Update to Community Planning Tools

• Modernization Updates

  We’ve reorganized and simplified the bylaw to make it easier to understand and use. 

  Key improvements include: 

  • Updated language and clearer definitions  

  • Improved formatting and graphics  

  • New zone naming system based on primary use  
• General Regulations

  Several updates respond to emerging issues and best practices. 

  These include: 

  • Floodplain requirements for development near marine shorelines  

  • New retaining wall regulations 

  • New rules for shipping containers  

  • More flexible home occupation regulations  
• Agriculture

  Changes aim to simplify zoning and support farming activities. 

  • Increased buffering between agricultural and industrial/commercial uses 

  • Clearer setback rules based on the intensity of farm uses  
• Commercial areas

  Updates focus on clarity and supporting vibrant, walkable communities. 

  • No changes to building height at this time  

  • Strengthened ground-floor commercial requirements in key areas  

  • New Intensive Commercial Zone in the Keating Business District  

  • Updates to tourist and marine commercial zones 
• Industrial & institutional areas

  Minor updates improve flexibility while maintaining intended uses. 

  • Gateway Park incorporated into the Light Industrial Zone  

  • Childcare permitted in select industrial areas  

  • Commercial composting limited to existing sites  

  • Institutional zones updated to reflect modern uses and consistent regulations 
• Neighbourhood Residential Zones

  We are refining residential zones based on recent provincial changes and local experience. 

  • Exploring a Small Lot Residential Zone (min. 300 m²)  
    • Supports single-detached homes or duplexes  
    • Allows suites, cottages, or carriage houses  
    • Up to four units permitted where feasible  

  • Slight increases to lot coverage to support development in Residential Neighbourhood zone.  
• Multi-Family Housing Zones

  Consolidation from six zones into three:  

  • Townhouse  

  • Mixed townhouse/apartment  

  • Apartment (up to four storeys)  

  Small increases in density, no changes to height.  

  Updated setbacks to support better design and walkability 

• Rural areas

  The rural zoning framework is being simplified and aligned with the OCP. 

  Consolidation into three zones:  

  • Rural Agriculture  

  • Rural Forest  

  • Rural Shoreline  

  New proportional lot coverage approach  

  Consideration of limiting agriculture to 25% of lot coverage on Rural Forest and Rural Shoreline properties to limit tree clearing to protect ecosystems  

  • This approach continues to support agricultural use and enables property owners to achieve farm status. 

  • Properties with existing farm status will continue to be permitted to use up to 100% of the lot for agricultural purposes through site-specific provisions in the Zoning Bylaw. 
• Water areas

  Updates improve clarity and reduce conflicts. 

  • Consolidated permitted uses  

  • Updated definitions (e.g., “docks” includes piers and floats)  

  • New setbacks for water-based structures 
• Zoning map updates

  Proposed map changes aim to better align zoning with existing land use and the OCP. 

  Examples include: 

  • Dignan Road (Brentwood Bay)  

  • Keating Business District  

  • Gateway Park  

  • Rural areas aligned with OCP designations 

How does this impact my property?

• My zoning could change, how does this affect my property taxes?

  A change in zoning does not automatically change your property taxes. If your property is still being used as a home, BC Assessment will keep it in Class 01 (Residential) and it will continue to be taxed as residential. 

  It’s important to know that property classification (how your property is taxed) is different from property value (what BC Assessment thinks your property is worth). BC Assessment is required by the Assessment Act to assess properties at their actual (market) value. If a zoning change allows for higher density or new uses, and this affects the market value of your property, BC Assessment will reflect that change in your assessed value. BC Assessment monitors the real estate market and will adjust assessed values if sales evidence shows that the market is responding to the new zoning. 

  If a change in zoning significantly increases your assessed value, Section 19(8) of the Assessment Act may provide relief for certain long-term property owners who are impacted by rising assessments due to changes in land use controls. For more information on this process and to determine if you qualify, please visit: Section 19(8) of the Assessment Act .

• Will these changes force me to redevelop my property?

  No. A zoning bylaw update simply sets the rules for what could be built or used on a property. You are not required to redevelop your property or make any changes unless you choose to. 

• Can I still build a house, add a suite, or renovate my property

  If the proposed zoning allows for a house, suite, or other development, you can build or add it in accordance with the updated rules. Any existing houses or suites that don’t meet the new zoning will continue to be allowed under legal non-conforming use provisions, meaning you can keep and maintain them. 

  If your plans don’t fit within the updated zoning, you would need a rezoning or site-specific approval to proceed. For questions about what the changes mean for your property, please contact District staff — we’re here to help. 

• How can I find out if my property is affected?

  You can view the Proposed Zoning Map to see if your property is included in the proposed changes. In addition, all affected property owners will receive a notification letter from the District with details about the proposed changes to their property. 

• What’s being considered? Or What changes are proposed for Development Permit Areas (DPAs)?

  As a continuation of the 2023 OCP update, the District now needs to update the OCP DPA Design Guidelines to incorporate current regulations and best practices. The goal is to make them more accessible, easier to understand, and better aligned with the community’s evolving needs.  

  Key updates will include: 

  • Aligning with the OCP policies and comprehensive Zoning Bylaw review 

  • Clarifying the overall design and functional intent of development to reflect the OCP’s vision and objectives. 

  • Expanding guidelines to help preserve Central Saanich’s unique character and natural features. 

  • Aligning with the comprehensive Zoning Bylaw review. 

  • Integrating provincial regulations such as:  
    • Small-Scale Multi-Unit Housing (SSMUH) 
    • Riparian Areas Protection Regulation (RAPR) 
    • Agricultural Land Commission (ALC) policies 
    • BC Building Code 
    • Applying FireSmart Principles to enhance the community’s wildfire resilience  

  • Supporting vibrant villages, corridors, and local businesses through improved access, parking, and amenities. 

  • Integrating the latest Natural Assets Inventory of the District to update the Environmental DPAs 
• Overview of Proposed Development Permit Areas Design Guidelines Changes

  Proposed changes group the updated DPAs into two main categories, Environmental Protection and Form and Character. Table below shows the key considerations for update and anticipated changes, based  

   

  Development Permit Areas	Key Considerations for Update	Anticipated Changes Based on Research and Engagement
  Environmental Protection DPA
  Marine Upland and Seaward	Consolidation of the existing Marina and Marine Shoreline DPAs to identify data gaps, and ensure ultimate protection of the District’s shoreline  Alignment with other levels of governments regulations on shorelines (e.g., the Provincial Docks and Private Moorage regulations)	Revision of the draft DPA with an increased focus on protection of marine ecosystems  Refinement of guidelines related to docks and other marine infrastructure, and based on engagement feedback
  Riparian and Aquatic Ecosystems	Integrating the Provincial Riparian Areas Protection Regulation	Integrating the most recent amendments (2026) of the Provincial Riparian Areas Protection Regulation (RAPR) and Water Sustainability Act
  Sensitive Terrestrial Ecosystems	Incorporating best practices  Strengthening the language to protect sensitive ecosystems, and prevent habitat loss fragmentation through developments	Review of the applicable areas through mapping  Refinement of the guidelines related to LiDar findings and engagement feedback
  Hillside	New DPA being introduced to protect natural features and landscapes and minimize the impacts on Hillside areas, ensuring structural integrity.	Potentially replace the Erosion District Bylaw.
  Wildfire Interface	New DPA being introduced to reduce the risk to life and property in the most extreme wildfire conditions	Review the proposed guidelines to ensure that they do not conflict with other Environmental DPA  Preparation of mapping based on the identified criteria, and engagement feedback
  Protection of Farming	Minor changes to the recently adopted DPA to help mitigate potential negative impacts on farmland  Alignment with ALC Regulations	Implementing any suggested improvements from PAAC.
  From and Character DPA
  Intensive Residential	Integrating the Provincial Bill 44 SSMUH regulations  Updating the housing typologies  Reflecting high-quality standards    Mapping Update	Refinement of guidelines based on engagement feedback related to level of detail, parking and driveways, and approaches to addressing privacy and density objectives
  Multi-Unit Family Residential	Separate the Commercial Mixed-Use and Multi‑Unit Residential Design Guidelines to reflect their distinct building typologies and differing design requirements  Reflecting high-quality standards	Review the guidelines based on engagement feedback   Improved clarity and usability where overlap exists with Intensive Residential and Commercial Mixed‑Use guidelines
  Commercial/Mixed-Used Commercial	Integrating the Provincial Bill 44 legislation  Reflecting changing community priorities and housing needs  Integrating Bird-friendly design guidelines  Combined the Village Centres and Commercial Mixed-Use DPA	Refinement of guidelines based on feedback related to ground‑floor continuity, architectural design flexibility, and site orientation
  Destination Commercial	Alignment with OCP policy direction and Land Use Designation	TBD
  Service Commercial	Enhancing site and building quality through form, character, and streetscape design  Ensuring safe, functional access and circulation with minimized visual impacts from parking and servicing  Incorporating sustainability measures including energy efficiency, stormwater management, and appropriate landscaping.	Refinement of bird‑friendly guidelines to improve applicability          Refinement of signage regulations to align with the District’s Sign Bylaw
  Light Industrial (NOM)	Consider removal from the list of DPAs, following Council direction	Consideration of inclusion within the DPA framework with a focus on landscaping and stormwater management guidelines
  Marina (Removed)	Marina DPA and Moodyville Form and Character are integrated to the proposed Marine Upland and Seaward DPA	-

• Development Permit Areas Mapping Updates

  Several DPA map amendment are being proposed as part of DPA design guidelines review and update, to reflect changes to the proposed DPA framework, respond to engagement feedback, technical review, alignment with OCP policies, updated design guidelines, and applicable provincial regulatory requirements. See Table below for a summary of the proposed DPA mapping revisions. 

  Proposed Mapping Updates 

   

  Development Permit Areas	Proposed Updates
  Environmental Protection DPA
  Marine Upland and Seaward	Proposed buffer of extending 15 m inland and 300 m seaward to improve effectiveness and align with the Zoning Bylaw
  Riparian and Aquatic Ecosystems	Review and update the mapping based on the District’s recent LiDar data
  Sensitive Terrestrial Ecosystems	Review and expansion of mapped sensitive terrestrial ecosystem areas informed by the District’s LiDar forest canopy mapping
  Hillside	Introduction of a new DPA map based on defined DPA criteria and consideration of the DCS Erosion District Plan
  Wildfire Interface	Identification of the potential Wildfire Interface areas  Mapping remains under review, with a draft map proposed to be defined based on staff‑identified criteria
  Protection of Farming	Preparation of a draft map aligned with Agricultural Land Reserve (ALR) boundaries
  From and Character DPA
  Intensive Residential	Addition of DPA mapping to OCP Schedule K, reflecting applicability across most residential areas within the Urban Containment Boundary due to changes associated with Small‑Scale Multi‑Unit Housing

Questions and Answers

• What are Development Permit Areas (DPAs)?

  Under the Local Government Act, municipalities are authorized to designate Development Permit Areas (DPAs) within their Official Community Plans (OCPs) to help implement the OCP’s vision, goals, and policies. 

  In Central Saanich, OCP DPA Design Guidelines have been established to manage development in specific areas, focusing on the form and function of buildings, how they integrate with the natural environment, and how they contribute to the overall livability and character of the community, and the vision, goals, and policy objectives set out in the OCP. These guidelines are tailored to support one or more of the following purposes: 

  • Protect the natural environment, ecosystems, and biodiversity 

  • Safeguard development from hazardous conditions 

  • Support agricultural land protection 

  • Guide the form and character of: 

  • Intensive residential development 

  • Commercial, industrial, or multi-family residential development 

  • Support revitalization of commercial areas 

  • Promote energy and water conservation 

  • Reduce greenhouse gas emissions 

  While Development Permit Area (DPA) guidelines complement Zoning Bylaws, they place greater emphasis on design quality and environmental performance rather than land use or density. These guidelines set clear expectations for development, yet allow the District some discretion in evaluating proposals – ensuring alignment with community goals while accommodating site-specific conditions. 

• Why update the tools?

  Several important drivers are guiding this update. The Province of BC has passed a law (Bill 44) requiring all municipalities to update their zoning bylaws and OCPs by the end of 2025. 

  This update is also necessary to reflect significant changes in community priorities, legislative frameworks, and housing needs since the last comprehensive review, which occurred decades ago. 

  Additionally, the review builds off community engagement and recent planning initiatives to ensure the bylaw reflects the shared vision for Central Saanich’s future.  Central Saanich has been planning to update the Zoning Bylaw and DPA Guidelines to make sure it lines up with our recently updated Official Community Plan (OCP).

• What is zoning? How is the Zoning Bylaw different than the OCP?

   Zoning provides specific regulations for land use. It sets out the permitted uses for land and regulates building height, size, and setbacks to ensure developments align with the character of the surrounding area.  It is key to the growth and development of a community. 

  How is the Zoning Bylaw different than the Official Community Plan?  

  The Official Community Plan (OCP) is a high-level policy document that outlines the long-term vision and goals for how the community will grow and change over time. It includes guidance on land use, housing, transportation, parks, the environment, and more. 

  The Zoning Bylaw, on the other hand, is a regulatory tool that puts the OCP’s vision into action. It sets out specific rules for how land can be used and developed—such as permitted uses, building heights, setbacks, and densities—for each property in the District. 

  In short, the OCP sets the direction, and the Zoning Bylaw provides the detailed rules to help get there. 

• What are ‘Small Commercial Nodes’?

  Small Commercial Nodes refer to smaller-scale commercial areas located outside of the main Village Centres. These nodes provide neighbourhood-scale services and retail—like convenience stores, cafés, personal services, or small offices—that are easily accessible to nearby residents and support complete, walkable communities.  

  The Nodes include: 

  • Island View  

  • Turgoose

  • Verdier

  Several small commercial nodes in Central Saanich have the potential to better serve local residents. In 2024, research and community engagement helped identify the types of additional businesses and services people want to see—alongside growing support for modest increases in building height. These changes aim to create more complete, walkable neighbourhood hubs that offer essential goods and services close to home. By enhancing local access, reducing car dependency, and encouraging community gathering spaces, these updates support healthier and more connected neighbourhoods. 

• Will the changes to the Zoning Bylaw align with the District’s OCP?

  All of the proposed zoning changes are intended to align with the District’s Official Community Plan. This ensures that the rules for what can be built on a property reflect the long-term vision for land use, housing, and community growth set out in the OCP. 

• Where can I find other definitions?

  Please refer to definitions and terms document. (see Documents)