Using the policies of the OCP as a guide, the Planner reviews proposed development projects and advises Council on the consistency of the proposed development with the OCP, and along with identifying any special considerations, if the project design is compatible with the rural nature of the community, heritage preservation, and environmental protection.


Rezoning

All properties within the District of North Saanich are zoned for a particular use and density. If a proposed use or the density of a proposed development does not meet the requirements of that sites zone, then a rezoning application to amend the Zoning Bylaw is necessary. Prior to any approvals being finalized, a Public Hearing is required and Council must give four readings to the amending bylaw. Ministry of Transportation approval is also required for any properties within 800 metres of the Patricia Bay Highway.

An application for rezoning typically takes between six to eight months to finalize depending on Council and staff workloads, dates of Council meetings, referrals to Committees, other departments and external agencies and the statutory notification requirements for any public hearing.

Any rezoning applications must conform to the policy statements contained in the Official Community Plan or else a Community Plan amendment may also be required.


Development Variance Permits

Bylaws cannot anticipate each development and the unique features of every site. When attempting to design a development that amongst other things respects the environmental sensitivities of a site and minimizes the impact on surrounding properties, an owner may wish to vary regulations such as those for siting, height, or lot dimension.

There are two methods for requesting variances:

A minor variance which is considered to be the result of hardship is normally the responsibility of the Board of Variance. The Board is a quasi-judicial body independent of Council and it may exercise its discretionary powers in determining whether or not a variance is minor in nature or if there is a hardship. Its scope is also limited to the siting, dimensions or size of a building or structure.

All other variance requests must be submitted to Council for consideration who may issue a Development Variance Permit to vary the provisions of the Zoning Bylaw or Subdivision Bylaw.

The use and density of a site can not be varied by a permit.


Development Permit

Development Permits are issued by Council. It takes approximately three to four months to obtain a development permit. The Planning section should be consulted prior to submitting an application to determine the nature and extent of the supporting material and documentation that may be required to accompany your application.

If a property is zoned for multi-family, commercial or industrial use, a development permit will be required for any external changes to the form and character of the building or landscaping. The development permit must be obtained prior to issuance of any building permits.

In North Saanich, there are a number of Development Permit Areas (DPA) designated for the purpose of protecting the environmental sensitivities. Prior to any alteration of the land, including removal of vegetation, or the construction or extension of a building or structure, a development permit may be required. Some areas designated as DPA's include Tsehum Harbour and the Lagoon, Gardner’s Pond, Canoe Cove, Gullhaven, the Baldwin property and Queen Mary Bay.

To determine if your property is within a DPA, please can contact the Planning section. You can also obtain a recent Certificate of Title for the property. Under legal notations on the title, there may be a note that the property is within development permit area.


Agricultural Land Reserve Applications

If your property is within the Agricultural Land Reserve (ALR), your proposed use or subdivision may require the approval of the Agricultural Land Commission (ALC). Depending on the nature of the application, Council’s approval to forward the application may first be required.

Some types of subdivision such as lot line adjustments for improved farm use can be considered by the District’s Approving Officer without going the ALC. There are also some non-farm uses such as wineries (providing 50% of the farm product is grown on that site) now permitted within the ALR without application to the ALC. To determine if your proposal requires the permission of the ALC, you are encouraged to discuss it with District staff.

Approval by the ALC of your proposed use or subdivision does not necessarily relieve you of the obligation of complying with local bylaws.

For further information, please visit the ALC website.