construction of new single-unit homes; or
• Mean four unit dwellings will appear in every home.
• The amendment merely removes restrictions to such 4 unit homes.
• Aims to implement “gentle density”, by allowing more housing, but retaining neighbourhood character.
• Additional units permitted as accessory means they will be small in scale.
Planning Considerations: Zoning By-law
Affected areas, include the fullyserviced portions of:
• Chatham
• Newcastle
• Douglastown
• Bushville
• Chatham Head
Unaffected Areas that are not fully serviced include:
• Nordin
• Loggieville and area
• Nelson and area
• Ferry Road/Moorefield
• Small portions of Douglastown and Newcastle
4 Units as of Right: Low Density Residential Zones
4 Units as of Right: Effective Area
Impact:
4 Units as of Right
Impact: 4 Units as of Right
• Small change to R-2 zone, which comprises 67% of residential zoned area in the City (or 89% of affected residential zoned area).
• Three unit homes permitted since 2023, with slow uptake, showing changes will be gradual and unobtrusive.
• Biggest change is to R-1 and RM zones, which comprise only 0.92% of residential zoned area in the City (or 11% of affected residential zoned areas).
• These zones remain the most restrictive, permitting units in excess of one only as accessory.
• Immediate effects:
• Modest additions, garden suites, small scale conversion of existing homes.
• Long term effects:
• Wider range of housing options, improved affordability, and better use of infrastructure
• Concerns about parking, traffic flow and changes to neighbourhood character are address through parking requirements, lot coverage, and design standards for accessory units.
• Provisions will guide growth to respect establish neighbourhood character
Impact: Regional Commercial Zone
Impact: Regional Commercial
• RC zone is a small area of the city, concentrated in Douglastown.
• Accommodates large scale retail uses.
• Large lot creation standards, resulting in inefficient use of land and overabundance of parking.
• Introducing residential uses in RC zone may reduce overall parking, but development still required to meet parking requirement.
• Staff confident changes will not result in parking shortages.
• Multiplex recreational centre undergoing construction.
• Addition of housing in proximity will serve as transition between commercial and nearby residential neighbourhoods.
Impact: R-3 and R-4 Zones
Impact: R-3 and R-4 Zones
• R-3 and R-4 zones concentrated in Chatham and Newcastle.
• R-3 concentrated in Chatham and otherwise scattered throughout City
• Development expected to be gradual infill
• Consistent with current trends
• R-4 development expected to occur through scattered stand-alone projects, dispersing impact.
• In central well serviced areas.
• These areas already accommodate relatively high density.
• Traffic and parking are considered during technical review of each proposed development.
Impact: Supportive Housing
• No properties pre-zoned for supportive housing.
• Supportive housing projects will continue to be assessed on a case-by-case basis through rezoning.
• New policy direction assists staff in guiding supportive housing providers.
• Reduce uncertainty for providers and public.
Impact: Downtown Zone
• Emphasize ground floor space for active street-oriented uses.
• Only applicable in Newcastle town square and Chatham’s Water St. Strip.
• Encourage multi-use development in downtown cores.
Views of the Public
• Note that the City undertakes public notification prior to the public presentation and hearing, and that after enactment, ministerial approval and by-law registration at the provincial level is still required.
• Public open house event is also planned as an additional step
Case Studies
Fredricton
• Recent Zoning By-law amendments to permit four units as of right on fully serviced lots
• One main unit with three secondary units (garage, basement, and backyard suites).
• Consolidated low density residential zones.
• Increased flexibility for standards around lot size, frontage, driveway width, parking, etc.
• Secondary units are capped in size at 75m2.
• Faced substantial public opposition.
Saint John
• A series of zoning by-law amendments now permits Four units as-of-right in standard residential zones.
• Designated intensification areas, that permit up to six units on a lot.
• Eased standards for frontage, minimum area, setbacks etc.
• Introduced supportive measures, such as “housing concierge”.
Case Studies
Moncton
• Committed to permitting four residential units per lot “as-of-right” in all fully serviced residential zones.
• Updating standards for size, height and parking requirements to remove restrictions.
• Amendments still underway.
Views of the PRAC
Resolution 2025-6-1, August 2025
PRAC provided views to recommend the adoption of the proposed amendments to City of Miramichi Council, based on the proposed draft by-law text.
Views of the PRAC
It is the view of the City of Miramichi Planning Review and Adjustment Committee that City of Miramichi Council adopt the proposed Municipal Plan and Zoning By-law amendments as outlined in Attachments 1 through 4 [of the Planning Staff Report, and considered to be concurrent with Draft By-laws 109-31, 109-32, 110-49, and 110-50] which include:
1. Amendments required under the City’s Housing Accelerator Fund agreement with the Canada Mortgage and Housing Corporation (Attachments 1 and 2); and
2. Additional amendments endorsed by the Affordable Housing Working Group to advance the City’s housing objectives (Attachments 3 and 4).
Required Municipal Plan Amendments
Required Municipal Plan Amendments
1. Remove Garden Suites Page 34 4(K)
“1. It is a proposal of Council to permit garden suites within areas designated as “Residential” and “Rural” on the Future Land Use Map as a secondary use on any lot containing a single-unit dwelling or mini-home, provided
the proposed garden suite:
a. Meets all the provisions required by the Zoning By-law;
b. Is intended to accommodate family member(s) of the owner or occupant; and,
c. Is intended to be temporary until such time as it is no longer required by the tenant.”
2. Permit residential uses in Regional Commercial zone Page 47 Section 6D, Policy 5 N/A
“Repealed”
“5. to permit residential uses in the Regional Commercial areas and establish standards within the Zoning by-law for their development”
Figure #:
Required Zoning By-law Amendments
Required Zoning By-law Amendments
1 Update definition of ADU to allow pairing with 3 unit.
Section 1.2
“Dwelling Unit, Accessory means a dwelling unit that is accessory to a single-unit dwelling, two-unit dwelling, or mini-home dwelling. An accessory dwelling unit may be contained in the basement of a single- or two-unit dwelling, above a garage (attached or detached), developed as a detached accessory building, or otherwise contained on the lot. An accessory dwelling unit shall be clearly subordinate to the single- or two-unit dwelling or mini-home dwelling on the lot.”
2 Define three- and fourunit dwellings (currently undefined) Section 1.2 N/A
3 Define main dwelling unit Section 1.2 N/A
“Dwelling Unit, Accessory means a dwelling unit that is accessory to a single-unit dwelling, two-unit dwelling, threeunit dwelling or mini-home dwelling. An accessory dwelling unit may be contained in the basement, above a garage (attached or detached), developed as a detached accessory building, or otherwise contained on the lot. An accessory dwelling unit shall be clearly subordinate to the main dwelling units on the lot.”
“Dwelling, Three-Unit means a building containing three dwelling units.
Dwelling, Four-Unit means a building containing Four dwelling units”
“Dwelling Unit, Main means a dwelling unit that is a main use.
Required Zoning By-law Amendments
4 Remove redundant definition of “Garden Suite” and eliminate requirement that the suite be temporary and for persons with “identified special needs”.
8
1.2
GARDEN SUITE means a temporary, portable detached dwelling unit, located on a lot containing an existing singleunit dwelling or mini-home for the use of hosted person(s) with identified special needs. For the purpose of this definition, a manufactured dwelling can be a garden suite provided it meets the relevant provisions contained in this By-law pertaining to this use.
5 Define Tandem Parking Section 1.2 N/A
6 Require drainage plan for dwellings containing 3 or 4 units (main or accessory) in low density zones
7 Remove Garden Suite provision
“TANDEM PARKING means parking provided on a residential driveway in which cars are parked single file. When parking in tandem, the driveway space and the parking space overlap, and cars may be blocked from exiting by other cars parked in tandem.”
“3. In the R-1, R-2 and RM zones, a site drainage plan prepared by a licensed engineer shall be required for any development proposing 3 or more dwelling units (as a combined total of main and accessory dwelling units).”
Required Zoning By-law Amendments
8 ADU permitted with three-unit dwellings.
Permitted in any zone in association with a single-, two- or threeunit dwelling, or minihome dwelling.
9 Specify number of ADUs permitted in association with the number of Main Dwelling Units on a property.
p. 50
Section 3.2.7(1)
“1. An accessory dwelling unit may be permitted in any defined zone as secondary to a single- or two-unit dwelling or mini-home dwelling, subject to the following:”
“1. An accessory dwelling unit may be permitted as a secondary use in any zone (except the RP zone) where a single-, two-, or three-unit dwelling or mini-home is permitted as a main use, only as secondary to one of those main uses, and subject to the following:”
p. 50
Section 3.2.7(1)(a)
“a. Where permitted by this By-law, an accessory dwelling unit shall not contribute to the maximum number of dwelling units permitted on a property”
“a. The number of accessory dwelling units shall not exceed:
i. Three accessory dwelling units (attached or detached) secondary to one main dwelling unit;
ii. Two accessory dwelling units (attached or detached) secondary to two main dwelling units;
iii. One accessory dwelling unit (attached or detached) secondary to three main dwelling units; and,
iv. No accessory dwelling units shall be permitted on a lot containing 4 or more main units.”
10
Required Zoning By-law Amendments
Consolidate attached and detached ADU standards.
Set size standards of ADU.
Ensure ADUs are subordinate to MDU
Consolidate ADU parking requirement with general parking requirements. p.51
Section 3.2.7(1)(b) “b. An attached accessory dwelling unit shall be subject to the following requirements:
i. Not exceed 40% of the main building’s gross floor area, if accessory to a single-unit dwelling;
“b. An accessory dwelling unit (attached or detached) shall be subject to the following requirements:
ii. Not exceed 25% of the main building’s gross floor area, if accessory to a two-unit dwelling; and,
i. Not exceed 66% in floor area of the largest Main Dwelling Unit;
iii. Provide one additional parking space in addition to the parking requirement for the main use of the property.”
“ii. Provide parking in conformity with section 4.2.1;
iii. No More than one detached accessory dwelling unit per main dwelling unit shall be permitted on a lot.” 11
Limit ADU application where there full servicing is not available
Section 3.2.7(1)(d) N/A
*Add*
“d. No more than one Accessory Dwelling Unit shall be permitted on a lot, unless the lot has access to existing municipal water and sewer services. On a lot without such services, an Accessory Dwelling unit shall only be permitted as secondary to a Single-Unit Dwelling.”
Required Zoning By-law Amendments
“c. A detached Accessory Dwelling Unit shall be subject to the following requirements:
Section 3.2.7(1)(c)
i. Not exceed 6m in height;
ii. Be located in the rear or side yard only;
iii. Not exceed 80m2 of gross floor area or 40% of the main building’s gross floor area, whichever is less;
iv. Be subject to the yard requirements for the zone in which it is located;
v. Be serviced by municipal or private water and sanitary systems to the satisfaction of the Development Officer;
vi. Provide screening and landscaped open space to the satisfaction of the Development Officer;
vii. Provide one parking space in addition to the parking requirement for the main use of the property;
viii. Subject to maximum lot coverage requirements for the zone in which it is located; and,
ix. Notwithstanding the requirements of this section, be subject to the setback requirements for accessory buildings for the zone in which it is located.
“c. Notwithstanding the requirements of section 3.1.9, and any zone-specific requirements, accessory buildings containing an accessory dwelling unit shall be subject to the following requirements:
i. May exceed the height of the main building but shall not exceed 9.5m in height;
ii. Be located in the rear or side yard only;
iii. Not be located within 2.4m of any side or rear property line;
iv. Not be located within 4.8m of any other building on the property;
v. Be serviced by municipal or private water and sanitary systems to the satisfaction of the Development Officer;
vi. Provide screening and landscaped open space to the satisfaction of the Development Officer; and,
vii. Be subject to maximum lot coverage requirements for the zone in which it is located; and
viii. Be subject to maximum lot coverage requirements for accessory buildings pursuant to Section 3.1.9 (4).
Required Zoning By-law Amendments
Single unit
two-unit dwelling, three-unit dwelling, four-unit dwelling and a row house wherein not more than two dwellings are served by the same driveway”
“a. 90 degree parking 6.4m; 4m for a dwelling containing no more than 4 units (including ADUs) or fewer (parking on one side of aisle only).
4.2.5(1)
No required parking space shall be provided in tandem, except to provide required parking for an accessory dwelling unit, and no more than one space shall be blocked from egress in a row of tandem parked cars.”
Except for single- and two-unit dwellings and row house developments in Residential zones, no parking shall be permitted nor parking space provided within the required front yard.” “1. No parking shall be permitted nor parking space provided within the required front yard, except for single-unit dwellings two-unit dwellings, row house developments, mini-homes, and accessory dwelling units.”
Required Zoning By-law Amendments
Required Zoning By-law Amendments
24 Update commercial zones table
7 N/A *Edit table to reflect changes proposed to section 7* *ADUs permitted in GC and HC zones*
containing not more than 36 units in RC zone* 25 ADUs now
Required Zoning By-law Amendments
ADUs now permitted in DT zone as per proposed amendments to provision 3.2.7
Allow Apartments in Regional Commercial Zone
115
7.5.1(1)(b)(i)
107
7.4.1(1)(a) N/A
accessory dwelling unit, subject to section 3.2.7” *remove and adjust list numbering accordingly*
Alter general lot creation standards in RC Zone to match HC Zone
7.4.2(1)
minimum lot frontage 91.5m
minimum lot depth 91.5m c. minimum lot area 9,290m2 d. maximum lot coverage 50% e. minimum front yard In accordance with section 3.1.4 f. minimum side yard 12.2m g. minimum rear yard 12.2m”
Apartment up to 36 units , subject to section 7.4.2(3)”
minimum lot frontage 46m b. minimum lot depth 46m c. minimum lot area 2,116m2
maximum lot coverage 50% e. minimum front yard In accordance with section 3.1.4 f. minimum side yard 6.1m g. minimum rear yard 6.1m”
Required Zoning By-law Amendments
Alter residential lot creation standards in RC zone to match HC zone
*Insert and adjust list numbering accordingly*
*Place between (2) and the existing (3)*
“7.4.2(3). No person shall within a HC Zone use any land or erect, alter or use any building or part thereof for a permitted residential use except in accordance with the following regulations:
a. minimum lot area 2,116m2
b. minimum lot area/ dwelling unit (new lots) 185m2
c. minimum lot frontage 30m
d. minimum lot depth 30m
e. minimum front yard In accordance with section 3.1.4
f. minimum side yard 6.1m
g. minimum rear yard 6.1m
h. maximum lot coverage 40%
i. maximum height 17m
j. maximum coverage by open parking areas, driveways and vehicle movement areas
25% of the lot area
k. landscaped open space of a minimum width of 3.0m shall be provided and maintained along all lot lines provided such open space may be interrupted by driveways
l. submission of a site plan as provided for in section 2.11.5”
Additional Municipal Plan Amendments
Additional Municipal Plan Amendments
Amendment
1 Allow high density residential within commercial areas. Page 47 Section 6D, Preamble
“Higher-density residential uses are encouraged in proximity to primary commercial areas and particularly where they take advantage of riverfront locations.”
“Higher-density residential uses are encouraged within and in proximity to primary commercial areas and particularly where they take advantage of riverfront locations.”
2 Create definition of supportive housing Section 4 N/A Add
“(S) Supportive Housing
1. It is a policy of council to allow for the development of supportive housing within the City.
2. It is a proposal of Council to define supportive housing in the Zoning By-law.
3. It is a proposal of Council to encourage supportive housing in areas i. designated as “Residential”, “Commercial” and “Institutional” in the Future Land Use Map; ii. where municipal sewer and water services are available; iii. Where access to public and commercial amenities is feasible via public transit or active transportation; and, iv. In proximity to support services.”
Additional Zoning By-law Amendments
Additional Municipal Plan Amendments
1 Define Supportive Housing
Section 1.2 N/A
2 Increase bicycle parking requirement. Encourage Active transportation. Move towards allowing denser development with less hardscaping.
p. 63
Section 4.2.7 “4.2.7 Bicycle Parking
1. Where a parking lot has more than 50 spaces, bicycle parking shall be provided on the subject property in a secure location in proximity to the main entrance of the main building(s), based on one space for every 50 required vehicle parking spaces.
“SUPPORTIVE HOUSING means a facility providing shelter, and includes transitional, temporary, emergency or permanent housing for individuals needing safety, shelter and care. Such facilities are staffed and may provide additional amenities for individuals, including but not limited to cooking, lounge, medical, and counseling facilities.”
“4.2.7 Bicycle Parking
2. Notwithstanding 4.2.7(1), in the Downtown District (DT), exterior on-site or indoor bicycle parking facilities shall be provided, based on one space for every 20 required vehicle parking spaces”
1. Where a parking lot has more than 20 required spaces or an apartment has more than 20 units, bicycle parking shall be provided on the subject property in a secure location and in proximity to the main entrance of the main building(s), or within the main building, based on one space for every 20 vehicle parking spaces or dwelling units (whichever is greater). In the DT zone, the vehicle parking requirement shall be calculated using Section 4.2.1 (1), regardless of the exemption in Section 4.2.2, for the purposes of determining the Bicycle Parking requirement in this section.”
Additional Municipal Plan Amendments
3 Update residential zones table p. 72 Section 6 N/A
4 Increase number of permitted units in R-3 p.82
Section
6.4.1(1)(a)(i)
5 Increase number of permitted uses in R-4 to 36 units p.84 Section 6.5.1(1)(a)(i)
“apartment building containing not more than 10 dwelling units”
*Edit table to reflect changes proposed to section 6*
“apartment building containing not more than 15 dwelling units”
“apartment dwelling containing not more than 24 dwelling units”
6 Update commercial zones table Section 7 N/A
“apartment dwelling containing not more than 36 dwelling units”
*Edit table to reflect changes proposed to section 7*
*ADUs permitted in GC and HC zones*
*Apartment containing not more than 36 units in RC zone*
Additional Municipal Plan Amendments
7 Restrict ground floor residential in Downtown District Zone p. 113 Section
“A building or structure in the DT Zone on a lot abutting:
“A building or structure in the DT Zone on a lot abutting:
7.5.2(2)
a. A street that abuts the Town Square in Miramichi West; or,
b. Water Street (between the intersection of Water/Duke Street and Water/King Street) in Miramichi East
a. A street that abuts the Town Square in Miramichi West; or,
b. Water Street (between the intersection of Water/Duke Street and Water/King Street) in Miramichi East
shall
shall have a minimum height of 7m and no fewer than two full stories at the property line abutting the streetline.”
i. have a minimum height of 7m and no fewer than two full stories at the property line abutting the streetline.
ii. not permit residential uses on the ground floor.”
Thank you