This is the exact embedded text of the captured official document.
Snapshot 43d23e9b0fac · verified 2026-06-08 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
2
OFFICIAL
COMMUNITY PLAN
District of North Saanich
James MacDDonald, Victoria Rising
3
TABLE OF CONTENTS
DEFINITIONS .................................................................................................................... 6
1. INTRODUCTION AND CONTEXT ............................................................................ 14
1.1 Acknowledgements .................................................................................................. 14
1.2 Purpose of the Official Community Plan ................................................................. 14
1.3 Legislative Authority ............................................................................................... 15
1.4 Reconciliation .......................................................................................................... 16
1.5 Community Context/Snapshot ................................................................................. 16
1.6 Planning Area and Time Frame ............................................................................... 18
1.7 Severability .............................................................................................................. 18
2.0 REGIONAL CONTEXT STATEMENT .................................................................... 20
2.1 Managing and Balancing Growth ............................................................................ 22
2.2 Environment and Infrastructure ............................................................................... 25
2.3 Housing and Community ......................................................................................... 27
2.4 Transportation .......................................................................................................... 29
2.5 Economic Development ........................................................................................... 30
2.6 Food Systems ........................................................................................................... 31
2.7 Climate Action ......................................................................................................... 32
3. VISION, GOALS AND OBJECTIVES ........................................................................ 35
3.1 Vision Statement ...................................................................................................... 35
3.2 Sustainability Framework ........................................................................................ 36
4
3.3 Goals of the OCP ..................................................................................................... 39
3.4 Objectives of the OCP .............................................................................................. 41
4. LAND USE .................................................................................................................... 43
4.1 Land Use Designations ............................................................................................ 45
5. FOCUS AREAS ............................................................................................................ 50
5.1 ENVIRONMENT AND CLIMATE CHANGE ...................................................... 50
5.2 GENERAL DEVELOPMENT POLICIES .............................................................. 55
5.3 AGRICULTURE ...................................................................................................... 60
5.4 RESIDENTIAL ........................................................................................................ 64
5.5 COMMERCIAL AND INDUSTRIAL DEVELOPMENT ..................................... 72
5.6 PARKS, RECREATION, and CULTURE .............................................................. 76
5.7 OTHER LAND USES .............................................................................................. 80
5.8 INFRASTRUCTURE .............................................................................................. 82
5.9 MARINE & FRESHWATER .................................................................................. 89
5.10 DEVELOPMENT PERMIT AREAS .................................................................... 95
5.10.1 DPA General Guidelines ................................................................................. 97
5.10.2 DPA.1: Marine Uplands and Foreshore........................................................... 98
5.10.3 DPA.2: Creeks, Wetlands, Riparian Areas and Significant Water Resources
................................................................................................................................... 105
5.10.4 DPA.3: Sensitive Ecosystems ........................................................................ 111
5.10.5 DPA.4: Steep Slopes ...................................................................................... 114
5.10.6 DPA.5: Commercial, Industrial and Multi-Family ........................................ 117
5.11 DEVELOPMENT APPROVAL INFORMATION AREA ................................. 125
6. IMPLEMENTATION ................................................................................................. 128
5
6.1 Priority Actions & Progress Monitoring............................................................. 128
APPENDIX, SCHEDULES & MAPS ............................................................................ 135
Appendix A: OCP Objectives ...................................................................................... 136
Schedule A: Municipal Boundary ................................................................................ 139
Schedule B: Land Use Designations ............................................................................ 140
Schedule C: Community Amenities, Green Space and Other Public Facilities .......... 141
Schedule D: Transportation Network .......................................................................... 142
Schedule E: Municipal Services................................................................................... 143
Schedule F: Agricultural Land Reserve ....................................................................... 144
Schedule G: Environmentally Sensitive Areas ............................................................ 145
DPA 1: Marine Uplands and Foreshore ....................................................................... 146
DPA 2: Creeks, Wetlands, Riparian Areas and Significant Water Resources............. 147
DPA 3: Sensitive Ecosystems ...................................................................................... 148
DPA 4: Steep Slopes .................................................................................................... 149
DPA 5: Commercial, Industrial & Multi-Family ......................................................... 150
6
Accessory Residential Dwelling - means a self-contained dwelling unit accessory to the
principal dwelling unit but on the same lot. Common unit typologies for
accessory residential dwellings include secondary suites, cottages, or carriage
houses.
Affordable housing - housing that costs less than 30% of before tax household income,
suitable for the income levels of low to moderate income households.
Airside commercial - means a commercial business on Airport lands that functions in a
support capacity to the airside operations at the Airport and that requires direct
access to the airfield.
Agricultural Land Reserve (ALR) - a provincially regulated land use zone where
agriculture is the primary use, protected under the Agricultural Land Commission
Act.
Ancillary Agricultural Uses - permitted non-farm uses as outlined in Part 3 of the
Agricultural Land Reserve Use Regulation.
Bare Land Strata - or "strata subdivisions" is where the land is divided into separate
units, called strata lots. This allows for individual ownership of a strata lot. All
the strata lot owners together own the common property as a strata corporation.
Beaches - Class 1, 2, 3 - means the zone on unconsolidated material that extends from
the mean low water line and extends upland to the point at which there is a
marked change in landform or the establishment of permanent vegetation. The
specific classification includes:
Class 1: are the accretion terminals of a drift-sector where material eroded from
Class 2 and 3 beaches is deposited. Class 1 beaches remain dry and walkable at
high tide and have a large backshore berm permitting ease of public access and
use. There are no Class 1 accretion beaches in the District of North Saanich.
Class 2: are marginal erosion beaches located at the base of coastal bluffs or
cliffs from which sand and gravel is eroded providing a secondary source of
beach material for accretion on Class 1 beaches further along the drift-sector.
Class 2 beaches are largely submerged at high tide with only a limited amount of
walkable dry backshore under such conditions.
Class 3: are erosional beaches located at the base of coastal bluffs or cliffs from
which sand and gravel is provided for accretion of Class 1 beaches further along
7
the drift-sector. Class 3 beaches are totally submerged at high tide with no dry
backshore berm.
Biodiversity - means the variability of life (plant and animal) within a measured area and
can include genetic, species, ecosystem, and phylogenetic diversity.
Bulk heading - shore parallel structure designed to protect resources behind them from
the impacts of wave energy and associated erosion and are often rock-filled
timber cribs and gabion, steel, or concrete.
Carriage house - a self-contained accessory residential dwelling unit that is located on
an upper floor above an accessory use (like a garage).
Circular Economy - means a model of production and consumption, which involves
sharing, leasing, reusing, repairing, refurbishing, and recycling existing materials
and products as long as possible for the purpose of extending the life cycle of
products and reducing waste.
Climate Change - long-term changes in weather patterns, including temperature and
precipitation, driven largely by human-caused greenhouse gas emissions.
Colonization - the process by which one nation asserts and establishes its domination
and control over another nation's land, people, and culture.
Community Wildfire Protection Plan (CWPP) - a local plan that identifies wildfire
risks and outlines actions to reduce wildfire impacts on people, property, and the
environment.
Community uses/amenities - elements of a community such as community halls, local
shops, and meeting places that enhance community health, social interaction and
maintaining a strong sense of community.
Connectivity - refers to the state or extent of being connected or interconnected and may
be used in reference to community, transportation/access, and habitat.
Cottage - a detached, self-contained accessory residential dwelling unit.
Decolonization/decolonized - an active process of freeing an entity or sphere of activity
from the cultural and social effects of colonization.
Density - the intensity of land use, measured in dwelling units per hectare. May refer to
gross density (including roads and open space) or net density (residential land
only). Floor Area Ratio (FAR) measures building size relative to lot area.
Detached - when applied to accessory residential dwelling means in a separate building
from the principal dwelling unit situated on the same lot.
8
Development - any activity that changes the use, character, or condition of land or
buildings, including construction, subdivision, vegetation removal, or site
alteration. This includes activities requiring a development permit under section
489 of the Local Government Act.
Ecological Integrity / Sustainability - a state by which the condition of the environment
is maintained and improved such that the native components (including natural
processes) that are determined to be characteristic of its natural region are
preserved in a healthy balance.
Equity/Equitable - refers to fairness and justice and recognizes that we do not all start
from the same places and must make appropriate adjustments to account for these
discrepancies.
Farm Use -
a) means an occupation or use of agricultural land for:
i. farming land, plants, mushrooms, truffles or animals,
ii. a farm operation as defined in the Farm Practices Protection (Right to
Farm) Act, or
iii. a purpose designated as a farm use by regulation, and
b) does not include a residential use or a soil or fill use.
Floor Area Ratio - is a common method for calculating development density and means
the figure obtained when the gross floor area of all buildings on a lot is divided
by the area of the lot. Commonly stated in decimal format (i.e., 1.0 FAR = 1:1
ratio of site area to maximum floor area).
Food Security - refers to the community's access to sufficient, safe, and nutritious food
that meets dietary needs and food preferences for an active and healthy life.
Frequent Transit - means public transportation that is convenient, reliable, and frequent
and is served at least every 15 minutes, on average, between the hours of 7:00
a.m. and 7:00 p.m. Monday to Friday and 10:00 a.m. and 6:00 p.m. on Saturday.
Groundside Commercial - means a commercial business on Airport lands that may or
may not be related to the airside operations at the Airport and that does not
require direct access to the airfield.
Growth Management - a strategy to guide where and how the community grows,
ensuring efficient use of land, infrastructure, and resources while protecting rural
and natural areas.
Hazard - (for the purpose of defining for the land use designation section) - a natural or
human-made condition that could pose a threat to the safety, health, or well-being
9
to people or property and includes hazards such as sea level rise, seasonal
flooding, and land/rock slides.
Heritage Conservation - the protection and stewardship of buildings, sites, and
landscapes with historic, cultural, or architectural value.
Holistic (approach) - means a way of thinking that is concerned with complete systems
rather than the analysis of individual components.
House conversion - means a modification to an existing house to establish additional
dwelling units within the existing structure.
Invasive Species - plants, animals, or organisms not native to the area that harm
ecosystems, biodiversity, or local economies.
Natural Assets - means natural resources, ecosystems, and habitats that provide value to
the community. Examples include wetlands which can be utilized to store and
filter water and trees which can moderate ground-level temperatures, among
many other examples.
Official Community Plan (OCP) - a long-term policy plan adopted under the Local
Government Act that guides land use, infrastructure, housing, and environmental
decisions based on community priorities.
Pocket Beach - means a sand and/or gravel beach along which no lateral drift of beach
material takes place because it is contained between two headlands. The Pocket
Beach is formed by the onshore and offshore movement of material.
Quantitative - refers to the use of numerical data in analyzing issues and identifying
solutions.
RCS - Regional Context Statement
RGS - Regional Growth Strategy
Regenerative Agriculture - is a farming philosophy and set of practices which place
soil and ecosystem health at the foundation. It is rooted in an understanding of
the profound interconnected relationship between all living things.
Rapid transit - means public transportation that is very frequent, stops less often than
other transit services, may operate on exclusive or semi-exclusive rights-of-way
and is served at least 15 minutes, on average, between the hours of 7:00 a.m. and
7:00 p.m. Monday to Friday and 10:00 a.m. and 6:00 p.m. on Saturday and
Sunday.
Reconciliation - a process of building respectful relationships between Indigenous and
non-Indigenous peoples by recognizing Indigenous rights, history, and
governance. This includes alignment with the Declaration on the Rights of
10
Indigenous Peoples Act (DRIPA) and support for self-determination and cultural
continuity.
Seawall - shore parallel structures that provides a physical barrier designed to protect
areas behind them from the impacts of wave energy and associated erosion.
Secondary suite - means an accessory residential dwelling located entirely within a
single-family residential dwelling and being of an ancillary nature.
Social Inclusivity - is the practice of ensuring that all individuals and groups can be
involved in, contribute to, and benefit from the District's programs and decision-
making processes.
Traditional Ecological Knowledge - means the cumulative body of knowledge,
practices, and beliefs about the relationship between living beings and their
environment, passed down through generations via oral traditions and deeply
rooted in cultural and spiritual practices of the local indigenous peoples.
Transportation Demand Management (TDM) - increases the efficiency of
transportation systems, reduces demand, and encourages alternative, less energy
intensive transportation methods.
Tree Canopy - means the layer of tree leaves, branches, and stems from all publicly and
privately owned deciduous and coniferous trees, forests, and understory within
the District which provide measurable coverage of the ground.
Well-being - means a measure of how well life is for an individual or group and
typically includes consideration of physical, mental, emotional, and social health
factors.
Wildfire Urban Interface (WUI) - areas where homes and other development meet or
intermingle with wildland vegetation (e.g., forests or wildlands, increasing
wildfire risk).
The following definitions only apply to Section 5.10.
Agricultural use - means a "farm operation or "normal farm practice" as defined in and
protected by the Farm Practices Protection (Right to Farm) Act.
Existing vegetation - means native and non-native vegetation.
Fish - means all life stages of salmonids, game fish, and regionally significant fish.
11
Fish habitat - means water frequented by fish and any other areas on which fish depend
directly or indirectly to carry out their life processes, including spawning grounds
and nursery, rearing, food supply and migration areas.
Foreshore - means those lands between the high and low watermark that is routinely
submerged by ocean tides.
Leadership in Energy and Environmental Design (LEED) - is a voluntary, consensus-
based rating system for determining the degree to which a building or building
site can be seen as sustainable. The program is overseen by the Canada Green
Building Council.
No Net Loss - is a working principle by which the District strives to balance unavoidable
habitat losses with habitat replacement on a project-by-project basis so that
further reductions to fisheries resources due to habitat loss or damage may be
prevented.
Non-fish bearing watercourse - means a watercourse that: (a) is not inhabited by fish;
and (b) provides water, food and nutrients to a downstream fish bearing stream or
other water body.
Non-permanent watercourse - means a watercourse that typically contains surface
waters or flows for periods less than six months in duration.
Permanent watercourse - means a watercourse that typically contains continuous
surface waters or flows for a period more than six months in duration.
Qualified Professional (QEP) - means an engineer, applied scientist or technologist of
an appropriate discipline who is registered and in good standing with a
professional organization relating to that discipline and who is acting under the
association's code of ethics.
Riparian Area - means an area adjacent to a watercourse that links aquatic to terrestrial
ecosystems and includes both the riparian area vegetation and the adjacent
upland vegetation that exerts an influence on the watercourse, the width of which
includes the area up to 30 metres from each edge of a bank of a watercourse.
Riparian Areas Protection Regulation - means the policy directive enacted under
Section 12 of the Riparian Areas Protection Act, SBC 1997 by the Province of
British Columbia and entitled Riparian Areas Protection Regulation B.C. Reg.
178/2019.
Shoreline - means the normal high water mark of tidal waters, a coastal or inland
wetland, a standing body of water or flowing water.
12
Streamside Protection and Enhancement Area (SPEA) - shall have the meaning as
adopted in the Riparian Areas Protection Regulation.
Watercourse - means a creek, pond, lake, river, stream, or brook, whether usually
containing water or not and any spring or wetland that is integral to a
watercourse.
Wetland - means land that is inundated or saturated by surface or groundwater at a
frequency and duration sufficient to support and under normal conditions that
supports vegetation typically adapted for life in saturated soil conditions,
including swamps, marshes, bogs, fens, estuaries, and similar areas that are not
part of the active floodplain of a watercourse.
Wetland Ecosystem - means an ecosystem described as such in the Sensitive
Ecosystems Inventory.
ZEV - Zero Emission Vehicle
13
1
14
1. INTRODUCTION AND CONTEXT
1.1 Acknowledgements
The District of North Saanich is located within the traditional territory of the W̱ SÁNEĆ
people, represented today by W̱ JOȽEȽP (Tsartlip), SȾÁUTW̱ (Tsawout), and W̱ SIḴEM
(Tseycum), BOḰEĆEN (Pauquachin), and MÁLEXEȽ (Malahat) First Nations. The
WSÁNEĆ people have been here since time immemorial and this is their home.
We would like to thank all community members who shared their ideas and input through
all engagement opportunities during the Official Community Plan (OCP) review process
including all members of advisory committees appointed by Mayor, the Council
Committees, and Indigenous community members.
15
1.2 Purpose of the Official Community Plan
The OCP presents the long-term vision for the community and guides all aspects of
decision-making on all aspects of land use and development within the District of North
Saanich (District). The OCP is an important statement of community values and goals
and must be used to assess any applications for rezoning or subdivision. The OCP takes a
long-range view of land use and forms the basis for regulatory bylaws. As population and
development increase in the area, the OCP should be used to assist the Council with its
decision-making process.
The policies in the OCP provide for an attractive pattern of land use which respects the
physical and rural characteristics and limitations of the land base. In addition, the OCP
provides for parks, open space and the preservation of valuable natural ecosystems and
features.
The OCP is reviewed on a regular basis to keep pace with changing attitudes, lifestyles
and economic factors that might affect some aspects of the OCP. This is required every
five years.
1.3 Legislative Authority
Authority for the Council of a municipality to prepare or revise an OCP is set out in the
Local Government Act. An OCP does not commit the Council or any other administrative
body to undertake any of the projects suggested or outlined in the OCP but bylaws
enacted or works undertaken after the adoption of the bylaw must be consistent with the
OCP.
This OCP has been prepared in compliance with the Local Government Act which
stipulates required content and adoptions procedures. It is not the intention of the District
in adopting this OCP to create a conflict with any provincial or federal enactments such
as the Riparian Areas Protection Act, Heritage Conservation Act (archaeological), Public
Health Act (sewerage systems), Land Title Act, Farm Practice Protection (Right to Farm)
Act, and Agricultural Land Commission Act.
16
1.4 Reconciliation
The District is committed to strengthening the collaborative relationship with Indigenous
peoples on the Saanich Peninsula, and working together toward a common vision, and in
support of reconciliation and decolonization, as the District makes decisions regarding
the land base. In addition, the District is committed to working to support Indigenous
stewardship in line with United Nations Declaration on the Rights of Indigenous Peoples
(UNDRIP) and the Declaration of the Rights of Indigenous Peoples Act (DRIPA)
including management and restoration efforts on all lands.
United Nations Declaration on the Rights of Indigenous Peoples Act
17
1.5 Community Context/Snapshot
The District has a unique situation in the region, with a significant amount of agricultural
land surrounded by a long coastline. The natural environment is an integral part of and
driving force behind the culture, economy, and well-being of the Saanich Peninsula. The
varied and scenic natural environment is one of the many features that makes North
Saanich such a desirable place to live and it also provides many benefits to the
community. The natural environment of North Saanich serves an important role in the
region, acting as a key source of food producing lands as well as providing a large tree
canopy cover, all of which contributes to the resilience of the region.
The District covers an area
of 40.15 km2 on the north
end of the Saanich
Peninsula, approximately 25
kilometres north of the City
of Victoria. It is bordered by
the Salish Sea to the west,
north and east, by the
District of Central Saanich to
the immediate south and it
wraps around the Town of
Sidney on its east side.
The District neighbours the Tseycum First Nation and Pauquachin First Nation reserve
lands. It is also home to significant areas of land under federal jurisdiction, like the
Victoria International Airport, and provincial jurisdiction, like the Swartz Bay Ferry
Terminal. Its many coastal-focused neighbourhoods (Ardmore, Deep Cove, Curteis
Point, Cloake Hill/Green Park, Dean Park, and the Southeast Quadrant) surround an
agriculturally rich interior, protected by the Provincial Agricultural Land Reserve (ALR).
It has two of the major transportation centres of the region, in the Swartz Bay ferry
terminal and the airport. The highway on the east side of North Saanich and the public
transportation that runs on it provides connectivity to other parts of the region. Much of
the municipality is on septic service but some areas are connected to sewage service, the
North Saanich Servicing Area (NSSA). Neighbouring municipalities of Sidney and
Central Saanich generally serve as the commercial centres for North Saanich. Given this
context, collaboration with neighbours on vision and issues is key to the District reaching
its goals.
18
Like many municipalities in BC, climate change, housing affordability and rising costs of
replacing municipal infrastructure are key challenges facing the District, and they also
come with interesting opportunities for innovation and collaboration.
The need, from a social and economic standpoint, to take urgent action together to reduce
the impacts of climate change is clear. The Intergovernmental Panel on Climate Change
has provided the latest scientific consensus that we are in 'code red for humanity' on
climate change. Local governments are key to climate action. According to the
Federation of Canadian Municipalities, cities account for roughly half of all greenhouse
gas (GHG) emissions in Canada, through transportation and the energy used to heat, cool
and light homes and buildings. Rural municipalities like North Saanich also can support
climate resiliency by protecting local food producing lands and its carbon sinks, such as
through the protection of tree canopy.
1.6 Planning Area and Time Frame
The area included in the OCP encompasses all land within the District boundaries as
outlined on Schedule A (Municipal Boundary). The OCP area includes foreshore and
marine areas that extend up to 300 metres into the Salish Sea (Saanich Inlet, Satellite
Channel, and Haro Strait) from the natural boundary of land. Housing and development
demand for a 20-year (2025-2045) period have been accounted for in this OCP as per
provincial legislative requirements. More information about housing demand can be
found in the Housing Targets Section of the OCP. As a requirement of the provincial
legislation, the District is required to update the OCP every five years to ensure that
housing demands are proactively addressed.
1.7 Severability
If any section, subsection, paragraph, schedule, figure, or map (or part thereof) forming
part of this Plan is for any reason held to be invalid by the decision of any Court of
competent jurisdiction, the section, subsection, paragraph, schedule, figure, or map (or
part thereof) may be severed from the OCP without affecting the validity of the OCP or
any portions of the OCP or remaining sections, subsections, paragraphs, schedules,
figures, or maps.
19
2
20
2.0 REGIONAL CONTEXT STATEMENT
Sections 446 to 449 of the Local Government Act establish the requirements for the
preparation, acceptance, and settlement of a regional context statement.
A municipal OCP must include a regional context statement (RCS). A municipal council
must submit a regional context statement for Capital Regional District (CRD) Board
approval within two years of Regional Growth Strategy (RGS) adoption. A regional
context statement must identify the relationship between the OCP and the RGS, and if
applicable, how the OCP is to be made consistent with the RGS over time.
A council must:
a) submit a proposed regional context statement for CRD Board acceptance;
b) submit any amendments to the regional context statement for CRD Board
acceptance; and
c) review the regional context statement at least once every 5 years and if no
amendments are proposed, submit the statement for its continued acceptance.
A RGS is a strategic plan that directs long-term planning for municipal OCPs. The
CRD's RGS Bylaw No. 4017 (Attachment 1) sets out a 20-year vision for the future of
the capital region, guiding decisions on regional issues such as transportation, population
growth, and settlement patterns. The RGS promotes the long-term livability of the region
with policy intended to enhance social, economic, and environmental performance.
The strategy was co-created by the Juan de Fuca Electoral Area and the thirteen
municipalities (Colwood, Central Saanich, Esquimalt, Highlands, Langford, Metchosin,
North Saanich, Oak Bay, Saanich, Sidney, Sooke, Victoria, and View Royal) with input
from citizens, First Nations, school district boards, community stakeholders, and other
provincial and federal agencies. All affected local governments must accept the RGS
before the CRD Board can adopt it as a bylaw in accordance with Part 13 of the Local
Government Act.
21
The RGS sets out a long-term vision that will guide growth and change toward common
objectives as follows:
a)
Significantly reduce community-based greenhouse gas emissions;
b)
Keep urban settlement compact;
c)
Protect the integrity of rural communities;
d)
Protect, conserve, and manage ecosystem health;
e)
Deliver services consistent with RGS objectives;
f)
Create safe and complete communities;
g)
Improve housing affordability;
h)
Increase transportation choice;
i)
Strengthen the regional economy; and,
j)
Foster a resilient food and agriculture system.
These ten objectives are underpinned by supporting policies, targets, and indicators. One
of the key objectives of the RGS is to keep urban settlement compact. A designated
Urban Containment Policy Area (UCPA) aims to keep urban areas compact and to keep
growth largely contained within its boundaries. Growth outside of the growth boundary is
to be kept to 5% or less of the regional total.
The District of North Saanich updated its RCS and adopted the RCS, amending the
District's OCP on February 3, 2020. The changes were to reorganize the structure of the
RCS to align with the RGS, including new sections on food systems and climate action,
strengthened the policy alignment with in-text references, and provided mapping updates
for simplification, clarification and to reflect present infrastructure and development.
A RGS is developed in partnership by municipalities and the regional district and
provides a framework for guiding decisions on regional issues such as transportation,
growth, and settlement patterns.
The role of North Saanich in the region as outlined by the CRD's RGS is to:
a)
Maintain working landscapes including agriculture, forestry and outdoor
recreation activities that contribute to the region's economy;
b)
Avoid the creation of future urban areas through development patterns that
complement rural form, density, and character;
c)
Minimize impacts to the natural environment and surrounding working
landscapes; and
22
d)
Accommodate a slow to moderate rate of growth, contributing to no more than
5% of the region's new residential units1.
2.1 Managing and Balancing Growth
A key target in the RGS is to accommodate a minimum of 95% of the region's new
dwelling units within the UCPA [as designated on Map 3a: Growth Management Concept
Plan of the 2018 RGS]. The District remains located entirely outside of the UCPA.
The RGS has two main policy area designations that apply to the District, the
consistencies are outlined below:
1.
Rural/Rural Residential Policy Area is intended for lands which are of
a form, density, and character to support rural working landscapes. Rural
lands are intended to provide a buffer between residential development
and agricultural uses and when not within the ALR they are intended to
1 it is worth noting that the Provincial Housing Targets prescribed by the Provincial Government run counter to this.
23
accommodate hobby farms, small-scale farm operations and small
acreage residential uses within an agricultural setting with a minimum
lot size of 4.0 hectares.
Country Residential lands are intended to provide for larger estate lots or
smaller acreages with lot sizes ranging from 0.4 hectares to 1 hectare.
General Residential lands are for single family residential development
with lot sizes ranging from 1400m2 (~0.33 acres) to 2000m2 (~0.5
acres).
Policy 5.11.3 requires any development of non-farm uses and/or
subdivision within 100 metres of ALR lands to provide confirmation
that there will be little to no impact on surrounding agricultural uses
including and may include a report prepared by a professional
Agrologist.
2.
Renewable Resource Lands Policy Area includes land within the ALR
and Crown forest lands and envisions the long-term use of these lands as
renewable resource working landscapes. Agricultural lands include
areas with a potential for a wide range of agricultural production and
includes lands within the ALR. The minimum lot size is 20 hectares
which limits subdivision potential. Most of the ALR lands are
designated as Agricultural within the OCP and identified within the
Renewable Resource Lands Policy Area.
2.1.1 Keep Urban Settlement Compact
One of the main comments that was heard from the community during the public
consultation period was that the rural character and integrity of the community had to be
protected. It includes landscape and environment, natural features, such as open spaces,
farmland, forests, and ecosystems, as well as the rural built environment, including
barns, farmhouses, and agriculture. Rural character includes community and people and
the social fabric of the community including the relationships between residents, their
shared history, and cultural traditions including First Nations. Character includes
economic activity such as traditional and non-traditional agriculture practices, lower
density residential development, and lower population densities compared to urban
areas. Sense of place for North Saanich refers to the feelings, memories, and personal
24
meanings that people associate with the Peninsula, an identity, a belonging where
people connect with the place where they live, work, and spend their time. Sense of
place is influenced by both the physical environment and the human experiences within
it, including the visual aspects as well as cultural and historical significance of North
Saanich, including the traditions, values, and stories that are passed down through
generations.
It is important that the OCP's goals and objectives protect the rural character,
agricultural character and the ALR by supporting farming initiatives and working
landscapes which is consistent with continued long-term use of renewable resource
working landscapes of the Renewable Resource Lands Policy Area within the RGS.
Character is protected through preserved lot sizes and agriculture use of the land, both in
ALR and non-ALR areas. OCP policies and objectives that support preserving rural
character can be found throughout including in Table A: Land Use Designations
including Agriculture, Rural, and Country residential.
The District does not support extensive new commercial or industrial development or
intend to play a significant regional role in providing new commercial and industrial
services, as these are readily available on the airport lands, in the Town of Sidney and
25
the District of Central Saanich within the subregional nodes, and nodes which are within
the UCPA of the RGS. Any commercial development allowed contemplates accessory
multifamily Residential.
2.2 Environment and Infrastructure
2.2.1 Protect, Conserve and Manage Ecosystem Health
The District is committed to the protection, and where possible the restoration of the
natural environment, and the enhancement of the District's parks, land, air, and water
qualities. The District recognizes the use of parks to foster an awareness of the natural
environment and the desire to preserve green spaces, blue spaces, and ecologically
sensitive areas.
The RGS Capital Green Lands Policy Area applies to ecological reserves, national parks
and historic sites, provincial and regional parks, and lands used by municipalities as
parks. The RGS Capital Green Lands Policy Area corresponds with the lands designated
as Parks within the District's OCP. The regionally significant parks within the District
include Horth Hill Regional Park, McDonald Provincial Park, and John Dean Provincial
Park.
The OCP establishes policies and guidelines for protection of environmentally sensitive
areas including key water resources, waterfowl habitat and other special environmental
areas. The OCP has the following objectives regarding environment and climate change:
a)
Protect and restore ecosystem integrity and natural habitat connectivity across
land uses using best practice nature-based solutions first.
b)
Preserve and enhance the tree canopy in the District.
c)
Create resiliency to climate changes including sea-level rise and wildfire risk
through appropriate development criteria.
d)
Deliver energy efficient and zero carbon new and existing buildings that support
affordable, energy efficient, zero carbon transportation.
e)
Reduce greenhouse gas emissions from community waste.
f)
Deliver carbon neutral corporate operations.
The OCP proposes a "no-net-loss" tree retention policy that would have to be reflected in
changes to the Tree Bylaw. All development within the District must take into account
26
impact on the natural environment and be designed to prevent pollutants from entering
any water system, including surface water runoff channels, aquifers, groundwater areas,
wetlands, and the ocean.
The District recognizes that more data is required to create baseline information so that
policies can accurately reflect and protect the environment. Baseline studies are required
to identify terrestrial and marine ecosystems (such as pocket beaches, wetlands, and
riparian areas) in their natural and restored state, including through inventorying and
mapping of connectivity corridors (Policy 5.1.1). The District will monitor and report on
progress toward ecosystem integrity targets, including ecosystem connectivity corridors
for conservation and restoration in concert with neighbouring municipalities (Policy
5.1.2) and work towards a 'net gain' of biodiversity/ecosystem elements. Policy 5.1.3
supports development adhering to the Develop with Care: Environmental Best
Management Practices for Urban and Rural Land Development as published by the B.C.
Ministry of Environment or any provincial guidelines intended to supersede these
guidelines. Policy 5.1.4 requires the protection and preservation of the tree canopy and
density of trees within the municipality with associated amendments to the Tree Bylaw,
to achieve a no net tree canopy loss target and, 30 percent tree canopy cover in all
neighbourhoods.
2.2.2 Manage Regional Infrastructure Services Sustainably
The NSSA includes lands currently being serviced by
sewer and those that could be considered to be serviced
by sewer. The NSSA includes select residential,
commercial, and industrial lots. The District will not
further extend sewer services outside of the NSSA,
except to address pressing public health concerns, to
provide fire safety, or to service agriculture, which is
consistent with the RGS or serve Provincial Housing
Orders. The District is in the process of developing new
Sewer and Water Master Plan and a Water System Master
Plan which will inform a new development cost charge
bylaw which will allocate costs to new developments regarding infrastructure
requirements needed to service the Provincial Housing Order over the next 10 - 20 years.
In the meantime, the development community shall be directly responsible for all off-site
27
and on-site costs for new development in order to prevent the residents of North Saanich
from having to shoulder the costs associated with the new housing mandates.
The OCP includes general development policies 5.2.1 - 5.2.23 addressing the following:
a)
Green stormwater infrastructure;
b)
Sewage disposal systems;
c)
New roads, utility corridors;
d)
Applicable infrastructure plans, such as the Liquid Waste Management Plan,
Active Transportation Plan, Saanich Peninsula Stormwater Bylaw, and Drainage
Master Plan.
e)
Consistency with all infrastructure planning in the District.
2.3 Housing and Community
2.3.1 Improve Housing Affordability
The Province has mandated a total five-year housing target of 419 units to be met by July
31, 2029, and annual cumulative housing targets. In addition, the District must consider
the results of its Housing Needs Report and plan for the creation of 2493 new units over
the next 20 years. The housing targets run contrary to the RGS's target to accommodate
95% of the region's new dwelling units within the UCPA, whereas 5% or less of the
regional total is intended to be in the Rural/Rural Residential Policy Area.
The District has committed to providing a variety of housing in order to achieve a
healthy, sustainable, and affordable community through focusing growth in strategic
areas that are served by transit, away from hazards, and near daily needs. North Saanich
envisions strategic growth that preserves the rural feel of the municipality, respecting the
unique neighborhoods, and that also happens in tandem with supporting infrastructure.
Through policies 5.4.1 - 5.4.23, the District of North Saanich shall support the following:
a)
Secondary suites and/or (depending on designation) additional dwelling units.
b)
Allowing for flexibility in regulatory bylaws including amenity bonusing, in
compliance with Section 482 of the Local Government Act.
c)
Implementing development financing tools like development cost charges,
amenity contribution charges, density bonus as well as inclusive zoning.
28
d)
Partnering with affordable housing societies and supporting affordable housing
with funding partners.
e)
Ensure housing densities and height are compatible with the surrounding context
and built form.
f)
Encouraging diversity of housing types and tenure to promote social mix, and to
support collaboration between nonprofit and private sector developers to achieve
greater affordability.
g)
Exploring opportunities to address affordable home ownership, including strata
ownership of accessory residential dwellings where appropriate.
h)
Supporting accessory residential use in specific commercial and industrial and
community/institutional designations.
i)
Requiring a component 10-20% of all new multi-family units are affordable
residential housing (or equivalent in cash-in-lieu).
j)
Requiring a minimum of 5% of any proposed hotel units as staff housing units.
k)
Requiring that a minimum of 10% of the total of any proposed bare land or strata
single family residential subdivisions are affordable housing lots as defined by
the North Saanich which would be enforced through covenants, housing
agreements.
2.3.2 Create Safe and Complete Communities
The District has existing engineering data regarding sea level rise and areas identified as
at risk of flooding, however policies regarding these areas shall take the form of a
separate policy bylaw rather than being implemented through a development permit area
in order to address the many issues and intricacies around existing municipal
infrastructure, homes as well as future development requirements and construction in
order to adhere to RGS policies regarding managing and constructing climate change
adaptive and risk adaptive infrastructure and utilities.
This OCP includes a development permit area for lands with slopes exceeding 30% over
a minimum 6 metre run to ensure public safety and prevent damage to property and lands
considered to exhibit hazardous conditions.
29
2.4 Transportation
2.4.1 Improve Multi-Modal Connectivity and Mobility
The District of North Saanich has an Active Transportation Plan which is a roadmap for a
community to promote and improve walking, cycling, and other human-powered
transportation options, aiming to create safer, more accessible, and sustainable
transportation networks. The District shall deliver a multi-use transportation system that
prioritizes walking, cycling and transit use and is safe, attractive, and reflects the
District's rural character. The OCP support use of alternative (not fossil fuel based)
energy sources in buildings and transportation.
The District's policies prioritize transportation infrastructure and network upgrades that
support a safe, attractive, and connected active transportation network with consideration
for vehicle use, agricultural vehicles, including maintaining and implementing the Active
Transportation Plan (Schedule D). (Policy 5.8.4).
The District supports
upgraded public
transportation infrastructure
and services to increase
ridership including frequent
and rapid transit to serve
business areas and areas of
higher housing density and
enable North Saanich access
with key destinations in the
region (Policy 5.8.5)
including exploration of on-demand, service residents can access to their daily needs.
Through Policy 5.8.6, the District encourages residents and businesses to use zero
emission vehicles (ZEV) and machines and support ZEV infrastructure. New
development shall include alternative transportation infrastructure at a scale appropriate
to the density of the development, including but not limited to electric vehicle charging
stations; secure bike and e-bike parking; and car-shares.
Policy 5.10.6.4 (d) encourages alternative transportation by implementing separated and
convenient pedestrian and cycling facilities throughout the development.
30
2.5 Economic Development
This OCP supports the Regional Growth
Strategy by promoting local agriculture,
marine industries, and sustainable
tourism. It encourages economic
activities that are compatible with the
rural character of the community, such
as small-scale farming, agri-tourism, and
home-based businesses. The plan also
emphasizes the importance of protecting
agricultural land and supporting local
food systems, which aligns with the RGS
objective of fostering a resilient food and
agriculture system.
North Saanich supports both the agri-food sector, which is composed of operations that
produce and sell food commodities as well as other farm activities. The District continues
to have the highest average annual farm sale revenues of any municipality on Vancouver
Island. There is potential for growth and revitalization in the agri-food sector depending
on both macroeconomic and consumer demand factors. There are opportunities for value
added, intensive, niche and scaled up production of agri-food products and related agri-
tourism and food-related retail business development. Section 5.2 of the OCP outlines
policies to support the OCP objective to support the economic viability of agriculture.
North Saanich boasts a thriving boating industry, particularly around Tsehum Harbour
and the Saanich Inlet, with the North Saanich Marina serving as a central hub. The area
supports a variety of boating activities, including sailing, cruising, and other marine
leisure pursuits. Additionally, North Saanich is home to the Sidney North Saanich Yacht
Club, a community hub for sailing enthusiasts. In particular, policies 5.5.10-5.5.13 of this
OCP support marine-based commercial uses.
Traditional commercial development of retail, business and personal services plays a
lesser role in the District's land use pattern. There are several commercial uses that are
integrated with marina developments, such as yacht sales and maintenance/repair, marine
pubs, and restaurants. Currently, traditional light industrial uses such as warehousing or
manufacturing are located on the Airport Lands and are under the control of the Victoria
Airport Authority. De Havilland Aircraft of Canada primarily manufactures aircraft and
aircraft parts, including components for engines. The company, located at Victoria
31
International Airport, focuses on aircraft assembly and upgrading, along with supplying
parts for older aircraft and components for other manufacturers. The District does not
support extensive commercial development or intend to play a significant regional role in
providing regional commercial services, as these services are focused in Sidney and
Central Saanich. Section 5.5 of this OCP contains policies that address commercial and
industrial development.
There has been increased home business activity in North Saanich due to the changing
nature of the workplace and information technology as well as increased agri-tourism and
short-term rentals.
This OCP supports the following RGS Policies:
1.
Collaboratively build on the region's economic, environmental, and quality of
life advantages to position the region as a highly desirable location for investing
in existing and new businesses.
2.
Prioritize the attraction of new businesses to appropriate areas and attracting
investment that prioritizes climate action and a low carbon footprint, while
supporting the retention and growth of existing businesses and economic
activities in the region.
3.
Policies that support farming within the Agricultural Land Reserve.
2.6 Food Systems
2.6.1 Foster a Resilient Food and Agriculture System
A major goal of the OCP is to foster a sustainable food culture that is rooted in historical
and First Nation knowledge, viable local production, and environmental stewardship. A
key objective in the OCP is to preserve and use agricultural lands. The OCP has specific
policies to support community gardens in parks and in residential developments to
encourage food security and expanded use of greenhouses on smaller residential lots to
promote food security as well as requirements for new multifamily developments to
include community gardens Policy 5.10.6.3(iii).
32
2.7 Climate Action
2.7.1 Significantly Reduce Community-Based Greenhouse Gas
Emissions
The District's OCP sets targets for community-wide GHG emissions reductions and goals
[OCP Section 5.1 Environment and Climate Change]. In keeping with Local Government
Act section 447 (1)(b) in order to identify how the OCP is to be made consistent with the
RGS over time, Policy 5.1.5 supports reducing community-wide and corporate (District
operations) GHG emissions and be resilient to climate impacts, including by integrating
climate change considerations into all decision-making, by maintaining and
implementing a District Climate Strategy and providing incentives to residents. The
District's goal is to be carbon neutral in operations, reduce community GHG emissions
from 2007 levels by 45% by 2040 and transition to 100% renewable energy by 2050.
Policy 5.1.6 supports monitoring and report on progress toward climate goals and targets
and Policy 5.1.7 supports maintaining accurate data climate risk and vulnerability
assessments and integrate findings into decision-making and implementation actions.
Policy 5.1.8 includes support for energy and zero carbon step code requirements in the
District's Building bylaw and 5.1.9 incorporates climate change and sustainability
considerations in development permit areas.
33
34
3
35
3. VISION, GOALS AND OBJECTIVES
3.1 Vision Statement
The following is District's vision statement:
Looking forward twenty years from now...
"Eetsun-Hunnumut" (The Land Where It Is Good To Be)
The District of North Saanich is an inviting, safe, and sustainable community with a
strong agricultural, marine, and rural character harmoniously integrated with nature.
North Saanich historic ties with the WSÁNEĆ people; specifically, the BOKEĆEN
(Pauquachin) First Nation and WSÍKEM (Tseycum) First Nation, create strong
partnerships, social bonds, and development opportunities, which strengthen the cultural
integrity of both communities. The people of North Saanich are proud of their
community and its natural setting. North Saanich's friendly people, diversity of culture,
history, character, agricultural roots, and small-town atmosphere make it very attractive
for people to visit and call home. North Saanich is a great place for families, children,
seniors, and others who appreciate a quiet, less complicated lifestyle with the amenities
of a complete, sustainable community. The natural beauty and environmental quality
found in North Saanich are its strongest characteristics.
36
3.2 Sustainability Framework
The District is committed to meeting its present needs without compromising the ability
of future generations to meet their own needs. Sustainability will be achieved through
community participation and reconciliation of short and long term economic, social,
environmental, and cultural well-being. The District will achieve this shared Community
Vision, a picture in which everyone can see themselves.
The District is committed to being a sustainable community. Over the years, many
frameworks have been developed to help communities define and work towards this
goal. At their core, these frameworks place emphasis on having the community function
as a balanced inter-related system so all ecological needs (including human social and
ecological ones) can be met in the future. In addition, these frameworks help
communities by:
a)
identifying key components of the inter-related system that need to stay in
balance with each other, and
b)
emphasizing the need to measure and report (and adjust actions) based on the
outcomes of the key components and the community's corresponding goals and
objectives.
To help enable the District's evidence-based decision-making to reach its sustainable
community goal, this OCP uses the Doughnut Economic framework2 to identify the key
components of sustainability that must be accounted for and measured. The proposed
targets and indicators (see section 6, Implementation) for each key component have been
selected as they are quantitative characteristics of the community largely under the
control of the District where data is available. The District has selected the Doughnut
Economics framework as it has been successfully applied in many cities and communities
around the world.
Doughnut Economics is a framework for sustainable development that seeks to balance
human well-being and ecological sustainability. Doughnut Economics' core principles
are:
a)
Ecological Ceiling: acknowledges the Earth's biophysical limits and aims to
avoid overstepping planetary boundaries, ensuring ecological integrity and
sustainability.
2 https://doughnuteconomics.org/about-doughnut-economics
37
b)
Social Foundation: emphasizes the necessity of meeting basic human needs and
rights, advocating for social equity and justice.
c)
Local and global considerations: when considering what a community needs to
thrive, the community also needs to consider its functioning and its impacts on
both the local and the global environment/community.
On a local level, the Doughnut
Economics framework can guide
communities in ensuring access to
essential resources such as clean
water, nutritious food, affordable
housing, and quality education for all
residents. By prioritizing these social
foundations, communities can
promote human well-being and
create an enabling environment for economic prosperity.
Simultaneously, the theory emphasizes the importance of preserving local ecosystems
and biodiversity. By recognizing and respecting the ecological ceilings specific to each
region, communities can develop sustainable practices that protect natural resources,
reduce pollution, and mitigate the impacts of climate change.
On a global scale, the Doughnut Economics framework provides a blueprint for
addressing complex challenges such as poverty, inequality, and environmental
degradation. It recognizes the interconnectedness of social and ecological systems,
encouraging a holistic approach to development that considers the well-being of
both people and the planet.
3.2.1 Applying Doughnut Economics to the District
This comprehensive and holistic model is also a visualizing tool which uses two
concentric circles denoting a doughnut:
a)
Inner Circle (Social Foundation): Represents the minimum standards required for
a good life, such as access to food, water, health, education, income, peace, and
political voice. Falling below this circle signifies human deprivation.
b)
Outer Circle (Ecological Ceiling): Represents the planet's environmental limits,
encompassing scientifically established critical planetary boundaries like climate
38
change, biodiversity loss, and pollution. Exceeding this circle signifies ecological
degradation.
Between the two circles in the doughnut is the "safe and just space for humanity", which
is a sustainable, thriving community - where we aim to be.
The Doughnut Economics
framework can be integrated
into a process of strategy
creation in the context of a
rural community. The
Doughnut Economics
framework provides support
particularly for constructing
strategies and envisioning
goals, as well as for devising
indicators for developing a
continual process of
monitoring. The Doughnut's
application as a measuring
instrument also makes it
resilient to changes in policy,
material circumstances, or in
political leadership. It is crucial to follow the principle of initially starting with already
available data and then to build from there.
By promoting regenerative practices and circular economies, the Doughnut Economics
framework aims to decouple economic growth from resource depletion and
environmental harm. It encourages the adoption of sustainable production and
consumption patterns, fostering a shift towards renewable energy sources, responsible
waste management, and the preservation of natural habitats.
Moreover, the framework emphasizes the importance of international cooperation and
knowledge-sharing. By collaborating across borders and sectors, nations can collectively
address global challenges, such as climate change, biodiversity loss, and resource
scarcity, while ensuring equitable access to resources and opportunities for all.
Through its comprehensive approach, the Doughnut framework provides a roadmap for
achieving the United Nations Sustainable Development Goals (SDGs), which aim to end
poverty, protect the planet, and ensure prosperity for all. By integrating social and
39
environmental considerations into decision-making processes, the Doughnut framework
offers a path towards a more just, equitable, and sustainable future for humanity.
The significance of the Doughnut framework
lies in its ability to redefine our understanding
of sustainable development. It acknowledges
the interdependence of social well-being and
environmental preservation, encouraging a
regenerative and distributive economic model
that respects planetary boundaries while
ensuring basic human needs are met. Policies,
goals, and objectives identified in this OCP
can be cross-referenced against the North
Saanich "doughnut" and should be measured
through data and indicators to determine
whether the community is achieving
sustainability. Planning for the community, through policy development, and its
consequences, can then be systematically translated into data measurements to ensure the
community achieves sustainability through the doughnut lens.
3.3 Goals of the OCP
Recognizing that communities are dynamic in nature, the underlying principle of the
OCP is to ensure that if changes happen within the District, they are sustainable.
Development must be responsive to the opportunities and constraints offered by the
unique geography of each site, respect the past and be compatible with the current values
of the community, as expressed through this Plan.
The OCP goals are that North Saanich grows and changes in a way that:
3.3.1 Retains and enhances the rural, agricultural, and marine character of the
community.
3.3.2 Supports Indigenous reconciliation.
3.3.3 Is resilient to climate change.
3.3.4 Supports energy and greenhouse gas reduction.
3.3.5 Meets local housing needs as identified in the District's Housing Need Report.
40
3.3.6 Protects, restores, and enhances the ecosystem integrity of the natural
environment, including the marine, fresh waterways, land, and wildlife habitat
using nature-based solutions3 first.
3.3.7 Preserves, protects, and increases land used for agriculture both within and
outside the Agricultural Land Reserve.
3.3.8 Supports increased sustainable agriculture and local food production for local
food security.
3.3.9 Maintains existing levels of service and infrastructure in the community while
improving connectivity.
3.3.10 Supports economic activity in areas compatible with the District character and
in partnership with First Nations.
3.3.11 Supports an equitable, decolonized, socially inclusive, culturally diverse
community where people can age in place and have the support they need.
3.3.12 Supports stewardship of areas with heritage value, including Indigenous
cultural heritage.
3.3.13 Supports community amenities and services, including educational, health
care, cultural, artistic, recreational, and athletic for all community members.
That North Saanich, in its decision-making:
3.3.14 Cooperates, and fosters respect and understanding with First Nations,
neighbouring agencies and municipalities, and the federal and provincial
governments.
3.3.15 Undertakes evidence-based decision-making that includes respectful use of
traditional ecological knowledge, use of a climate mitigation and resilience
"lens," and monitoring and reporting on OCP goals.
3.3.16 Supports transparent community communication, engagement, and education
in recognition of the importance of the community's collective expertise,
knowledge, and creativity.
3 Including - https://www2.gov.bc.ca/gov/content/industry/crown-land-water/crown-land/crown-land-
uses/residential-uses/nature-based-erosion-protection
41
3.4 Objectives of the OCP
To achieve its goals, North Saanich has established objectives for the OCP. These
objectives are located at the beginning of each section. For a full list, please see
Appendix A.
42
4
43
4. LAND USE
The natural environment of North
Saanich is a key feature and provides
many benefits to the community. By
managing growth through this OCP, we
can ensure that decisions made support
ecosystems to thrive. To manage growth
and development, the OCP designates
(See Schedule B: Land Use
Designations) the location and type of
land use (e.g., residential, commercial,
industrial, agricultural etc.). The
descriptions of each land use designation
are included in Table A below and are
used to create more detailed land use and
zoning bylaws outlining such elements as siting, building form, size, use and densities.
While the Land Use designations establish a general land use vision for North Saanich, it
is the Zoning Bylaw that regulates the specific uses and density that are permitted to
occur on the land. Each Land Use Designation includes a range of uses, densities and
forms to guide decision-making for development in a particular neighbourhood or
property. However, the intent is to guide site-specific land use decisions that consider the
site's characteristics and context, as well as all relevant OCP policies.
As such, not every property will achieve the full development potential outlined by these
land use designations especially due to potential irregular parcel shapes. For some
proposals, a land assembly may be required for a project to achieve a designation's intent.
In designating land, the District has followed well established planning principles that
seek to locate growth near services and transit and in already served areas to try to limit
the cost impacts of growth. In addition, growth has been focused away from hazard
areas, such as sea level rise. The result has been twofold:
1. designations that propose for growth in the area around McTavish and the
Southeast Quadrant of the municipality, and
44
2. changes to some land use designations from previous OCPs, where new land
designations see a reduction in units permissible "down-designated". The
current uses are allowable to continue as legal non-conforming.
45
4.1 Land Use Designations
Objectives
a)
Focus future growth in areas with existing infrastructure (e.g., water, sewer, and
active transportation), away from hazards, and with access to daily needs;
b)
Provide a diverse range of type, tenure, size, affordability, character, and form
of housing that reflects the character of the community;
c)
Protect agricultural lands including ALR from non-farm uses, while supporting
ancillary agricultural uses.
Policy
The District will use the land use designations on Schedule A to guide future land uses and
densities.
TABLE A: Land Use Designations
Principal
Use
Designations
Purpose/Descriptor
Agriculture
Agriculture
To permit uses as per the Agricultural Land Reserve Use
Regulation) where farming is the preferred and
predominant use and shall include all land in the ALR.
Agricultural lands may not be subdivided into parcel
sizes smaller than 20.0 ha except where permitted by
decision of the Agricultural Land Commission. Parcels in
the ALR are permitted a secondary suite within the
principal residence, and one additional residence with a
total floor area of 90 m2 or less if the parcel is 40 ha or
less, or one additional residence with a total floor area of
186 m2 or less if the parcel is greater than 40 ha.
Residential
Small Lot
To permit lots larger than 299m2 (~0.07 acres) but less
than 1400 m2 (~0.33 acres), within the NSSA. Additional
residential dwellings, including secondary suites, are
permitted in appropriate circumstances.
46
Neighbour-
hood
Residential
To permit a single family home with one secondary suite
and:
a) where the lot is 2833m2 (~0.7 acres) or greater, one
cottage or carriage-house; OR
b) where the lot is less than 2833 m2 (~0.7 acres), one
carriage house.
The lands are located outside of known hazard areas,
within the NSSA, in close proximity to a frequent transit
corridor, and daily needs.
No land may be subdivided into parcel sizes smaller than
1400m2 (~0.33 acres).
Rural
Rural areas are intended to accommodate hobby farms,
small-scale farm operations including greenhouses, farm
riding stables, parks, and small acreage residential uses
within an agricultural setting. One secondary suite or
detached accessory residential dwelling is permitted. No
lands may be subdivided into parcel sizes smaller than
4.0 hectares (~10 acres). For Parks and outdoor
recreation, ALR Use Regulation only provides for
specific park and passive recreational use of land.
Country
Residential
To permit larger estate lots or smaller acreages serviced
with individual wells or with community water systems.
One secondary suite or, where the lot is 2833m2 (~0.7
acres) or greater, one cottage is permitted. No lands be
subdivided into parcel sizes smaller than 0.4 ha (~1
acre).
General
Residential
To permit small to medium sized lots for single-family
residential development within NSSA. One secondary
suite or, where the lot is 2833m2 (~0.7 acres) or greater,
one cottage is permitted. No lands may be subdivided
into parcel sizes smaller than 1400 m2 (0.33 acres).
Multi-Family
Residential
To permit Multi-family Residential development with a
maximum floor area ratio (FAR) of 0.8 to a maximum of
40 units/acre, up to 3 stories, with consideration for 4
stories for seniors housing. The lands are located outside
of known hazard areas, within the NSSA, in close
proximity to rapid transit stop, and daily needs.
47
Attached
Ground-
Oriented
Residential
To permit Attached Ground-Oriented (e.g., townhouses)
Residential development with a maximum FAR of 0.6 to
a maximum of 15 units/acre, up to 3 stories. Additional
density may be considered where amenities provided and
site characteristics preserved. Secondary suites are
permitted to meet affordable, special needs or seniors'
housing needs. The lands are located outside of known
hazard areas, within the NSSA, and in close proximity to
a rapid transit stop.
Commercial
Commercial
To permit small-scale commercial uses or
commercial/residential mixed-use in appropriate
circumstances, most commonly with ground floor
commercial and residential or office above. Maximum
0.8 FAR to a maximum of 40 units/acre for the
residential portion of the building, and maximum 3
stories, with consideration of 4 stories for seniors
housing, above commercial use as identified in zoning
bylaw. The lands are located within the NSSA, in close
proximity of rapid transit stop, and daily needs.
Marine
Commercial
To permit all marinas (land and water) and institutional /
government / transport uses (BC Ferries, Institute of
Ocean Sciences), and may include accessory residential
dwelling where appropriate.
Health and
Education
Commercial
To permit uses related to health and education including,
but are not limited to the following: a) Personal Care
Facility; b) Research; and c) Education.
Industrial
To permit a range of light industrial, service commercial,
research and transportation and aviation related uses,
light manufacturing and assembly, warehousing, outdoor
recreation uses, and hospitality related uses including
restaurants, pubs, car rental firms; and residential,
commercial and community uses are permitted in
appropriate circumstances.
Community / Institutional
To permit community and institutional uses such as
schools, recreation facilities, daycares, gathering places,
municipal hall, fire halls and utility structures.
Residential uses are permitted in appropriate
48
circumstances. Uses such as seniors' housing facilities,
which may be publicly owned or operated, are
considered residential uses.
Future Growth Areas
To meet additional growth demand beyond that
identified in this OCP and to be reviewed for
densification in alignment with the 5-year Housing
Needs Assessment Update process.
Park
To permit protected areas that allow for the protection
and maintenance of important natural and cultural values
and outdoor recreation opportunities, and includes: trails,
with a preference for natural surfaces; tot lots;
community parks; sports fields; interpretive parks;
waterfront parks; ecological reserves; pollinator gardens.
Marine
All areas of the District foreshore extending 300 metres
from the shore. Intended to protect and enhance the
marine, inter-tidal areas of the District.
Victoria International
Airport
Federally owned airport land.
First Nation Reserve
First Nation reserve land.
Urban Containment
Boundary
To delineate areas for urban growth and areas where it is
discouraged as per the CRD Regional Growth Strategy.
Service Area
To delineate extent of the NSSA.
Relevant District Plans,
Studies and Strategies
a) Flood Construction Level for
0.5 and 1. 0m Sea Level Rise
Report (2017)
b) Community Wildfire Protection
Plan (2021)
49
5
50
5. FOCUS AREAS
5.1 ENVIRONMENT AND CLIMATE CHANGE
The natural beauty and environmental quality found in the District is one of its strongest
characteristics. The area has rich and healthy biodiversity, ecosystems and habitats
including marine birdlife, shellfish areas, marshes, ponds, streams, hedgerows, and rich
plant communities in many wooded areas and at high elevations. These characteristics
are sensitive to change due to human activities and development. Already much has
changed through human impact. We know from the history shared with our community
that it was once even a more bountiful place with more shellfish, salmon in spawning
creeks, sea urchins, barestem desert parsley, bog lands with medicinal plants and fibers
for making mats, blue grouse, eelgrass, herons, owls and forage fish habitat. The District
recognizes the benefits of co-management approaches with Indigenous neighbours.
5.1.1 Climate Emergency
The Intergovernmental Panel on Climate
Change (IPCC) estimates that average
global surface temperature will increase by
1.8 to 4.0°C (best estimate) by 2050, a
substantial increase over the rate of
warming (0.6°C), recorded for the last
century. North Saanich is expected to
experience significant climate changes by
2050, including hotter summers, warmer
winters, drier summers, and wetter
winters, according to projections by the
CRD and the Pacific Climate Impact
Consortium. These changes are expected
to have serious implications for
ecosystems, agriculture, infrastructure, and
community health, especially vulnerable
populations.
51
Human activity in human settlements is responsible for 70% of global GHG emissions.
This means that local governments have an important role to play in controlling or
influencing emissions. Recognizing the role that our local municipality plays in
achieving a significant and immediate reduction in global GHG emissions, the District of
North Saanich has declared a climate emergency on June 19, 2019. In 2008, the District
of North Saanich signed the BC Climate Action Charter committing to: to be carbon
neutral in respect of its operations by 2012; measuring and reporting on its community's
GHG emission profile; and creating complete, compact, more energy efficient rural and
urban communities.
Trees play a crucial role in climate action by sequestering carbon dioxide from the
atmosphere through photosynthesis, acting as a natural carbon sink. This process, known
as biological carbon sequestration, helps mitigate climate change by reducing the amount
of GHGs in the atmosphere. Planting and maintaining healthy forests is a vital strategy in
combating climate change.
In addition, the Local Government Act requires local governments to include policies,
targets, and actions for GHG reduction (measured in CO2 equivalent) in their OCPs.
Most GHGs emitted in North Saanich are a result of transportation activities and
buildings. Climate change policies related to transportation, buildings, agriculture (which
supports through carbon sequestration is soils) and other areas are integrated throughout
the OCP. Overarching climate policies are included in this section.
52
To achieve its environmental and climate goals, action will be needed from everyone,
including residents, community organizations, businesses, institutions, neighbouring local
governments and Indigenous, Provincial and Federal Governments. The District is
committed to collaboratively working together.
Objectives
a)
Protect and restore ecosystem
integrity and natural habitat
connectivity across land uses using
best practice nature-based solutions
first;
b)
Preserve and enhance the tree
canopy in the District;
c)
Create resiliency to climate changes
including sea-level rise and wildfire
risk through appropriate
development criteria;
d)
Deliver energy efficient and zero
carbon new and existing buildings
that support affordable, energy
efficient, zero carbon
transportation;
e)
Reduce greenhouse gas emissions from community waste; and
f)
Deliver carbon neutral corporate operations.
Policies
5.1.1
Identify terrestrial and marine ecosystems (such as pocket beaches, wetlands,
and riparian areas) in their natural and restored state, including through
inventorying and mapping of connectivity corridors including hedgerows, and
use public education and development regulations to protect, restore and add
to ecosystem integrity, such as development permit requirements and
conservation covenants.
53
5.1.2
Monitor and report on progress toward ecosystem integrity targets:
a) Ecosystem connectivity corridors for conservation and restoration in
concert with neighbouring municipalities; and
b) 'net gain' of biodiversity/ecosystem elements.
5.1.3
In environmentally sensitive areas, development shall be planned and
implemented in accordance with those guidelines established in the latest
edition of Develop with Care: Environmental Best Management Practices for
Urban and Rural Land Development as published by the B.C. Ministry of
Environment or any provincial publication intended to supersede these
guidelines.
5.1.4
Protect, preserve, regulate tree
canopy and density of trees
within the municipality and deter
logging and the clear-cutting of
treed lots, including through a
Tree Bylaw, to achieve a no net
tree canopy loss target and, 30
percent tree canopy cover in
every neighbourhood, and to
work toward 300 metres from the
nearest public park (including
neighbourhood park) or other
green space.
5.1.5
Take action to reduce community-wide and corporate (District operations)
GHG emissions and be resilient to climate impacts, including by integrating
climate change considerations into all decision-making, by maintaining and
implementing a District Climate Strategy and providing incentives to
residents, to meet the following targets:
a) Be carbon neutral in operations;
b) Reduce community GHG emissions from 2007 levels by 45% by 2040; and
c) Transition to 100% renewable energy by 2050.
5.1.6
Monitor and report on progress toward climate goals and targets and through
carbon accounting.
54
5.1.7
Maintain up to date climate risk and vulnerability assessments and integrate
findings into decision-making and implementation actions including
development regulations that may restrict development in sea level rise areas.
5.1.8
Include energy and zero carbon step
code requirements in the District's
Building bylaw in line with
requirements set by regional leaders,
and consider embodied carbon.
5.1.9
Incorporate climate change and
sustainability considerations in
development permit areas.
5.1.10 Manage invasive species.
5.1.11 Protect development from wildfire hazards including consideration of Fire
Smart Principles.
5.1.12 Protect Shoal Harbour Migratory Bird Sanctuary and coordinate with Sidney
on a joint management approach including protecting wildlife nesting and
spawning sites.
5.1.13 Initiate and support actions that improve air quality, including establishing a
target and monitoring framework (working with regional partners and airport)
and support other regional initiatives.
5.1.14 Ban the use of cosmetic/non-essential pesticides on all lands in the District,
including municipal lands, and educate the public regarding organic
alternatives to conventional pesticides.
5.1.15 Collaborate with W̱ SÁNEĆ Nations, the Town of Sidney, the District of
Central Saanich, the Capital Regional District, and local environmental
organizations to take action towards ecosystem integrity (including shorelines
and marine) across our jurisdictions including:
a) establishing a centralized database and support a coordinated approach to
the collection and use of environmental data, including information from
W̱ SÁNEĆ traditional ecological knowledge;
55
b) inventorying and mapping areas of ecological significance and connectivity
across the Peninsula (including shorelines, forests, rare species, and species
of concern); and
c) protecting, enhancing, and monitoring these areas to ensure habitat
protection including wildlife corridors, and ecosystem integrity.
Relevant District Plans and Strategies
a) Parks Master Plan (2025).
5.2 GENERAL DEVELOPMENT POLICIES
Objectives
a)
Site development requirements will aim to retain environmental integrity,
neighbourhood character, and reduce conflicts between uses; and
b)
Support use of alternative (not fossil fuel based) energy sources in buildings and
transportation.
Policies
The policies in this section are applicable to all land use designations.
5.2.1
Development must be consistent with the goals and objectives of the OCP.
56
5.2.2
Development must minimize the
impact on existing natural vegetation
and maintain or improve the
ecological integrity of the natural
environment.
5.2.3
Development shall use green
stormwater infrastructure (such as
permeable surfaces and stormwater
capture) to preserve and restore the
natural water balance keep water on
site where feasible and must be
designed to prevent pollutants from
entering into any water system,
including surface-water runoff
channels, aquifers, groundwater
areas, wetlands, and the ocean.
5.2.4
Development should be consistent with the retention of the landscape features
of natural areas including open spaces, especially on or near the waterfront,
hilltops, and ridges.
5.2.5
Development in riparian areas, including streams and crossings, must be
consistent with Provincial regulation, and will be subject to development
permit.
5.2.6
Development and the alteration of land shall be focused in areas of low
environmental sensitivity and with the purpose of preventing environmental
degradation of high value environments such as wetlands, riparian areas,
mature trees, forested areas, and shorelines.
5.2.7
Proposed sewage disposal systems must function properly with the various
soil types and topography without posing any risks to groundwater supplies, as
per Provincial regulation.
5.2.8
Whenever required, access to streams, the ocean and other water sources must
be provided for in emergency situations to federal, provincial, regional or
District staff for the prevention, control, or reduction of an immediate threat to
human life, the natural environment, archaeological resources, or public or
private property. This includes forest fires; flood and erosion protection
works; protection, repair or replacement of public utilities; clearing of an
57
obstruction from a bridge, culvert, dock, wharf or stream; bridge repairs; and
removal of hazardous trees.
5.2.9
Development must follow appropriate regulations in relation to known and
chance finds of archaeological sites, as per Provincial regulation.
5.2.10 New roads, utility corridors and community uses such as schools and
recreation facilities shall be directed to non-agricultural lands unless no
alternative exists.
5.2.11 The District, in evaluating development or rezoning applications, will consult
the recommendations outlined in the applicable infrastructure plans, such as
the Liquid Waste Management Plan, Active Transportation Plan, Saanich
Peninsula Stormwater Bylaw, and Drainage Master Plan.
5.2.12 Development should utilize
environmentally sensitive
site development, drainage,
and individual water supply,
including rainwater
harvesting, and effluent
disposal systems which
recognize these systems are
inter-related.
5.2.13 Development should promote the use and retention of hedgerows and native
vegetation to preserve natural biological diversity, and to conserve water.
5.2.14 If any development occurs in environmentally sensitive areas
(Schedule G):
a) it must be consistent with the protection of watercourses, wetlands, riparian
areas, aquifers and sensitive ecosystems and wildlife habitat. Where possible,
watercourses and natural drainage channels should be preserved in their
natural state, restored, and enhanced, and, where feasible, developed as
drainage rights-of-way;
b) erosion is to be addressed and, if possible, prevented in areas of steep slopes
by leaving slopes uncleared, retaining areas of mature tree cover, and
preserving other natural features.
58
5.2.15 Development near any
watercourse, stream, creek, or
wetland may be subject to the
Riparian Areas Protection Act,
which will be used to identify
the streamside protection and
enhancement areas, and any
applicable requirements for
protection of these areas and
fish protection measures.
5.2.16 Development should be buffered from adjacent rural, agricultural, and
residential uses to minimize impact on neighbours, and, where possible,
existing trees and hedgerows must be retained as part of the landscaped buffer
area to provide privacy and to reduce visual impact on neighbouring areas.
5.2.17 Development adjacent to Agricultural, Country Residential and Rural
designations may only be supported in accordance with the following criteria:
a)
The development will have minimal impact on the existing man-made and
natural physical features of the area; and
b)
there must be a buffer used between the proposed land use and the
agricultural parcels of land, on the non-farm parcels as per the Ministry of
Agriculture and Food's Guide to Edge Planning.
5.2.18 To ensure that residential
developments are compatible
with the physical site
conditions of slope, soil
types and drainage patterns,
and that natural features such
as views, tree cover and
variety in terrain are retained
and enhanced, the siting of
buildings, roads and utilities shall be accomplished in a manner which
maintains any sensitive natural areas of the site and preserves the natural
landscape, with a preference for clustering.
5.2.19 The District will encourage and prioritize developments that incorporate
environmentally friendly design to reduce carbon emissions and use less
59
energy including meeting step codes for energy and zero carbon, and solar-
ready buildings, as outlined in Building Bylaw and siting orientations to
maximize solar energy collection potential and those that account for life-
cycle carbon.
5.2.20 Development must be designed to be resilient to known hazards affecting the
site.
5.2.21 Any new development must provide on-site parking in the location and
amount appropriate to the scale and context of the development and site, with
alternative development standards, lot coverage and preservation of natural
features considered.
5.2.22 Development should incorporate
electric vehicle charging infrastructure
in new builds and retrofits, and for
multi-family designation,
transportation demand management
measures are encouraged while end of
trip infrastructure that supports active
transportation is required.
5.2.23 Development must be consistent with
all infrastructure planning in the
District including ensuring adequate
water supply including for fire
protection needs, and sewage/septic
capacity (and proper function) must be
considered as part of any new
development on lands in any designation.
5.2.24 Improve existing and provide new additional public access to waterfront
through development triggers such as subdivisions, rezonings, development
permits, and utility easements.
5.2.25 Siting of development, construction practices, landscaping and building
materials and maintenance that minimizes forest fire risk and exposure to
wildfire interface areas.
60
Relevant District Plans or Strategies
a) Liquid Waste Management Plan;
b) Active Transportation Plan; and
c) Saanich Peninsula Stormwater Bylaw
d) Drainage Master Plan
5.3 AGRICULTURE
Agriculture is a main industry in North Saanich. Thirty-seven percent of the District's
land is designated Agricultural Land Reserve land. The District's farms range in size
from smaller than ten acres to up to approximately 560 acres, with the majority being on
the smaller end of the range. Due to the mild climate, it is possible to grow food year-
round, allowing for a broad range of crops and farms, including mixed vegetables, dairy,
and beef. Distribution methods of farm products are wide-ranging from the many
roadsides stands to wholesale distribution. Agritourism activities enhance farm income.
61
In the face of significant pressures, retaining the viability of agricultural lands is
important for local food security, economic diversity, climate mitigation and resilience,
and preserving valuable rural landscapes for the community. Since support of agricultural
activities and land uses is a primary goal of the OCP, policies in this section are aimed at
meeting the agricultural objectives and supporting key food system factors identified in
District agricultural strategies to date (e.g., the land base, farm worker housing etc.) that
lead to that goal.
Objectives
a)
Increase land used for agriculture;
b)
Protect agricultural lands including ALR from non-farm uses, while supporting
ancillary agricultural uses;
c)
Support the economic viability of agriculture (including small-scale) including
support to young and new farmers;
d)
Increase food production including food producers' access to agricultural land;
e)
Maintain larger parcel sizes to provide for a wider range of agricultural activities;
f)
Protect agricultural lands from uses that are incompatible or inconsistent with
agriculture to minimize conflict; and
g)
Support farm ecology and health (including soil and water), including through green
infrastructure and regenerative agricultural practices.
62
Policies
5.3.1
Support progress in all
identified key food system
factors (land base,
marketing, labour, farm
worker housing,
processing services,
training and information,
water supply, support
agencies, environment, and
climate change challenges)
including by maintaining
and implementing a Whole
Community Agricultural
Strategy supported by a
farm advisory body.
5.3.2
Increase public agricultural land holdings through land donations, farmland fund
and acquisition program.
5.3.3 Support access to land including
community gardens and backyard food
production through incentives, and matching
farmers with land.
5.3.4 Undertake edge planning and the
development of a buffer zone for the protection
of agriculture.
5.3.5 Where an ALR exclusion application
involves an inclusion of an equal or greater
amount of land that is or will be appropriate for
farming and there is a clear benefit to
agriculture and the community, it may be
supportable by the District, but not necessarily
by the Commission.
5.3.6
Adopt regulations that promote clustering of housing units and siting to minimize
servicing costs and loss of farmland (farm home plates) on agricultural land.
63
5.3.7
Support arrangements that provide long-term access to agricultural lands
including through leasing.
5.3.8
Provide education to residents regarding living near farms, and farming practices
to support cooperation.
5.3.9
Support a fair system of water pricing for agricultural activities.
5.3.10 Support drainage upgrades to support farming.
5.3.11 Support marketing of and access to North Saanich agricultural products including
through an agriculture database of North Saanich farms to promote access to
daily produce, branding, farmstands, guides, farm bucks, working with local
retailers, farmers market and other education and retail spaces.
5.3.12 Continue to build the District of North Saanich Agriculture Reserve Fund.
5.3.13 Support farm labour including a labour pool and farmers' access to resources
including local agrologists, hydrologists or ecologists through the District of
North Saanich.
5.3.14 Support sustainable farm practices such as planting of native species, conserving
of natural habitats, pesticide-free methods, use of cover crops, green
infrastructure to mitigate run off and support wildlife, efficient irrigation,
rainwater harvesting, and artificial wetlands.
5.3.15 Support access to agricultural processing facilities and services including kitchen,
cold storage, aggregating service, abattoir, tool access to reduce the greenhouse
64
gases emitted to transport food. For parcels in the ALR, Section 11 of the ALR
Use Regulation must be met in order for it to be used for processing of farm
products.
5.3.16 Support the balance between farm and food production and the protection of the
natural environment by avoiding the removal of trees where possible.
5.3.17 Consider policy to support an appropriate minimum on-site or off-site
requirement for food growing space or community garden based on proposed
gross floor area for condominium development and multi-family projects.
5.3.18 Support increased sustainable local food production from the marine
environment for local food security.
5.3.19 Support housing on agricultural land only where it supports agricultural
production.
Relevant Plan or Strategies
a)
Agriculture Economic
Development Strategy
b)
Whole Community
Agriculture Strategy
5.4 RESIDENTIAL
Providing a variety of housing for diverse needs is a key component of a healthy,
sustainable, and affordable community through focusing growth in strategic areas that are
served by transit, away from hazards, and near daily needs helps residents to lead an
affordable and climate friendly lifestyle. North Saanich envisions strategic growth that
preserves the rural feel of the municipality, respecting the unique neighborhoods, and that
also happens in tandem with supporting infrastructure.
65
Provincial housing legislation
introduced in 2023 is designed to
increase the diversity and amount
of housing supply in BC. The
District has been issued a
provincial Housing Target Order
which sets out the total five-year
housing target of 419 units to be
met by July 31, 2029, and annual
cumulative housing targets. In
addition, the District must consider
the results of its Housing Needs
Report and plan for the creation of 2493 new units over the next 20 years (including 821
units over the next 5 years). This section guides the type of residential development the
District is interested in developing, supported by the Development Permit Area number 5.
Some of the housing to be planned for is rental non-market housing, which is built and
operated in conjunction with BC Housing or other non-profit partners, with the municipal
role mainly to provide land and zoning. The District recognizes the need to work with a
variety of partners to fulfill its housing goals.
Housing Targets
Based on the District's 2020 Housing Needs Report and its 2024 Interim Housing Needs
Report, this OCP plans for the required 2493 units over 20 years, with the following
approximate characteristics:
Table B: Housing Targets and Needs- 20 Year Time Frame
Rental non-
market
(supportive)
Rental -
market
Ownership -
non-marketi
Ownership -
market
Total
St/1Bd
54 (62)
234
10
1063
1423
2bd
28
121
5
551
705
3bd
15
62
3
285
365
Total
97(62) =159
417
18
1899
2493
66
Table C identifies the number of units by land use designation that are planned for within
this OCP.
TABLE C: Housing Units as Designated by this OCP
Mult-
familyii
Attached Ground-
Orientediii
Accessory Residential
Dwellingsiv
Single
Family lots
available
Total
St/1Bd
1386
0
100
1486
2bd
535
0
200
735
3bd
59
222
100
381
Total
1980
222
400
92
2694
4 For example, housing co-ops
5 Includes accessory residential within the Commercial, Industrial and Community/Institutional Designations (where
permissible)
6 This may be an underestimation because additional density may be considered where amenities provided and site
characteristics preserved
7 Estimated build within the Neighbourhood, Country and General Residential, Rural and Small lot Designations (where
permissible), potential as designated is much higher
The following provides a summary of the legislative requirements with regards to
housing (Local Government Act s.473) for an OCP and how this OCP meets them:
Requirement
Within this OCP
Statements and map designations for
the approximate location, amount,
type, and density of residential
development needed for at least the
next 20 years (LGA s.473(1)(a));
(LGA s.473.1(3))
Land Use Designations
Section 4; Schedule B. Also, Table B and Table
C outline the units required to be designated to
meet our 20-year Housing need and the units
that have been designated, with the resulting
calculations showing that this OCP plans for at
least 201 units additional to what is required
over the next 20 years.
Housing policies that address 1)
Affordable housing
5.4.4, 5.4.12, 5.4.15, 5.4.17, 5.7.3.
67
Housing policies that address 2)
Rental housing
5.4.5, 5.4.10, 5.4.19
Housing policies that address 3)
Special needs housing
5.4.4; Land use designations - attached ground
oriented residential
Housing policies that address 4)
Seniors' housing
5.4.4; Land use designations - attached ground
oriented residential, multi-family, commercial
Housing policies that address 5)
Family housing
5.4.4
Housing policies that address 6)
Shelters for individuals experiencing
homelessness and housing for
individuals at risk of homelessness
5.4.4
Housing policies that address 7)
Housing in close proximity to
transportation infrastructure that
supports walking, bicycling, public
transit, or other alternative forms of
transportation
5.4.3; Objective that focuses growth near active
transportation including transit
Objectives
a)
Provide a diverse range of type, tenure,
size, affordability, character, and form
of housing that reflects the character of
the community;
b)
Address the housing needs of the
community by ensuring new housing is
located in areas that align with the
general land use objectives stated
above; and
c)
Site development requirements will
aim to retain environmental integrity,
neighbourhood character, and reduce conflicts between uses.
68
Policies
5.4.1
Secondary suites and/or (depending on designation) additional dwelling units
may be permitted by zoning regulations to support housing needs in the District.
The Housing Supply Act does not direct housing developments into the ALR as a
strategy to meet its targets. The ALR already permits up to three residential units
on an ALR parcel:
a)
A principal residence with a total floor area of up to 500 m2;
b)
A secondary suite within that principal residence;
c)
An additional residence with a total floor area of up to 90 m2 for parcels 40
ha or less, or up to 186 m2 for parcels larger than 40 ha.
5.4.2
To encourage innovative
housing and subdivision
designs such as detached
clustered residential
developments, particularly
for sloped upland areas, the
District will provide
flexibility in regulatory
bylaws. Amenity bonusing,
in compliance with Section
482 of the Local
Government Act, may be
supported in certain areas if site conditions warrant, in order to preserve open
space, natural tree cover and environmentally sensitive areas, leaving slopes
unaltered.
5.4.3
Multi-family housing shall occur in areas served by sewer, within close
proximity to rapid transit and preferably outside of known hazard areas.
5.4.4
The District shall use applicable tools to meet its housing needs as identified in
its housing needs report including:
a)
development financing tools like development cost charges, amenity
contribution charges, density bonus as well as inclusive zoning;
b)
participating in the regional response to existing and emerging affordable
housing demand;
c)
providing information on affordable housing to increase community
awareness to build support for affordable housing;
69
d)
considering the use of Section 226 Community Charter revitalization tax
exemption agreements, registered housing agreements to protect the use for
the maximum period of time; and
e)
partner with affordable housing societies and supporting affordable housing
with funding partners.
5.4.5
The District will support the creation of new housing and the retention of
existing, rental housing.
5.4.6
The District will ensure housing densities and height are compatible with the
surrounding context and built form, with building heights in multi-family
designations not exceeding 3 stories, with the exception of seniors housing, and
with form and character requirements established in development permit areas.
5.4.7
The District will support Alternative Development Standards to support
environmental considerations and protection of the natural environment by
reducing parking requirements.
5.4.8
The District will prioritize development proposals during application review
according to those development proposals that provide the District with housing
to meet its housing needs.
5.4.9
The District will encourage diversity of housing types and tenure to promote
social mix, and to support collaboration between nonprofit and private sector
developers to achieve greater affordability.
5.4.10 The District will protect existing non-market and market rental housing stock.
5.4.11 The District shall consider strata conversions of existing homes and rentals where
there is no net loss or gain of total bedrooms, and where the conversion maintains
the neighbourhood character, and in accordance with any regulation or guidelines
established by the District.
5.4.12 The District will explore opportunities to address affordable home ownership,
including strata ownership of accessory residential dwellings units.
5.4.13 Residential uses will be permitted as an accessory use in specific commercial and
industrial and community/institutional designations, except where the non-
residential uses have detrimental impact (unsightliness, noise, odour, traffic, or
parking congestion) on residential use.
70
5.4.14 Allow for the expanded use of greenhouses on smaller residential lots to promote
food security.
5.4.15 Require 10-20% of all new multi-family units are affordable residential housing
(or equivalent in cash-in-lieu), through implementation mechanisms including
housing agreements, phased development agreements, partnerships or using
density bonusing as per the housing guidelines.
5.4.16 Require a minimum of 5% of any proposed hotel as staff housing units as defined
by the District.
5.4.17 Require that a minimum of 10% of the total of any proposed bare land or strata
single family residential subdivisions are affordable housing lots as defined by
the District which would be enforced through covenants, housing agreements.
5.4.18 Consider additional opportunities for detached accessory residential dwellings on
lots less than 1-acre in size, as an alternative to secondary suites.
5.4.19 The District will balance protecting long-term housing supply for residents by
giving consideration to temporary accommodation (to include occupancy for up
to 90 days), as part of the development of a short-term rental policy and
guidelines.
5.4.20 Evaluate opportunities to expand accessory residential dwelling allowances on
properties where lot sizes, tree retention, and proximity to servicing and
transportation networks are sufficient, outside of the ALR.
5.4.21 Evaluate opportunities to expand the demographic utilizing accessory residential
dwelling units, including evaluating flexibility in unit size restrictions, and built
form/unit typology restrictions.
5.4.22 Support the creation of a more detailed plan for those lands surrounding the
McTavish interchange, focusing on multi-family and accessory commercial uses
as well as open space and transportation accessibility.
5.4.23 Small-scale neighbourhood shopping areas may be located in any residential area
to serve local needs, outside of the ALR.
5.4.24 Notwithstanding the intent of the Multi-Family land use designation, the
following properties have been designated multi-family only for the purpose of
preserving the existing built development densities: 9115 Lochside Drive, and
10660/10670/10680 McDonald Park Road. Where there are differences in the
allowances generally accommodated in the Multi-Family designation and the
71
existing development on these sites, the development regulations shall not be
amended or varied to support additional development beyond the existing built
form.
5.4.25 Notwithstanding the intent of the Attached Ground-Oriented Residential land use
designation, the following properties have been designated Attached Ground-
Oriented Residential only for the purpose of preserving the existing built
development densities: 2166 Bakerview Place, 10585 McDonald Park Road, and
1255 Wain Road. Where there are differences in the allowances generally
accommodated in the Attached Ground-Oriented Residential designation and the
existing development on these sites, the development regulations shall not be
amended or varied to support additional development beyond the existing built
form.
Future Growth Areas
5.4.26 Future Growth Areas have been designated for the purpose of accommodating
growth project updates on a 5-year basis in alignment with the mandated Housing
Needs Assessment updates.
5.4.27 Subdivision or densification of lands within a Future Growth Area shall not be
permitted to ensure the land remains in a development-friendly state to respond
to growth demands.
5.4.28 Where land in these areas is vacant, the District may authorize via Temporary
Use Permit outdoor storage facilities to accommodate works/storage yards for
neighbouring development projects.
5.4.29 Lands within the Future Growth Areas may be utilized and redeveloped
consistent with the underlying land use designations where no subdivision is
required.
5.4.30 Should any development occur on the Future Growth Area lands adjacent to ALR
lands, a vegetative buffering and fencing per the specifications in the Guide for
Edge Planning shall be required to reduce potential urban/agricultural conflicts
and promote compatibility at the agricultural-urban interface.
Relevant District Plans and Strategies
a)
Affordable Housing Strategy and Policy (2018)
72
b)
Housing Needs Assessment (2020)
c)
Interim Housing Needs Report (2024)
5.5 COMMERCIAL AND INDUSTRIAL
DEVELOPMENT
Commercial uses including retail, business and personal services play a minor role in the
District land use pattern. Many of these uses are available nearby in the Town of Sidney
and on lands operating under federal jurisdiction, e.g., the airport. Current commercial
uses in the District include but are not limited to BC Ferries, neighbourhood shopping
and marina commercial, such as yacht sales and maintenance/repair, marine pubs and
restaurants which add significant economic benefit to the region. It is anticipated that
increased demand for various types of commercial uses will develop, particularly as
growth occurs. Commercial and light industrial development on the airport land is under
the control of the Victoria Airport Authority. The District does not have any heavy
73
industrial uses. Currently, the District has few traditional light industrial uses such as
warehousing or manufacturing. A small area is currently zoned for these uses on Mills
Road adjacent to the Town of Sidney boundary.
While the municipality does have several businesses involved in sand, rock and gravel,
there are no sand or gravel deposits in North Saanich that are suitable for future extraction.
Objectives
a)
Support for smaller-scale, local commercial and light industrial uses, including
marine-oriented, but recognize neighbouring municipalities provide the major
commercial centres for the area; and
b)
Support home-based business.
Policies
5.5 (a) General
5.5.1
Buildings in commercial or industrial areas must be of a scale and design that is
acceptable to the District with building heights not exceeding 3 stories (except
with regard to seniors housing) and form and character requirements established
by development permit area.
5.5.2
Buildings used for a commercial or industrial use must be buffered from adjacent
uses, especially agricultural, rural and residential use per the specifications in the
Guide for Edge Planning.
5.5.3
Outdoor lighting must be pedestrian-oriented and directed down and away from
nearby residential areas to reduce and minimize glare into the environment.
5.5 (b) Land-Based Commercial Use
5.5.4
Strip commercial development is not supported in the District.
5.5.5
The development of public and private commercial facilities will be supported in
the appropriate locations; the District will consider applications on a case-by-case
basis.
74
5.5.6
Development of non-agricultural commercial uses within areas designated
Agricultural on Schedule B is not supported. Such uses shall be directed to non-
agricultural areas as defined on Schedule.
5.5.7
Development of restaurants or neighbourhood pubs may be permitted and will be
considered on a site-specific basis.
5.5.8
Establishment of new outdoor commercial recreation uses that use an excessive
area of land such as golf courses and similar businesses are discouraged due to
limited land availability.
5.5.9
To address limited availability of commercial land, a wide range of home-based
businesses, including for agricultural products, will be encouraged where
residential is permitted, where the commercial use is determined to be low-
impact (including noise, odour, etc.), compatible with scale and character of
existing neighbourood, and accessory to the residential use.
5.5 (c) Marine-Based Commercial Use
5.5.10 In order to preserve both the environmental and the scenic qualities of the North
Saanich coastline, expansion of existing marinas or yacht clubs will only be
supported if the proposed use lends itself to the character of the surrounding
neighbourhood.
5.5.11 The total area of the marina or yacht club not covered by water should be at least
33% of the area of the lot or lots of the marina covered by water.
5.5.12 Liveaboards are not an allowable use in North Saanich, except in marinas where
permitted in the zoning regulation.
5.5.13 The District supports existing marine commercial uses.
5.5 (d) Industrial
5.5.14 In order to provide for light industrial, service commercial and transportation
uses which are compatible with the surrounding land uses and environmental
conditions, and can be economically serviced, light industrial uses shall be
located where there are minimal negative impacts of increased noise, traffic or
75
servicing costs or loss of environmental quality to the surrounding
neighbourhood or the municipality.
5.5.15 Development of dispersed industrial sites in locations of the municipality other
than those shown as Industrial on Schedule B is not supported. The preferred
pattern of land use for industrial activities is that they be clustered.
5.5.16 Extension of the Industrial designation westward on the north side of Mills Road,
or north of the lands currently zoned industrial would involve use of higher
quality ALR areas and is not supported.
5.5.17 The District will encourage and support the redevelopment of existing industrial
areas to increase land utilization and establish local employment opportunities.
5.5.18 Outdoor storage areas and industrial activities will be discouraged except in cases
where the outdoor footprint is less than that of buildings and structures and where
the outdoor storage/use is clearly ancillary and related to the industrial activities
being conducted within the buildings and structures.
5.5.19 Residential dwelling units will be supported within the Industrial designation in
cases where the residential use does not impede the industrial utilization of the
property and where the two uses can co-exist.
5.5.20 Industrial uses shall implement sufficient measures to avoid contamination of the
air, land, or water sources.
Relevant District Plans and
Strategies
a)
Marine Task Force Report
(2008).
76
5.6 PARKS, RECREATION, and CULTURE
The District of North Saanich is home to many local parks and trails. With four main
waterfront parks, as well as numerous developed beach accesses around the municipality,
the waterfront is accessible wherever the terrain allows. The parks system is a legacy of a
concerted effort to dedicate linear parks, creating a network of connected trails across the
District. The District also has a diversity of parks and recreational space under the
governance of the regional district, provincial and federal governments, and the Saanich
Peninsula Memorial Park Society, supported by numerous volunteers.
The Peninsula Recreation Commission is a partnership of the municipalities of North
Saanich, Sidney, and Central Saanich with the objective of providing recreation and
leisure activities and facilities to the citizens of the participating municipalities regardless
of age, gender, religion, or economic status. The Commission oversees the Panorama
Recreation Centre and also provides a wide variety of recreational opportunities.
Increased population growth and changing demographics in the District have resulted in
increased demands for recreation services, library services, police protection, adult
education facilities and health services. School enrolment is forecast to remain steady
with slight increases expected4. Many of these public services are provided on a regional
basis by other agencies, including School District No. 63 (Saanich) and the Peninsula
Recreation Commission.
Requirements for present and proposed public
facilities, including schools, parks and waste
treatment and disposal sites, must generally be
addressed in the context of the entire Saanich
Peninsula, to reflect the way in which these
services are provided. The role of this OCP is
to communicate community core values,
anticipated growth rates and patterns to the
relevant agencies.
4 B.C. Education System Performance - Saanich School District: Contextual Information
77
Several heritage sites have been officially designated as such within the District: Holy
Trinity Church, Nymph Point and the Western Red-Cedar in Park. These sites are shown
on Schedule C.
Objectives
a)
Provide access to the natural environment including a system of parks, trails, beach
access points and community recreation facilities, while protecting ecologically
sensitive areas and other green spaces to meet community needs;
b)
Protect and restore ecosystem integrity and natural habitat connectivity across land
uses using best practice nature-based solutions first;
c)
Protect and provide community amenities for community residents and visitors; and
d)
Support community participation in social and cultural activities.
Policies
5.6.1
When identifying the recreation and cultural facilities and the size, location and
form of parkland, the District, guided by the District's Parks Master Plan, will
ensure the decisions support:
a)
the present and future park and recreation needs of neighbourhoods and all
segments of the population;
b)
the environmental sensitivity of the land including the need to protect
sensitive species, wildlife habitat and ecosystem integrity;
c)
the capability of the land for park and open space use;
d)
trails (pedestrian, equestrian and cycling connections) for waterfront access
and connectivity of a 'greenways' network;
e)
ensuring that parks are not located on ALR designated lands;
f)
the size, topography, and configuration of the land;
g)
identified recreation needs;
h)
regional efforts in the development and implementation of parks, recreation,
and culture policies;
78
i)
complementarity of parks, recreation and cultural facilities of neighbouring
communities, other government agencies including schools and non-
government organizations;
j)
community awareness, enjoyment and protection of the natural environment
including outstanding vistas, special biological areas, natural drainage
channels, historic sites and the shoreline through preservation and
enhancement where feasible; and
k)
any other matter deemed important by Council.
All facilities should:
l)
include uniform signage;
m)
where, appropriate, enable access for equestrians, cyclists, and persons with
disabilities;
n)
consider active and passive recreation functions; and
o)
be developed to avoid conflict between uses.
5.6.2
In coordination with the Parks Master Plan, the District shall improve access to
the waterfront, beaches, and properties adjacent to the waterfront, including those
bordering Canoe Cove, Moses Point and Reay Creek (ḰELSET).
5.6.3
The District shall identify strategic properties required to connect and restore
ecosystems and wildlife habitat, neighbourhoods with transit, and schools and
other public lands.
5.6.4
Leasing land for use as park may be considered where a long-term lease
arrangement is feasible.
5.6.5
Trails in new subdivisions should be developed to an appropriate standard as a
condition of subdivision approval, and prior to houses being constructed.
5.6.6
Wherever possible, trail alignment should be located away from major road
rights-of-way and should be located along property boundaries or in dedicated
trail corridors within new developments, or adjacent to minor roads.
5.6.7
The District does not permit allocation of closed road rights-of-way to adjacent
property owners where such property is deemed to be of value to the community.
5.6.8
The District encourages and facilitates community and other agency coordination
and involvement in planning, organizing, and providing parks and recreation
opportunities, including supporting volunteer efforts in developing, constructing,
maintaining, and monitoring public trails under staff supervision.
79
5.6.9
The District will endeavour to secure locations for public boat (including cartop
and for kayaks) launch facilities, especially on the west side of the Peninsula.
5.6.10 The District encourages and supports joint use of public school and community
facilities to provide greater benefit to local residents.
5.6.11 Community uses to promote community health, social interactions, and maintain
a strong sense of place may be located within any area of the District as deemed
appropriate by Council. Community-based uses have been included in Schedule
C.
5.6.12 The District supports the development of childcare in the District through
changes to zoning and home base business regulations, review of all public land
(including site at Panorama Recreation Centre) for options to build new childcare
facilities, and partnership development and advocacy. A non-farm use
application shall be required on lands within the ALR.
5.6.13 The District supports the protection and strengthening of heritage resources,
including indigenous cultural heritage, using the tools in the Heritage
Conservation Act and Part 15 of the Local Government Act, as well as through
promoting increased awareness and support for indigenous cultural practices.
5.6.14 The District supports developing and expanding local cultural events, facilities,
and programs to support
the District's cultural
heritage and diversity.
Relevant Plan or
Strategies
a)
Parks Master Plan (2025)
b)
North Saanich Child Care
Inventory and Action Plan
(2020)
80
5.7 OTHER LAND USES
The District neighbours the Tseycum First Nation and Pauquachin First Nation reserve
lands, borders the District of Central Saanich to the immediate south, Town of Sidney on
its east side, and is home to the Victoria International Airport and other federal
properties, and the Swartz Bay Ferry Terminal. Respectful collaboration is key to the
District's achieving its goals and objectives given that most issues and opportunities do
not stop at lines drawn on a map, and the multi-jurisdictional nature of many issues.
While the District of North Saanich has no direct jurisdiction over federally managed
property, the District acts as a referral agency and can outline what the District considers
to be desirable development of the airport lands.
Objectives
a) Work with First Nations, other levels of government, and other agencies to ensure
lands are developed in a manner compatible with this OCP.
Policies
5.7.1
Support development of provincial, federal, and Indigenous lands in a manner
compatible with the rural character of the District, including through maintaining
collaborative relationships.
5.7.2
Support collaborative agreements and processes with Pauquachin and Tseycum
First Nations supporting working together to achieve common interests.
5.7.3
Support the use and development of airport lands for airside and groundside or
residential use up to 3 stories only if it is:
a) within close proximity to transit in existing developed areas to minimize
impermeable surface cover;
b) protects environmentally sensitive areas and ALR agricultural land, greenspace,
and visual features;
c) supports greenway and trail linkages outside airport operation areas;
81
d) is height appropriate; and provides for staff housing for airport operations and uses
such as hotels; and
e) provides for affordable housing.
5.7.4
Supports having an MOU with the operator of the airport that establishes a
consultation process, and development standards and requirements for land use
and development including regarding the cost of off-site road and drainage
improvements.
5.7.5
Supports collaborative agreements and processes with Central Saanich and
Sidney that support working together to achieve common interests.
5.7.6
Recognizes the airport and BC Ferries as key employment and public
transportation hubs.
Related plans
a)
Victoria Airport Authority (VAA) MOU
b)
VAA Land use plan and permitted uses (2018)
c)
VAA Development permit guidelines (2018)
d)
Lease Agreement between Transport Canada and VAA
e)
Central Saanich Official Community Plan
f)
Sidney Official Community Plan
82
5.7 INFRASTRUCTURE
The District has maintained a level of infrastructure and servicing supporting its rural
nature. As the community grows, considerations for sustainable asset management
(planning for a community's physical assets and finances for sustainable service delivery)
must address growth and any previous deficits.
General
Objectives
a)
Responsible asset management that extends the usable service life of our assets and
appropriately plans for renewal and capacity needs; and
b)
Identify, evaluate, protect, and increase the role of natural assets within our built
infrastructure to protect, restore and reclaim these assets.
Policies
5.8.1
Use natural assets to protect ecosystem function in the District including through
creating natural asset inventory and strategy.
5.8.2
Maintain and implement an asset management plan that incorporates natural
assets and climate projections and plans in line with growth, maintenance
requirements and end-of-life replacement and considers climate impacts.
5.8 (a) Transportation
The proposed major road network for the District is outlined on Schedule D, and the
Active Transportation Network on Schedule D. The areas currently serviced by municipal
water and sewer are identified on Schedule E.
Objectives
a) Deliver a multi-use transportation system that prioritizes cycling and transit use
and is safe, attractive, and reflects the District's rural character; and
83
b) Support use of alternative (not fossil fuel based) energy sources in buildings and
transportation.
Policies
5.8.3
No new major roads or phasing is
planned for the District (see
Schedule D for existing road
network). Maintain existing
roadway network and roadway
classifications (local, municipal
collector, and municipal arterial)
to ensure efficient transportation
within the District. If any new
roads are planned, a grid or grid
like pattern should be used to support future transit, and dead ends and cul-de-sac
should be avoided.
5.8.4
Prioritize transportation infrastructure and network upgrades that support a safe,
attractive, and connected active transportation network with consideration for
vehicle use, agricultural vehicles, including maintaining and implementing an
Active Transportation Plan (See Schedule D).
5.8.5
Support upgraded public transportation infrastructure and services to increase
ridership including:
a)
frequent and rapid transit to serve business areas and areas of higher housing
density and enable North Saanich access with key destinations in the region; and
b)
local, including exploration of on-demand, service so residents can have better
access to their daily needs.
5.8.6
Encourage residents and businesses to use zero emission vehicles and machines
and support ZEV infrastructure.
5.8.7
Incorporate Transportation Demand Management strategies within District
operations and support their use by businesses, schools, and institutions.
5.8.8
Determine speed limits based on roadway classifications with consideration of
specific roadway geometry, volume, and road users, including farm vehicles.
84
5.8.9
Work with Ocean Science, Coast Guard, Department of National Defense, BC
Transit, and the Victoria Airport Authority to support transportation connections
to the airport lands, to make the region and employees less reliant on personal
vehicles.
5.8.10 Work with BC Transit to support transit ridership including through continuing
to work with BC Transit and advocating for public transportation through the
Victoria Regional Transit Commission.
5.8.11 Pursue infrastructure upgrades with adjacent jurisdictions and the Capital
Regional District.
5.8.12 Support Vision Zero as feasible which strives to eliminate traffic fatalities and
serious injuries on Saanich roads, while ensuring safe, healthy, and equitable
mobility for all people in the District.
Relevant District Plans and Strategies
a) Active Transportation Plan (2021)
5.8 (b) Water, Wastewater and Stormwater (Drainage)
The District obtains its water from two sources: (1) groundwater from private wells, and
(2) the District's municipal water is supplied through the Saanich Peninsula Water
System, which is operated by the Capital Regional District (CRD). Within the District of
North Saanich, water is distributed through a network of water mains and pressure zones
controlled by pressure-reducing valve (PRV) stations. Some residential users rely on
groundwater and many agricultural users rely on a combination of groundwater, piped
water and surface water to meet their irrigation needs.
The District's wastewater travels through our sanitary sewer system and into the Saanich
Peninsula Wastewater Treatment Plant, maintained by the Capital Regional District
(CRD). The District has 90 km of sanitary sewer pipe system and 13 sewer pump
stations, which provide sanitary sewer service to the Dean Park Estates, Southeast
Quadrant, Patricia Bay, Deep Cove, and McDonald Park sub-communities. Septic
systems also play a crucial role in treating wastewater for homeowners in our region, and
properties with septic systems are required to adhere to specific maintenance
requirements based on the septic system they have (Type 1 or Type 2 and 3).
85
The District's drainage system consists of creeks, ponds, ditches, swales, and pipes and
uses its Drainage Master Plan to guide planning, operation, and maintenance of drainage
infrastructure. In total, there are approximately 2,700 culverts, 170 km of ditches, 13 km
of swales, and 70 km of pipe. Several creeks flow within North Saanich, including
Tatlow (Chalet) Creek and Gardner's Pond, Towner Creek, Blue Heron Creek, Tseycum
Creek, Reay Creek (ḰELSET), and TenTen Creek (ȾEṈTEN).
Objectives
a)
Sustainable water, wastewater and stormwater management including potable water
use and stormwater re-use.
General Policies
5.8.13 Provide municipal services in a manner that reflects the rural character of the
community while addressing the needs of the community with respect to water
supply, sewage disposal and drainage in a safe and efficient manner.
5.8.14 Community services should not be provided to islands adjacent to municipal
boundaries.
5.8.15 Consistent with the RGS, there should be no expansion of services outside of the
NSSA except for health, fire safety or agricultural support reasons and other
exceptional cases.
5.8.16 Maintain service level maintenance in line with the requirements of the asset
management plan.
5.8 (c) Water
5.8.17 The District strives to provide acceptable water supply for domestic
consumption, agriculture, and fire protection to meet the fire flow requirements
specified in the Fire Underwriters Survey, with planning for future needs.
5.8.18 The District strives to preserve the quality and integrity of groundwater aquifers
to maintain their continued viability.
5.8.19 The use of groundwater resources for irrigation and agriculture may be
supported.
5.8.20 The District promotes water conservation by measures such as:
86
a) encouraging the use of flow restrictors and low flush toilets in new buildings and
renovations;
b) using dugouts to capture storm water for irrigation; and
c) reusing treated sewage effluent.
5.8 (d) Sewage Disposal and Treatment
5.8.21 The District may consider expansion of the North Saanich Servicing Area only to
address septic field failures, not to encourage increased densities or smaller lot
sizes.
5.8.22 The District encourages regular maintenance and upgrading of on-site disposal
systems so that health or environmental impacts on ground and surface water are
minimized.
5.8.23 Municipal Sewage Collection Systems should not be provided for areas
designated as Agricultural, Rural and Country Residential except where it is
necessary to locate a sanitary sewer utility corridor across such designated lands.
In such cases only one connection to the sanitary sewer system per property shall
be permitted. Low-density development is preferred in these areas to ensure
compatibility with on-site sewage disposal.
5.8.24 Sewage works will, where practical, be constructed and operated on a user-pay
basis.
5.8.25 The District encourages consideration of alternative technologies in sewage
treatment.
5.8.26 The District will fulfill the commitments set out in the Saanich Peninsula Liquid
Waste Management Plan and collaborate with Saanich Peninsula municipalities
and W̱ SÁNEĆ Nations to implement recommendations and initiatives put
forward by the Saanich Peninsula Wastewater Commission.
5.8.27 Support waste heat recovery from wastewater treatment plants.
5.8 (e) Stormwater (Drainage) Management
5.8.28 The District requires every owner of land in the District to ensure that storm
water on the land is disposed of to the ground or to the municipal drainage
87
system in a manner that ensures that such storm water does not result in a
nuisance, disturbance, or other objectionable situation, including the
accumulation of water, flooding, environmental damage or damage the proper
functioning of the municipal drainage system or a watercourse.
5.8.29 Open ditches will continue to be used for drainage where safe and practical as
they support rural character.
5.8.30 The District encourages a drainage system that minimizes runoff, flooding and
erosion while meeting the needs of agriculture, through the implementation of a
Drainage Master Plan.
5.8.31 The District encourages groundwater recharge to achieve water balance and
onsite storm water detention to limit fluctuations of stormwater flows due to
development.
5.8.32 The District will ensure that it has the necessary Bylaws in place to regulate the
use of ditches and drains so that the environment is protected, as its statutory
authority permits.
5.8.33 Support infrastructure improvements to manage stormwater including permeable
surfaces, quality and quantity controls and rainwater capture and storage (e.g.,
incentives for rain barrels, for new development), enhancing stream
infrastructure, restoring riparian areas, ecosystem, and wildlife corridors as well
as tree protection.
5.8.34 Collaborate with Saanich Peninsula municipalities and all peninsula indigenous
nations on infrastructure planning and issues, and implement recommendations
and initiatives put forward by the Saanich Peninsula Wastewater Commission.
Relevant Plans and Strategies
a)
Drainage Master Plan (2023)
b)
Sanitary Sewer Master and Asset Renewal Plan (2017)
c)
Water System Master Plan (2016)
d)
CRD Onsite Sewage System Maintenance Bylaw
5.8 (f) Solid Waste
The District of North Saanich does not provide garbage services. Residents can arrange
local private garbage collection companies or drop their garbage off at the Hartland
88
landfill. Curbside recycling pick-up is provided to North Saanich residents by the Capital
Regional District (CRD). The District does operate a green waste facility.
Objective
a)
Support waste reduction in the District.
Policies
5.8.35 Continue solid waste disposal through collection by the private sector or
residents' delivery to CRD's Hartland Road Landfill.
5.8.36 The District strives to reduce the volume of solid waste generated within the
District to the Capital Regional District's per capita disposal rate target of:
a)
by 2031, 250 kg/capita/year or less (which is just under 5kg a week); and
b)
aspirationally, 125 kg/capita/year.
5.8.37 The District supports continuation and expansion of waste management practices
in line with the pollution prevention hierarchy (reduction, reuse, recycling,
recovery, and residuals
management including waste
heat recovery) and in support of
the circular economy, including
by:
a)
working with the CRD,
b)
supporting residents, including to
use the District's Green Waste
facility, and
c)
in its own operations.
5.8.38 Work to connect local
agricultural growers' fertilizer
needs and organics recycled
topsoil.
89
5.9 MARINE & FRESHWATER
The shoreline is a highly valued part of the natural environment in the community,
encompassing a wide range of physical environments, shoreline types and human-made
facilities. Although the shoreline surrounding the District is managed by many
overlapping jurisdictions, the District provides guidance for the allocation of uses in
foreshore areas through OCP policies and Zoning Bylaw regulations. Considering the
multi-jurisdictional nature of intertidal areas as well as treaty rights relating to access, the
District recognizes the benefits of co-management approaches with our Indigenous
neighbours of marine areas and especially shellfish beach spaces adjacent to the
municipality.
Demand for Foreshore Uses
The extensive marina developments on
the east coast of the Peninsula reflect
the importance of recreational boating
in the region. As areas physically
suitable for marinas become less
available in the region, there is
increasing demand to alter physical
environments through dredging and
breakwaters to create or expand marina
developments. Generally, these
sheltered environments are also the
most environmentally sensitive areas, and boating facilities may have negative effects on
fish, bird, or wildlife habitats.
It is imperative that the use of the foreshore by residents in accessible areas and the
construction and use of foreshore structures coexist with emphasis on marine and
foreshore protection. Recreational uses include access to the shoreline for walking and
viewing wildlife and shore birds, and use of the nearshore areas for canoeing, kayaking,
and fishing.
The District does not have extensive beach access with high recreation potential in terms
of walkable beaches. Much of the coastline is rugged and steep and difficult to traverse
90
even at low tide. For this reason, the small pocket beaches and areas where limited can
take place are becoming particularly valuable.
The marine shoreline of the District can be classified into three major types of shores:
a)
Rocky Shores which consist primarily of rock platform and may include steep
cliffs or shelves overlain with beach veneer of boulders, gravel or rubble. The
extensive rock platform shoreline of the District, although more
environmentally resilient than other shorelines, provides habitat for diverse
varieties of shellfish, birds and other species such as starfish and anemones.
See Schedule G for those areas described as Rocky Shores.
b)
Beach Shores which may consist of broad silty/sandy beaches or
gravely/blocky rubble beaches or mixed rock with beach sediment and may be
classified as either a drift-sector or pocket beach of Class 1, 2, or 3 rating.
i. Drift Sector Beaches - There are no Class 1 accretion beach shores in
the District. There are Class 2 and Class 3 erosion beaches which
91
provide limited walkable backshore, and
which are the source of beach materials
for other sections of the drift sector. See
Schedule G for those areas described as
Drift Sector Beaches.
ii. Pocket Beaches - There are numerous
pocket beaches along the District
shoreline. These beaches are generally
Class 2 or Class 3 erosion or marginal
erosion beaches at the base of bluffs or
cliffs. Although they offer little or no
walkable beach area at high tide, they do
have recreational value at low tide and
offer sheltered environments for birds
and shellfish. See Schedule G for those
areas described as Pocket Beaches.
c)
Lagoon Ecosystems which include both mudflat and delta areas and are
generally highly sensitive and productive natural areas. The sheltered inner
mudflat and marsh areas of Tsehum Harbour (W̱ SE¸IKEM) are a highly
valuable and productive waterfowl habitat, forming a lagoon ecosystem
separated from the outer harbour areas. These areas also have high recreational
value for viewing wildlife. Other smaller delta areas identified are sensitive to
disruption of waterflows and shoreline processes if structural intrusions occur.
Generally, these shallow shore types require considerable dredging and
alteration and are not considered suitable for any type of development. See
Schedule G for those areas described as Mudflats, Marsh or Delta Shores.
Objectives
a)
Protect and enhance ecological integrity of marine and freshwater using best
practice nature-based solutions to reduce shoreline erosion, and enhance
biodiversity, native plant species and wildlife habitat.
b)
Provide public amenities and recreational access to shoreline and fresh
waterways.
92
c)
Support shellfish restoration and reclamation and other marine life including
through limiting pollutant contribution to the marine environment through
improved stormwater and wastewater management.
d)
Support local marine activities.
e)
Manage risk from hazards including sea level rise and tsunamis.
f)
Encourage stewardship of the foreshore and natural environment.
Policies
5.9 (a) General Marine Policies
5.9.1
To protect the aesthetics and ecology of the North Saanich coastline the District
will balance foreshore development with environmental and visual values. This
will be implemented through land use controls and development permit
guidelines. Proposed foreshore development will be focused away from
environmentally sensitive areas and land use controls will prevent proliferation
of development.
93
5.9.2
Generally, support public access along and to the shoreline, through beach
access points, and appropriate services to all suitable undeveloped shoreline and
beach access points.
5.9.3
When considering infrastructure to support public recreational use of marine
shorelands, it should be consistent with the suitability of each shore type for the
proposed use.
5.9.4
The District supports the designation of marine conservation areas including
Saanich Inlet as a marine park.
5.9.5
To preserve the beauty of the North Saanich coastline for future generations, the
development of uplands and adjacent foreshore areas for public use, should
preserve the natural vegetation and wildlife as much as possible.
5.9.6
Encourage residents to care for their properties and be foreshore stewards
consistent with this plan.
5.9.7
Collaborate and support marine restoration projects with indigenous
communities.
5.9.8
Take a proactive approach to deal with point source and remediation with
respect to water pollution issues, particularly in the Saanich Inlet.
5.9.9
Support nature-based solutions first where shoreline development occurs.
5.9.10
Enforce removal of derelict and abandoned vessels in collaboration with other
jurisdictions.
5.9 (b) Shoreline Components - Policies
5.9.11
Rocky Shores - To preserve the natural appearance of the rocky shoreline, no
buildings or structures, or soil removal or deposit should be permitted within a
minimum of 15 metres of the high water mark as defined by a QEP except
where it can be demonstrated to the District's satisfaction that a lesser distance
is acceptable.
5.9.12
Drift Sector Beaches - The use and management of drift sector beaches in the
District is to be based on the protection and maintenance of the natural process
of erosion-transport-accretion of beach material throughout the entire length of
the Drift Sectors designated on Schedule G.
94
5.9.13
Drift sector beach - To ensure that material eroded from Class 2 and Class 3
beaches is transported the full length of the shoreline involved, public and
private docking facilities, boat ramps and other structures that might impede the
natural beach material transport process are discouraged.
5.9.14
Drift sector beach - Due to active erosion of Class 2 and 3 beaches, building
prohibitions and soil deposit and removal restrictions shall be placed over lands
within a 15 metre horizontal distance of the natural boundary as defined by a
QEP adjoining beach shores, except where it can be demonstrated to the
District's satisfaction that a lesser distance is acceptable.
5.9.15
Drift sector beach - To protect the beaches from active erosion, no bulk heading
should be permitted on any Drift Sector Beaches, except where permitted by the
District, which may request appropriate studies.
5.9.16
Beach shores and pocket beach - Building prohibitions and soil removal and fill
restrictions shall be placed on lands within 15 metres horizontal distance
landward of the high water mark as defined by a QEP adjacent to Class 2 or
Pocket Beaches except where it can be demonstrated to the District's
satisfaction that a lesser distance is satisfactory.
5.9.17
Beach shores and pocket beaches - No bulk heading or placement of any shore
protection structures should be permitted on Class 1, 2 or 3 Pocket Beaches
except where permitted by the District which may request appropriate studies.
5.9.18
Mudflats, Marsh and Delta Shores - No bulk heading or other shore protection
devices should be permitted on any mudflat, marsh or delta shore unless
permitted by the District, which may require appropriate studies.
5.9.19
Mudflats, Marsh and Delta Shores - Development immediately adjacent to a
mudflat, marsh or delta area is discouraged.
95
5.10 DEVELOPMENT PERMIT AREAS
Authority
Section 488(1) of the Local Government Act establishes that local governments may
designate Development Permit Areas (DPAs) for one or more of the following purposes:
a)
protection of the natural environment, its ecosystems and biological diversity;
b)
protection of development from hazardous conditions;
c)
protection of farming;
d)
revitalization of an area in which a commercial use is permitted;
e)
establishment of objectives for the form and character of intensive residential
development;
f)
establishment of objectives for the form and character of commercial, industrial,
or multi-family residential development;
g)
in relation to an area in a resort region, establishment of objectives for the form
and character of development in the resort region;
h)
establishment of objectives to promote energy conservation;
i)
establishment of objectives to promote water conservation;
j)
establishment of objectives to promote the reduction of greenhouse gas
emissions;
k)
mitigation of the effects of displacement on tenants who will be or have been
displaced from their rental units in relation to a redevelopment or proposed
redevelopment, as those terms are defined under section 63.1 of the Community
Charter [definitions in relation to tenant protection].
Development Permit Areas are a planning tool that local government can establish to
ensure that proposed development is consistent with community objectives, and which
enables local government to establish detailed guidelines for development within a
Development Permit Area.
96
With respect to a Development Permit Area that has been designated, the Official
Community Plan must:
a)
Describe the special conditions or objectives that justify the designation; and
b)
Specify guidelines respecting the manner by which the special conditions or
objectives will be addressed.
As per Section 489, of the Local Government Act, the following prohibitions apply
unless an exemption under section 488 (4) applies or the owner first obtains a
development permit:
a)
land within the area must not be subdivided;
b)
construction of, addition to or alteration of a building or other structure must not
be started;
c)
land within an area designated under section 488 (1) (natural environment,
hazardous conditions) must not be altered;
d)
land within an area designated under section 488 (1) (revitalization, energy
conservation, water conservation, greenhouse gas reduction), or a building or
other structure on that land, must not be altered.
The District has established the following DPAs:
DPA1: Marine Uplands and Foreshore
DPA2: Creeks, Wetlands, Riparian Areas and Significant Water Resources
DPA3: Sensitive Ecosystems
DPA4: Steep Slopes
DPA5: Commercial, Industrial and Multi-Family
97
5.10.1 DPA General Guidelines
These policies apply to all DPAs:
5.10.1.1
Where land is subject to more than one Development Permit Area designation,
only a single development permit is required and only one permit fee (the
highest of the applicable fees) will be charged. The application is subject to
addressing the requirements of all applicable Development Permit Areas.
5.10.1.2
In cases where an existing lot size limits the opportunity to fully adhere to the
development permit guidelines, the guidelines shall be fully addressed
possible.
5.10.1.3
The District may consider issuing a Development Permit to supplement a
bylaw or to set standards in accordance with Section 490 of the Local
Government Act.
5.10.1.4
Where an applicant proposes works that are exempt from the requirement to
obtain a Development Permit, the applicant will be required to seek and
receive verification from the District that the activities and scope of work are
exempt prior to proceeding with the works. In the case of exemptions arising
from hazardous situations, applicants shall inform the District and if action is
required immediately shall utilize qualified professionals.
5.10.1.5
For the purposes of Section 5.10, and for Section 5.10.3 - Development Permit
Area No. 2 Creeks, Wetlands, Riparian Areas and Significant Water
Resources, definitions of the terminology used can be found in the Definitions
section at the beginning of the OCP.
98
5.10.2 DPA 1: Marine Uplands and Foreshore
Designation
Those areas of North Saanich described below and shown generally on Development
Permit Area No. 1 Map shaded as purple and green, dotted, pink, yellow, and green, are
designated as a Development Permit Area pursuant to Section 488(1)(a) of the Local
Government Act.
This Development Permit Area applies to all the following areas:
a)
All lands within 15 metres, measured horizontally in both landward and seaward
directions, from the natural boundary of the ocean (shaded purple and green).
b)
Queen Mary Bay (shaded yellow);
c)
Gullhaven Area (shaded pink);
d)
Tsehum Harbour (W̱ SE¸IKEM) and Lagoon (shaded green); and
e)
Marinas and Yacht Clubs (dotted).
Where there are discrepancies between the Development Permit Area No. 1 Map and the
descriptions of the areas provided above, the descriptions of the area should be utilized to
determine the true extent of the Development Permit Area.
Justification
The marine areas and interfaces surrounding the District of North Saanich have been
identified for their high wildlife habitat values and scenic beauty. Designating these areas
within an Environmental Development Permit Area enables the District to ensure these
environments are preserved and enhanced to benefit the local ecosystem.
Tsehum/Shoal Harbour (W̱ SE¸IKEM) and the lagoon have been designated as a federal
migratory bird sanctuary since April 10, 1931. The harbour and lagoon/mudflats provide
important migration and wintering habitat for seabirds, shorebirds, and waterfowl. In
addition, a unique variety of marine plants and animals are found here. The proliferation
99
of marinas, long-term anchored boats, and upland development raises concerns about
contamination and negative impacts on the migratory bird sanctuary.
The Gullhaven area also supports a rich variety of marine and terrestrial habitat, which
includes habitat for several great blue herons and faces similar environmental
considerations as the Tsehum Harbour (W̱ SE¸IKEM).
Queen Mary Bay is a protected pocket beach with a significant upland forest that
provides for natural drainage into the bay and provides natural habitat for terrestrial
animals and birds.
Residential development and potential demand for private boat docks and other structures
may impact the integrity of the foreshore and valued marine and upland habitats. A
Development Permit is required to balance development opportunities with conservation
of the ecological and scenic values of the shoreline and minimize any impact to terrestrial
and marine wildlife habitat and ecosystem integrity.
Objective
To regulate development along the shoreline, foreshore, and uplands to provide long-term
protection and enhancement for the ecological values of these areas and guard against
their deterioration and contamination.
Exemptions
5.10.2.1
The following activities are exempt from requiring a Marine Uplands and
Foreshore Development Permit:
a)
Interior renovations within a building or structure;
b)
The construction of an accessory building (maximum area of 10 m2), such as a
gazebo, garden shed or playhouse, if all the following apply:
i)
no trees are removed;
ii)
the building is located a minimum of 10 metres from the high water
mark of the ocean or "top of bank" (whichever is greater);
iii)
is not within an area of geotechnical instability;
100
iv)
is supported by correspondence from a qualified engineering
professional; and
v)
sufficiently satisfies all other guidelines associated with this DPA.
c)
Drainage improvement works undertaken without the use of heavy machinery
and limited to construction or repair of a drainage channel/pipe connecting the
development-related drainage to an outfall at the natural boundary for the
purpose of addressing servicing requirements related to the development of a
single-family home (and development accessory to a single-family home)
being undertaken on a lot that was legally established prior to the
establishment of this bylaw;
d)
Emergency works, including the removal of trees, deemed necessary to
address an immediate danger or hazard;
e)
Small-scale removal by hand of invasive species or noxious weeds;
f)
Placement of temporary, incidental accessories such as benches, tables and
garden ornaments and gardening and yard maintenance activities, such as lawn
mowing, tree and shrub pruning, vegetation planting and minor soil
disturbances that do not alter the contours of the land;
g)
Repair or reconstruction of a lawfully established or legal non-conforming
dock/float/gangway, provided that there is no increase in the
dock/float/gangway area and no land alteration (i.e., replacement or additional
pilings, new footings, or landings) is required;
h)
Larger-scale removal of invasive species or noxious weeds in accordance with
a vegetation management plan prepared by a QEP or other qualified
professional;
i)
Changes in the height of an existing building, including the construction of an
additional story, only if there is no change in the building footprint and no
excavation activities associated with the project;
j)
Replacement, alteration, or addition to an existing structure such as a new
deck, siding, roofing, doors, building trim, awnings, and/or windows where it
does not negatively impact the existing landscape or access provisions;
k)
A building is altered to perform remediation work (e.g., building envelope
replacement or upgrade) with the intent to return the building design and
materials to its original state; and
101
l)
Ecological restoration and enhancement projects that are undertaken or
authorized by the District of North Saanich.
Guidelines
5.10.2.2
The following guidelines apply to development within the Marine Uplands
and Foreshore Development Permit Area:
a)
Provide a minimum 15 metre setback from the natural boundary for new
buildings and structures, or additions to existing buildings and structures
unless otherwise exempted.
b)
No site alterations, including soil disturbance and tree removal, shall be
permitted in the Marine Uplands and Foreshore Development Permit Area, as
designated in Section 5.10.2 above, except those explicitly approved in a
Development Permit or subject to the exemptions;
c)
Any development or site alteration must be consistent with the Marine Areas
policies established in Section 5.9 of the Official Community Plan; and
d)
Retention of existing trees and vegetation must be prioritized to preserve the
existing habitat and to mitigate erosion.
e)
Where development includes improvements to the lands such as walkways,
stairs, seawalls, and landscaping, the improvements should incorporate nature-
based solutions as opposed to non-natural materials and non-native plantings;
f)
Retaining walls are permitted where the area is subject to erosion and where a
QEP identifies that natural shore revetment improvements (identified in
Section 5.10.2.2(h)(i) would be insufficient to mitigate natural erosion
processes;
g)
Hard landscaping and stairs shall be permitted to allow for the construction of
one pathway on each property leading to the natural boundary/beach. The
pathway must be designed to be no wider than 1.5-metres and be designed to
limit the total footprint of the pathway. Use of permeable and natural materials
is preferred.
h)
Where shore protection measures are necessary to address natural erosion,
shore revetment should be designed to incorporate nature-based solutions
including the use of natural materials and vegetation. Hard revetment
improvements such as stacked-boulder and concrete walls are discouraged
102
except in cases where a professional has recommended this treatment in which
case stacked-boulder walls will be preferred over concrete walls;
i)
In cases where hard revetment improvements are deemed necessary, the
improvements should be designed to:
i)
facilitate habitat integration with the shore including tiered retention and
natural landscaping; and
ii)
Mimic the natural shoreline function and avoid redirecting erosion
forces to adjacent properties.
j)
Modification of channels, banks or shores will not be permitted unless the
applicant provides a compelling rationale as to why the works are necessary
and identifies the works that will be undertaken to restore the habitat and local
hydrological conditions;
k)
Development must be designed to maintain the quality of any storm water
flowing toward or into the ocean and to prevent any increase in volume and
peak flow of runoff;
l)
Where drainage is being directed to the ocean, the drainage system must
include flow and erosion controls such as the implementation of holding tanks
and splashpads, where deemed necessary by a qualified professional;
m)
Proposed development must be designed to avoid any increase in runoff and to
prevent any effluent or storm water discharge that could have a detrimental
effect on the environment.
n)
Controls are required on surface-water drainage to prevent pollutants from
entering water features;
o)
All areas within 15-metres of the natural boundary of the ocean should be
preserved and enhanced with vegetation that is:
i)
Non-invasive species;
ii)
Indigenous plants that are suitable for the local climate, site context, and
suitable to address ongoing changes in climate; and
iii)
Drought resistant and not requiring watering systems.
p)
Intensively landscaped areas and other related activities should be sited so as
to prevent nutrient-rich water from entering natural water features;
103
q)
In cases where the development includes subdivision, the subdivision should
be designed to maximize the preservation of the environment and natural
habitats. Clustering of development in a manner that reduces the overall
footprint of the development is preferred;
r)
Areas identified for protection and preservation as part of a subdivision,
zoning, or variance approval should be protected through the implementation
of restrictive covenants, along with fencing and signage requirements;
s)
In cases where the development includes construction of a new dock, float, or
related improvement, these will be designed in a manner that mitigates
alteration of the foreshore and that prioritizes the natural environment and
does not impede wildlife;
t)
Development within existing marinas, the development shall be designed to:
i)
minimize impermeable surfacing and hard revetment improvements;
ii)
direct intensive uses away from the shoreline to other areas of the
property where feasible; and
iii)
Establish comprehensive waste management plan to treat drainage and
to mitigate contaminants and other waste from entering the marine
environment.
u)
Areas of eelgrass shall be identified and protected on a no net-loss basis in
alignment with the recommendations of a QEP.
v)
Development proposals must indicate how the environmental areas are being
improved, maintained, and protected. In cases where existing lots with
development constraints are being developed/redeveloped, a no net-loss
approach should be considered in the design of the development.
w)
The above guidelines must be addressed by a Qualified Environmental
Professional (QEP) through the submission of a letter or detailed
environmental report, depending on the scale and scope of development. The
letter or report must address the above guidelines and the following items:
i)
Any records listed in the BC Conservation Data Centre;
ii)
Any records/data contained in the British Columbia Ministry of
Environment's Species and Ecosystem Explorer, specifically addressing
plants and animals, and ecological communities;
104
iii)
Any records of red-listed, blue-listed, or Species at Risk Act listed
species;
iv)
For any activity in the foreshore, documentation of Provincial and
Federal approval with supporting technical reports;
v)
Submission of a site plan certified by a B.C. Land Surveyor that
addresses the following:
a)
The surveyed location of property lines and the Natural
Boundary;
b)
The proposed location of all development (principal and
accessory structures, wells, septic disposal systems, driveways,
parking areas, impermeable surfaces) in relation to the
established boundaries of the Development Permit Area;
c)
The direction and quantity of any surface run-off before and after
the proposed development;
d)
The siting and specifications of any existing or proposed
stormwater management system.
e)
Any areas identified by the QEP as being environmentally
sensitive and any buffer setbacks necessary to protect those
areas;
f)
Existing trees (including retained and proposed for removal);
g)
Identification of areas subject to erosion, sloughing, flooding, or
landslip;
vi)
A strategy to mitigate and reduce drainage flows, if required; and
vii)
Erosion and sediment control plan to address any areas subject to
destabilization during land clearing, construction, and rehabilitation.
105
5.10.3 DPA 2: Creeks, Wetlands, Riparian Areas and
Significant Water Resources
Designation
Creeks, Wetlands, Riparian Areas and Significant Water Resources Areas, shown
generally on Development Permit Area No. 2 Map, are designated as a Development
Permit Area pursuant to Section 488(1)(a) of the Local Government Act, including:
a.
Any parcel/property where any portion of the property is within 30-metres of a
watercourse that contains fish or fish habitat;
b.
Any parcel/property where any portion of the property is within 30-metres of a
Wetland or Wetland Ecosystem;
c.
Any parcel/property where any portion of the property is designated as a
Significant Water Resources Area; and
106
d.
Any parcel/property where any portion of the property is designated as an
Aquifer.
Where a watercourse, wetland or wetland ecosystem not shown on DPA 2 is identified,
the applicant is responsible for contacting the District of North Saanich to establish if the
development is subject to this Development Permit Area.
Justification
The Province has adopted legislation, regulations, and best practices recommendations
for the purpose of protecting riparian areas and water resources. These regulations
include the Riparian Areas Protection Regulation, Water Sustainability Act, and Water
Sustainability Regulation of which local governments are responsible for ensuring
compliance when issuing approvals for site alteration and development. Implementing a
Development Permit Area for these areas establishes a permitting process at the local
government level to ensure compliance is achieved.
Wetlands are important because of their capacity to retain stormwater runoff, maintain
water quality by reducing the levels of sediment, nutrients and toxic chemicals in outflow
water, provide excellent habitat for a wide variety of biota and provide additional
greenspace that enriches a rural environment.
Riparian areas are those sections of land that border streams and rivers, including the
floodplain. They maintain water quality by filtering chemicals and water-borne
sediments, provide wildlife corridors and habitat, provide additional greenspace and may
assist in flood protection and prevention of erosion.
Removing vegetation from these riparian areas may increase erosion and destabilize the
bank and permit the introduction of deleterious substances into the watercourse.
Increased development on riparian areas provides less surface area for filtration which
may affect fish habitat and reduce water storage capacity.
Aquifers are underground layers of water-bearing material where groundwater is stored.
Land development in areas of aquifers must consider implications to the recharging and
filtering of surface water back into the aquifer to avoid impacting the aquifers water
supply and quality.
107
Building of structures or roads, or substantial land clearing or disturbance in these areas
could harm the vitality of creeks, wetlands, watercourses, riparian areas, and aquifers.
A Development Permit is required to ensure that the ecological value of these
environmental areas has been considered prior to development, and that measures will be
taken to mitigate damage to these natural systems.
Objective
a)
To regulate development in these areas in a manner such that natural
watercourses are conserved and protected, erosion into watercourses is limited,
wetlands are preserved in their natural state and the significant water resources
and aquifers are not negatively impacted by the Development.
Exemptions
5.10.3.1 The following activities are exempt from requiring a Creeks, Wetlands,
Riparian Areas, and Significant Water Resources Development Permit:
a)
Interior renovations within a building or structure;
b)
Emergency works, including the removal of trees, deemed necessary to address
an immediate danger or hazard;
c)
Removal of invasive species provided that the removal area is remediated with
native species, the work is done by hand and without the use of any motorized
or power-assisted tools, equipment or machinery and the work is completed in
alignment with any provincial or federal requirements;
d)
Routine maintenance of existing lawns, landscaped areas, and pathways but
does not include the redevelopment of existing decks, hardscaped patios, or
non-native landscaped areas;
e)
Changes in the height of an existing building, including the construction of an
additional story, only if there is no change in the building footprint and no
excavation activities associated with the project; and
f)
Development of agricultural uses and institutional uses.
108
Guidelines
5.10.3.2 The following guidelines apply to development within the Creeks, Wetlands,
Riparian Areas, and Significant Water Resources Development Permit Area:
a)
Only District approved or exempted habitable buildings or other structures
requiring foundations or a sewage disposal system will be allowed;
b)
Modification of channels, banks or shores will be prohibited except in cases
where a Qualified Professional identifies the works are necessary to address site
constraints. Where modifications may result in environmental harm or
significantly alter local hydrological conditions, a development permit will not
be permitted;
c)
Development must be designed to maintain the quality of any stormwater
flowing toward or into identified water features. Any detrimental effects on the
environment from effluent or stormwater discharge must be avoided. The
following drainage specifics must be addressed:
i)
Controls are required on surface-water drainage to prevent pollutants
from entering water features, including aquifers; and
ii)
Intensively landscaped areas associated with the new development
should be sited to prevent nutrient-rich water from entering natural water
features.
d)
Development must be designed to avoid any increase or decrease in volume or
peak flow of both captured and surface runoff including that which discharges
into wetlands, watercourses, and aquifers;
e)
Vegetation appropriate to the site, preferably Indigenous, may be required to be
planted on the site to reduce erosion risk, restore the natural character of the
site, improve water quality, or stabilize slopes and banks;
f)
Development permits issued for road and driveway construction in these areas
will ensure that:
i)
Watercourse crossings are located to minimize disturbance of water
feature banks, channels, shores, and existing vegetation;
ii)
Wherever possible, bridges are used instead of culverts for crossings of
fish-bearing watercourses; and
109
iii)
Culverts are sited to allow unrestricted movement of fish in both
directions. Where desirable, culverts may be designed to retard low
flows and encourage in-stream storage of water.
g)
Development must be designed in accordance with the following:
i)
For development in Riparian Areas and Wetland Ecosystems, that is
residential, commercial, or industrial in nature, the development must be
consistent with the requirements of the Riparian Areas and Protection
Regulation and Water Sustainability Act as adopted by the Province of
British Columbia;
ii)
For development in an area designated as a Significant Water Resource
or Aquifer, the development must be consistent with best practices as
established by a Qualified Professional including consideration for:
a.
Capturing and filtering of all storm run-off to ensure that
contaminants are removed from the water;
b.
Ensuring the water quality, quantity and flow recharge addresses pre-
development site conditions (i.e., no net impact); and
c.
Establishing a maintenance program to ensure the filtration, storage
and distribution systems are maintained in perpetuity.
h)
In those areas designated on Development Permit Area No. 2 Map as
"Significant Water Resources", the existing well sites, springs and surrounding
areas shall be protected;
i)
Any development or use of the areas designated as "Significant Water
Resources" on Development Permit Area No. 2 Map shall have minimal impact
on the aquifers, existing wells and springs;
j)
Any development in a Riparian Area (including Wetlands and Wetland
Ecosystems) as shown generally on Development Permit Area Map No. 2 must
be compliant with the Riparian Areas Protection Regulation and a
Development Permit must not be issued and development must not proceed
unless the District receives provincial confirmation that the requirements of the
Riparian Area Protection Regulation have been satisfied;
k)
All development must be consistent with the applicable provincial and/or
federal legislation;
l)
The principle of "no net loss" will be applied on a case-by-case basis;
110
m)
Applicants must provide the following:
i)
A scale-drawn site plan certified by a BC Land Surveyor and Qualified
Environmental Professional with relevant expertise drawn at a scale of
1:1000 or, with approval of the District, at a scale of 1:5000 showing:
a.
Natural features including watercourses, both permanent and non-
permanent, significant water resources, riparian areas, and
wetlands; and
b.
Details of the proposed development including the proposed
location of the principal building and other structures, wells,
sewage disposal systems, storm water management systems,
driveways, parking areas, impermeable surfaces, and the direction
and quantity of any surface-water runoff before and after the
proposed development.
ii)
A report prepared by a Qualified Professional that addresses compliance
with the Development Permit Guidelines and addressing any
requirements of other approving agencies (Province of British
Columbia, Department of Fisheries and Oceans, Other).
111
5.10.4 DPA 3: Sensitive Ecosystems
Designation
That part of North Saanich shown on Development Permit Area No.3 Map, is designated
as a Development Permit Area pursuant to Section 488(1)(a) of the Local Government
Act.
Justification
Section 488(1)(a) of the Local Government Act authorizes local government to designate
development permits where protection of the natural environment, its ecosystems and
biological diversity is desired and can be justified.
The quality of the natural environment is a significant feature of the North Saanich
community. Five of the seven rare and ecologically fragile areas shown on the Sensitive
Ecosystem Inventory of East Vancouver Island and Gulf Islands Map jointly published
by the federal and provincial governments in 2004 can be found in the District. Older
Forest Systems, Older Second Growth, Wetland Ecosystems, and a small area of
Herbaceous Terrestrial are the types of ecosystems found on ȽÁU,WELṈEW̱ (Mount
Newton) especially in and near John Dean Park.
Horth Hill and some of the adjacent lands consist of Older Second Growth and Woodland
Ecosystems. Gardner's Pond and municipally owned land adjacent to the Tseycum
Lagoon are identified Wetland Ecosystems. Areas adjacent to TenTen Creek (ȾEṈTEN)
are part of its Riparian Ecosystem.
These areas are home to a variety of rare and endangered plants, animals, and plant
communities. They benefit the overall landscape and benefit the community in a number
of ways including regulation of temperature and the cleansing of water. These areas are
part of a healthy economy and add to the social well-being of a community.
Because of the sensitivity of these ecosystems and the gradual erosion of these rare areas
by human activities, the District is taking measures to protect these areas from land
clearing, construction of buildings or roads or other site alteration activities that have the
potential to degrade the ecological value of these areas.
112
Objectives
a)
To regulate development in a manner that preserves and protects these
environmentally sensitive areas.
b)
To maintain and protect habitat for wildlife and biodiversity values.
Exemptions
5.10.4.1 The following activities are exempt from requiring a Sensitive Ecosystems
Development Permit:
a)
Interior renovations within a building or structure.
b)
Residential single-family dwellings and their other accessory buildings and
structures.
c)
Emergency works, including the removal of trees, deemed necessary to address
immediate danger or hazard.
d)
Removal of invasive species provided that the removal area is remediated with
native species, the work is done by hand and without the use of any motorized
or power-assisted tools, equipment or machinery and the work is completed in
alignment with any provincial or federal requirements.
e)
Routine maintenance of existing lawns, landscaped areas, and pathways but
does not include the redevelopment of existing decks, hardscaped patios, or
non-native landscaped areas.
f)
Changes in the height of an existing building, including the construction of an
additional story, only if there is no change in the building footprint and no
excavation activities associated with the project.
g)
With support in the form of correspondence from a Qualified Engineering
Professional, an applicant may request to be exempted from the development
permit guidelines and/or development permit area.
113
Guidelines
5.10.4.2
The following guidelines apply to development within the Sensitive
Ecosystems Development Permit Area:
a)
Disturbance of mature vegetation and understorey plants will be
minimized;
b)
The development permit may designate and specify where necessary a
buffer zone within which land alteration or structures will be limited to
those compatible with the characteristics of the sensitive ecosystem; and
c)
Planting of invasive and/or non-native vegetation adjacent to or in
sensitive ecosystems is prohibited.
114
5.10.5 DPA 4: Steep Slopes
Designation
All lands within North Saanich with slopes exceeding 30% over a minimum 6-metre run
and all lands within 10-metres of the top-of-bank or toe-of-slope of such features, as
generally shown shaded in orange on Development Permit Area No. 4 Map, are
designated as a Development Permit Area pursuant to Section 488(1)(a) and 488(1)(b) of
the Local Government Act for the purpose of protection of the natural environment and
for protection of development from hazardous conditions.
Justification
The District of North Saanich includes various steep terrain characteristics including the
slopes, outcrops, and terraces emanating from Mount Newton (ȽÁU,WELṈEW) and
Horth Hill as well as steep slopes and ravines throughout the District and steep ocean
banks along the edges of the peninsula. Preserving and enhancing these steep slope
environments in a natural state is preferable to decrease erosion and slope failure hazards
and protect the natural ecological processes. By establishing a Steep Slopes Development
Permit Area, the District can protect steep slope environments and regulate development
occurring within and in proximity to these areas to mitigate hazards.
Objective
The objective of the Steep Slope Development Permit Area is to:
a)
Prevent and mitigate erosion and failure of steep slopes.
b)
Regulate development in a manner that reduces the risk to life and property of
both upslope and downslope properties.
c)
Ensure public safety.
d)
Protect the natural environment and drainage networks.
115
Exemptions
5.10.5.1 The following activities are exempt from requiring a Steep Slopes Development
Permit:
a)
Interior renovations within a building or structure.
b)
Emergency works, including the removal of trees, are deemed necessary to
address an immediate danger or hazard.
c)
Routine maintenance of existing lawns, landscaped areas, and pathways but
does not include the redevelopment of existing decks, hardscaped patios, or
non-native landscaped areas.
d)
Changes in the height of an existing building, including the construction of an
additional story, only if there is no change in the building footprint and no
excavation activities associated with the project.
e)
Drainage improvement works limited to construction and repair to address
servicing requirements related to the development of a single-family home (and
development accessory to a single-family home), and designed by a qualified
professional, being undertaken on a lot that was legally established prior to the
establishment of this bylaw.
f)
Where there is no steep slope and associated hazard, confirmation of which may
require a letter from a Professional Engineer with experience in geotechnical
engineering.
Guidelines
5.10.5.2 The following guidelines apply to all development and site alteration (including
tree removal and soil alteration) within the Steep Slope Development Permit
Area.
a)
No unnecessary disturbance of the steep slope shall be permitted. Development
shall preserve or return natural vegetation on steep slopes and retain the natural
terrain, topography of the site, drainage patterns and minimize the cutting into,
grading, or filling of slopes.
b)
Retaining walls and improvements will only be permitted in the case where the
applicant can produce a report from a Qualified Geotechnical Professional
identifying the hazard and the risk posed due to the existing condition, and the
necessity of the retaining structure to address the hazard. In such cases,
116
retaining improvements must be designed to minimize disturbance of the
natural environment.
c)
Stairs and pathways are discouraged and will only be considered in a steep
slope area where the improvements are necessary to access another developable
portion of the property or to access the foreshore.
d)
In the case of subdivision or rezoning, those areas identified as steep slope shall
be kept free of any development or alteration and the area will be fenced.
e)
The District may require the applicant to enter into a Section 219 covenant
agreement to ensure that steep slope areas are preserved in their natural state.
f)
An assessment report prepared by a Professional Engineer with relevant
expertise and in conformance with applicable APEGBC Standards is required to
assist in determining what conditions or requirements shall be included in the
Development Permit so proposed development and adjacent properties are
protected from the hazard and no increase in hazard is posed. At the discretion
of the District, a peer-review of any such report may be required.
117
5.10.6 DPA 5: Commercial, Industrial and
MultiFamily5
Designation
That part of North Saanich shown on Development Permit Area No. 5 Map is designated
as a Development Permit Area pursuant to the following subsections of Section 488(1) of
the Local Government Act:
a)
protection of the natural environment, its ecosystems and biological diversity;
b)
protection of development from hazardous conditions;
c)
establishment of objectives for the form and character of intensive residential
development;
d)
establishment of objectives for the form and character of commercial,
industrial, or multi-family residential development;
e)
establishment of objectives to promote energy conservation;
f)
establishment of objectives to promote water conservation;
g)
establishment of objectives to promote the reduction of greenhouse gas
emissions.
Justification
The District of North Saanich is a predominantly rural and suburban community that has
historically contained very limited offerings of commercial, industrial, and multi-family
offerings. The existing rural state of the District has allowed for the ongoing preservation
of greenspace, mature trees and vegetation, and the rural character. With the growing
demand and requirements to deliver more housing, the District is adopting this
5 Includes Attached Ground-Oriented Residential
118
Development Permit Area in part to ensure that new development can be respectfully
integrated in a way that blends with the existing community fabric and rural identity.
North Saanich has limited infrastructure capacity to respond to growth. The District is
adopting this Development Permit Area for the purpose of realizing goals and objectives
to promote energy conservation, promote water conservation, and to promote the
reduction of greenhouse gases to ensure that new development minimizes demand on
municipal infrastructure and promotes the establishment of healthy and sustainable
communities.
Exemptions
5.10.6.1 The following activities are exempt from requiring a Commercial, Industrial, and
Multi-Family Development Permit Area:
a)
Interior renovations within a building or structure;
b)
The development is for the purpose of constructing a single-family dwelling, a
duplex, accessory building or accessory residential dwelling unit or farm
building;
c)
Planting or replanting of native trees, shrubs or ground cover for slope and soil
stabilization, habitat improvement, erosion control and beautification;
d)
Structural alteration of legal or legal non-conforming buildings and structures
within the existing footprint;
e)
Emergency procedures to prevent, control or reduce erosion or other immediate
threats to life and property including:
i)
Emergency actions for flood protection and erosion protection;
ii)
Removal of hazard trees (as determined by an arborist/qualified
professional);
iii)
Clearing of an obstruction from bridge, culvert, or drainage flow; and
iv)
Repairs to bridges and safety fences in accordance with the Water Act.
119
General Guidelines (All Development Types included in this DPA)
5.10.6.2 The following guidelines apply to all development type within this DPA.
Site Planning
a)
Development shall be designed in consideration of preserving and enhancing
the natural environment, including designing the development with the existing
natural grades, and prioritizing the retention and rehabilitation of existing
mature trees and vegetation.
b)
Development will identify any hazard associated with the development area and
will be sited in a manner that is safe and in accordance with the
recommendations of a qualified professional.
c)
The footprint of the development shall be minimized for the purpose of
retaining the existing natural environment and limiting impermeable surfaces.
d)
Development shall be planned in a manner that sites or screens parking and
loading areas from the public view and that enables pedestrian movements and
alternative transportation options.
e)
Development is encouraged to establish shared vehicle access and parking with
adjacent sites to reduce the overall amount of drive aisles and driveway
accesses.
f)
Where development includes accessory buildings, these shall be sited away
from street frontages and should either be located behind the principal
building(s) or otherwise fully screened with landscaping.
g)
On-site servicing/utility infrastructure and waste facilities shall be screened
with attractive fencing and/or landscaping or otherwise incorporated into the
building.
h)
Principal buildings should be oriented such that the main entrance is focused
toward the street frontage and provides accessible walkways separated from
vehicle maneuvering areas to the street, parking areas, and any amenity areas.
Where development is proposed on a corner lot, the principal entry of the
building should be focused on the corner.
120
i)
Public realm improvements must be incorporated including landscaping,
wayfinding, street/outdoor furniture, art, and accessibility features.
j)
Development should maintain and enhance existing views or vistas from the
property; and
k)
Where possible development should implement new or utilize existing
landscaping to create buffers to adjacent development.
Form and Character
l)
Given the predominant rural nature of the District, the design of buildings and
structures shall implement architectural and massing elements that emulate
attractive rural and west coast design. Such elements may include:
i)
articulating building envelopes vertically and horizontally, including
stepping back upper floors (third story and above), to establish human-
scale development;
ii)
incorporating a variety of exterior finishings with a preference for
natural materials and finishes;
iii)
incorporating architectural variety.
m)
Where exterior infrastructure such as mechanical systems are integrated on the
roof of a building, they shall be sited out of public view and screened with
materials that attenuate noise and complement the overall building design.
n)
Development massing shall establish a transition when development is
proposed beside lower density sites.
o)
All exterior building faces shall be finished with high quality design and
finishes except where the development is subject to a zero-lot line setback in
which case those walls abutting the zero lot-line may either be left unimproved
(where abutting an existing building) or visually improved through painting or
murals (when adjacent site has not yet developed).
121
p)
Where exterior lighting is proposed for site security and accessibility, the
lighting shall be selected and sited in a manner that does not result in glare, light
pollution, or nuisance, to adjacent streets or properties.
q)
Landscaping should include a comprehensive planting plan that includes native
and drought resistant species. Large expanses of lawn will not be supported and
groundcover plants will be preferred over graveled or mulched areas. Artificial
turf will not be permitted.
r)
Where fencing is proposed:
i)
the fence material should be complimentary to the landscaping and building
elements.
ii)
Fences along public street frontages are discouraged. Where fences are
proposed, they should provide breaks or jogs and be no higher than 1.2-
metres.
iii)
Where perimeter fencing is proposed, fencing should be of a natural
material and should be designed so as to not prohibit the movement of
wildlife.
Energy and Water Conservation and Greenhouse Gas Reduction
s)
Implement site components to maximize retention and natural absorption of
water on site and minimize demand on off-site stormwater infrastructure
including:
i)
green-roof technologies to capture and store water and minimize heat
island effects;
ii)
rain swales/gardens;
iii)
permeable surfacing for drive aisles and parking areas;
iv)
underground infiltration beds and tree box filters.
t)
Underground and under-building parking shall be required for the purpose of
minimizing impermeable surfaces.
122
u)
Where surface parking is proposed, the parking area should incorporate
landscaping islands every five parking stalls and to buffer parking from
building entrances to establish shade trees to moderate the heat island effect.
v)
Development shall incorporate low-flow plumbing fixtures to reduce water
demand.
w)
Development shall include alternative transportation infrastructure at a scale
appropriate to the density of the development, including but not limited to:
i)
Electric vehicle charging stations;
ii)
Secure bike and e-bike parking;
iii)
Car-shares;
iv)
Short-term/visitor bike racks.
x)
Development shall include a comprehensive landscaping plan that includes the
implementation of native and drought resistant species to address local climate
conditions and reduce water demand.
y)
Development should be designed and sited to take advantage of passive solar
heating, lighting, and energy generation and shall be required to use Built
Green®, LEED®, or equivalent energy conservation features including:
i)
Large windows;
ii)
Climate-focused landscaping programming to provide shade in summer
and solar gain in winter.
Supplementary Guidelines - Multi-Family Development
(Condos/Apartment)
5.10.6.3 The following additional (to the general) guidelines apply only to Multi-Family
Development (Condos/Apartment)
a)
Development shall not replicate the form and character of adjacent
buildings/development but should instead be similar and complementary.
b)
Repetitious building designs, including "mirror image" front facades are not
supported.
c)
Where new multi-family development is being proposed as part of a mixed-use
development:
123
i)
The ground floor street frontage should prioritize commercial use with
residential units above or behind the commercial aspect.
ii)
The development shall include design features to distinguish and minimize
the residential access from the predominate commercial access.
iii)
The development shall include a food security component which will
include the installation of either a community garden or rooftop garden.
Supplementary Guidelines - Commercial and Industrial
Development
5.10.6.4 The following additional (to the general) guidelines apply only to Commercial
and Industrial Development:
a)
Building mass should be minimized and articulated to reduce shadow impacts
and establish human-scale development that doesn't overwhelm the pedestrian
experience.
b)
Roof and roof lines should integrate articulation to establish architecturally
interesting building design as opposed to typical flat roof design.
c)
Buildings should be oriented to provide a main entry facing toward the public
realm.
d)
Encourage alternative transportation by implementing separated and convenient
pedestrian and cycling facilities throughout the development.
e)
Attractively surfaced and well-lit pedestrian pathways from the public street
frontage to the main entry of the building, including pathways connecting the
parking area.
f)
Establish secure and covered bicycle storage facilities for customers and
employees.
g)
Building entries should incorporate generous awnings or overhangs.
h)
Minimize the visual impact of outdoor storage areas, loading areas, and drive
aisles from neighbouring properties and public view through the retention of
124
trees and native understory plants or by planting of complementary
landscaping.
Supplementary Guidelines - Marina Development
5.10.6.5 The following additional (to the general) guidelines apply only to Marina
Development:
a)
Any development taking place on the water shall be restricted to non-toxic
building materials.
b)
Structures shall be clad in non-reflective material to mitigate sun glare.
Supplementary Guidelines - Agricultural and Rural Commercial
5.10.6.6 The following additional (to the general) guidelines apply only to Agricultural
and Rural Commercial Development:
a)
The form and character of buildings and structures on Agricultural and Rural
designated lands that is subject to a Development Permit must reflect the rural
ambience of the surrounding area. Natural building materials are encouraged.
b)
Signage must be of an appropriate size and material and should not be
illuminated. These definitions only apply to Section 5.10.
125
5.11 DEVELOPMENT APPROVAL INFORMATION
AREA
Designation
All of North Saanich is hereby designated as a development approval information area.
Justification
1.
The natural environment of North Saanich supports an ecosystem of great
diversity, including rare species of plants, plant communities and animals. It
also supports human habitation. Information is required in order to understand
and put in place mitigation strategies to limit or reduce any potential impact that
development may have.
2.
Any new development could increase the traffic flows along any road within
North Saanich. Many of the municipal roads are designed for limited traffic
flows. They do not have curb and gutter or sidewalks. Information is required in
order to understand the potential impact that increased traffic generated by new
development may have upon transportation patterns including traffic flows.
3.
New development may affect the provision of fire and police protection in
North Saanich. The District is served by a composite Fire Department and relies
heavily on volunteer firefighting staff. Policing is contracted to the RCMP
whose local office is physically sited in the Town of Sidney. As development
could have a significant impact on these resources and increase the cost to the
District for providing the service, information is required on the possible impact
that development may have upon the provision of these two services.
4.
Given the topography and the rich biodiversity of North Saanich, the OCP area
has numerous environmentally sensitive features that require a thorough
analysis prior to development taking place. This also includes an analysis of any
liquid waste systems to ensure that there is no adverse effect on human health or
the natural environment.
126
Objectives and Policies
5.11.1
To acquire additional information in order to assess any impact of potential
development, information relating to the following is required whenever an
application is made for a zoning change, a development permit, or a temporary
use permit:
a)
The natural environment;
b)
Transportation patterns including traffic flows;
c)
The provision of community services;
d)
Public facilities, including schools and parks; and
e)
The local infrastructure, including water service, sewage disposal and
other utilities.
5.11.2
To ensure that any new development incurs any costs associated with any
upgrades or servicing requirements
5.11.3
In recognition of North Saanich being a rural community with significant
agricultural uses, for any development of non-farm uses and/or subdivision in
proximity of the ALR or any construction within 100 metres of ALR lands an
assessment of any possible detrimental impact of the development on
surrounding agricultural uses including a report prepared by a professional
Agrologist, may be required.
127
1
6
128
6. IMPLEMENTATION
The implementation of the OCP will be accomplished through many mechanisms
including updates to the Zoning Bylaw, Subdivision Servicing Bylaw, as well as a
comprehensive development finance strategy to support the goals of the OCP, such as use
of Development Cost Charges, Amenity Contributions Charges, density bonus
provisions, inclusionary zoning improvement to data, provision of incentives,
communication, and engagement, and monitoring and reporting.
6.1 Priority Actions & Progress Monitoring
Table D outlines priority actions for the District to begin the work implementing this
plan. Table E outlines targets to meet the OCP's goals and objectives structured around
the four lenses (social local, social global, ecological local, ecological global) of the
Doughnut Economics framework. These targets and accompanying data indicators have
been identified to ensure the District is on track toward meeting its sustainable
community goals, and will allow for readjustment of policies as needed. These indicators
will be continued to be developed further as implementation occurs.
Table D: Actions
Actions
Environment
& Climate
Change
-
Complete Climate Action Strategy and begin implementing,
monitoring, and reporting.
-
Update Tree Bylaw.
-
Develop a plan to collect comprehensive baseline data for
environmental and climate targets. The plan should specify the
types of data to be collected (e.g., biodiversity metrics,
greenhouse gas emissions, water quality), methodologies,
responsible parties, and reporting frequency to ensure effective
monitoring and evaluation of progress towards environmental
goals.
-
Update communication plan to enable residents to learn about
key sustainability issues such as transportation, waste, water,
and community development.
-
Update Building Bylaw with leading step code requirements.
129
-
Explore loans for energy retrofits for buildings.
-
Explore use of Water Balance Express tool and digital water
metres for more timing water reads and identification of leaks.
-
Update Sensitive Ecosystem Inventory and mapping including
marine and foreshore to inform policy.
-
Research and implement a Sea Level Rise Bylaw.
Land Use
General
Residential
Commercial
Industrial
Parks
Agriculture
Other
-
Complete updates to Zoning Bylaw.
-
Complete updates to Subdivision Servicing Bylaw.
-
Consider amenity contributions policy or regulation.
-
Complete development finance work to support OCP including
a Development Cost Charge Bylaw and Amenity Cost Charge
Bylaw.
-
Review procedures related to prioritizing of development
applications, including to facilitate food production, and
building of housing units.
Infrastructure
-
Complete updates to infrastructure plans such as sewer, and
water master plan.
-
Complete Inventory of Natural Assets.
Marine &
Water
-
Comprehensive shoreline inventory initiative including
foreshore structure inventory.
-
Per Parks Master Plan, explore public boat access on west side
of peninsula.
-
Identify an approach for abandoned vessels and illegal moorage
in Tsehum Harbour (W̱ SE¸IKEM) Lagoon.
130
Table: E Targets and Indicators
*Guided by the Doughnut Economic Framework (see page 8 of OCP)
ECOLOGICAL
ECOLOGICAL Target (E)
Data6
Indicator
OCP Goal
Ecological
Ceiling and
Social
Foundation
global E1 Meet global per capita
consumption-based allowance
Consumption
based
inventory data
Climate
Change
local and
global
E2 No net loss of tree canopy, 30
percent tree canopy cover in
every neighbourhood
E3 Be carbon neutral in operations
E4 Reduce community greenhouse
gas emissions from 2007 levels
by 45% by 2040
E5 Transition to 100% renewable
energy by 2050
District
LIDAR data
Corporate
inventory
Community
inventory
3.3.3
3.3.4
3.3.6
3.3.14
3.3.15
Ozone layer
depletion
global E1 Through education
3.3.3
3.3.4
Air pollution
local and
global
E6 TBD in policy work from
Environment and Climate
Change policy 5.1.13
E7 Residents within 300 metres
from a public park or other
green space.
E1, E2
Regional data
sources
purple air
monitors
District
mapping
3.3.3
3.3.4
6 Data sources still being finalized and will impact potential targets.
131
Biodiversity
loss
local and
global
E8 Biodiversity net gain.
E9 Ecosystem connectivity,
corridors working with
neighbouring jurisdictions.
E10 Work toward Provincial
target of 30% protected areas
by 2030.
Also, through E1.
District
inventory
District
inventory
Various
sources
3.3.3
3.3.4
3.3.14
3.3.15
Land
conversion
local and
global
E11 No net gain in impervious
surface cover.
E12 Percentage of shoreline and
riparian under natural
functioning.
Also, through E1, E2.
District
LIDAR data
District
inventorying
3.3.3
3.3.4
3.3.14
3.3.15
Freshwater
withdrawal
local
E13 Groundwater aquifer
maintains recharge
Also, through E1.
TBD
3.3.3
3.3.4
3.3.15
Nitrogen and
Phosphate
loading
global
E14 Per capita disposal rate of
250 kg or less by 2031; with
overarching goal of aspiring
to achieve a disposal rate of
125 kg/capita/year.
E15 Water testing for pollutants
TBD, (CRD
monitoring as
this is their
target)
3.3.4
3.3.15
Chemical
pollution
global
Through Environment and Climate
Change policy 5.1.14 - residential
pesticide use
3.3.3
3.3.4
Ocean
acidification
global
Through E4
3.3.3
3.3.4
132
SOCIAL
FOUNDATION
SOCIAL Target (S)
Data
Indicator
OCP Goal
Water
global
local
S1 All District procured goods
and services are ethical and
ecologically sound
S2 Reduce beach or shellfish
harvesting closures
S3 Accessible quality tap water,
and consumption
S4 Stream flow and quality
TBD
3.3.2
3.3.3
3.3.4
3.3.12
Energy
local
Through E4 & E5
District
inventory
3.3.3
3.3.4
Networks
Mobility
Community
Digital and
Culture
local
S5 Increase percentage of
residents with access to
internet
S6 Decrease percentage of
residents experiencing
loneliness and discrimination
and increase % of residents
experiencing community
connectivity, independence,
political voice and safety
S7 Increase percentage of
residents within walking
distance of active
transportation including
frequent and rapid transit,
daily needs
S8 Increase the share of trips
(e.g., commuting for work
and personal activities) made
by walking, cycling, transit to
30% by 2030, 40% by 2040
and 50% by 2050.
TBD
Health area
profiles
vital signs
surveying
3.3.3
3.3.9
3.3.12
3.3.14
3.3.15
133
S9 Reduce distances travelled by
vehicle by 25% relative to
2020
S10 Increase access to high
quality, innovative, and
diverse cultural offering;
Housing
local
S11 Meeting housing needs
S12 Number of people who defer
property tax
District
inventory
3.3.5
3.3.11
Gender
Equality
local
Through S6
Per S6
3.3.2
3.3.11
3.3.13
3.3.14
Social Equity
local
Through S6
S13 Number of children
participating in school lunch
programs
Per S6
3.3.2
3.3.11
3.3.13
3.3.16
Political Voice
local
Through S6
S14 Percentage of residents that
belong to a resident
association
S15 voter turnout
Per S6
3.3.2
3.3.11
3.3.13
3.3.16
Peace and
Justice
local
Through S6
Per S6
3.3.2
3.3.11
3.3.12
3.3.14
Income and
Work
Local
global
S16 Increase business climate
satisfaction
Also, through E1, S8
TBD,
surveying
3.3.2
3.3.10
Education
local
S17 Increase participation of
school-aged children in
District work
TBD.
3.3.11
3.3.16
Health
local
S18 Through S8, and Parks,
Recreation and Culture
policies
Per S8
3.3.7
3.3.8
3.3.9
134
3.3.11
3.3.13
Food
local
S19 25% of local consumption
from food produced in the
CRD by 2030
S20 Increase in land in production
S21 Increase in land in food
production in support of
CRD's 5,000 ha increase by
2038
S22 Reduced average age of
farmer
TBD
3.3.3
3.3.7
3.3.8
3.3.11
3.3.14
3.3.15
135
APPENDIX, SCHEDULES & MAPS
136
Appendix A: OCP Objectives
Proposed Objectives by Topic
Topic
Objectives
Environment
& Climate
Change
-
Protect and restore ecosystem integrity and natural habitat
connectivity across land uses using best practice nature-based
solutions first.
-
Preserve and enhance the tree canopy in the District.
-
Create resiliency to climate changes including sea-level rise and
wildfire risk through appropriate development criteria.
-
Deliver energy efficient and zero carbon new and existing buildings
that support affordable, energy efficient, zero carbon transportation.
-
Reduce greenhouse gas emissions from community waste.
-
Deliver carbon neutral corporate operations.
Land Use -
General
-
Focus future growth in areas with existing infrastructure (water,
sewer, and active transportation), away from hazards, and with access
to daily needs.
-
Site development requirements will aim to retain environmental
integrity, neighbourhood character, and reduce conflicts between
uses.
Residential
-
Provide a diverse range of type, tenure, size, affordability, character,
and form of housing that reflects the character of the community.
-
Address the housing needs of the community by ensuring new
housing is located in areas that align with the general land use
objectives stated above.
Commercial &
Light
Industrial
-
Support for smaller-scale, local commercial and light industrial uses,
including marine-oriented, but recognize neighbouring municipalities
provide the major commercial centres.
-
Support home-based business.
137
Parks,
Recreation &
Community
Amenities
-
Provide access to the natural environment including a system of
parks, trails, beach access points and community recreation facilities,
while protecting ecologically sensitive areas and other green spaces to
meet community needs.
-
Protect and provide community amenities for community residents
and visitors.
-
Support community participation in social and cultural activities.
Agricultural
-
Increase land used for agriculture.
-
Protect the agricultural lands including ALR from non-farm uses,
while supporting ancillary agricultural uses.
-
Support the economic viability of agriculture (including small-scale)
including support to young and new farmers.
-
Increase food production including food producers' access to
agricultural land.
-
Maintain larger parcel sizes to provide for a wider range of
agricultural activities.
-
Protect agricultural lands from uses that are incompatible or
inconsistent with agriculture to minimize conflict.
-
Ensure farm ecology and health (including soil and water), including
through green infrastructure and regenerative agricultural practices.
Land Use -
Other
-
Work with First Nations, other levels of government, and other
agencies to ensure lands are developed in a manner compatible with
this OCP.
Infrastructure
-
Responsible asset management that extends the usable service life of
our assets and appropriately plans for renewal.
-
Deliver a multi-use transportation system that prioritizes walking,
cycling and transit use and is safe, attractive, and reflects the
District's rural character.
-
Identify, evaluate, protect and increase the role of natural assets
within our built infrastructure.
-
Support waste reduction in the District.
-
Support use of alternative (not fossil fuel based) energy sources in
buildings and transportation.
138
-
Sustainable water, stormwater and wastewater management including
potable water use and stormwater re-use.
Marine &
Freshwater
-
Protect and enhance ecological integrity of marine and freshwater
using best practice nature-based solutions to reduce shoreline erosion,
and enhance biodiversity, native plant species and wildlife habitat.
-
Provide public amenities and recreational access to shoreline and
fresh waterways.
-
Support shellfish restoration and reclamation including through
improved stormwater and wastewater management.
-
Support local marine activities.
-
Manage risk from hazards including sea level rise and tsunamis.
-
Encourage stewardship of the foreshore and natural environment.
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
WEST SAANICH
RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE D R
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule A - Municipal Boundary
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP Schedule A - Municipal Boundary - Version 5
Legend
Urban Containment Boundary
Municipal Boundary
Data Source
North Saanich GIS, April 2025
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
WEST SAANICH
RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE D R
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule B - Land Use Designations
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP Schedule B - Land Use Designations - Version 24
Legend
Agricultural
Rural
Country Residential
General Residential
Neighbourhood Residential
Small Lot Residential
Attached Ground-Oriented Residential
Multi-family Residential
Commercial
Marine Commercial
Educational / Health Commercial
Industrial
Community / Institutional
Park
Marine
Victoria International Airport
Future Growth Areas
Urban Containment Boundary
Municipal Boundary
! ! ! ! !
!
!
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
!
!!
!
! !
! !
! !
!
! !
! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !!
! ! ! ! !
! !
! ! !
! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!
! ! ! ! ! ! !
! ! ! ! ! !
! ! !
!! ! !
! ! ! ! ! ! ! !!
! !
!
! ! !
!! ! ! ! ! ! ! ! ! ! !
!
! ! !
! ! ! ! !
! ! ! ! !
! !
!
!! ! ! ! !!
! ! ! !!
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !
!! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! !
! !
!
!
! ! !
! ! ! !
! ! ! ! !
! ! ! ! ! ! !!
!! !
! !
!! !
! ! ! ! ! !
!! ! ! ! ! !
!
! ! ! !
! ! ! ! !
!! ! ! ! !
!
!
! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! !
! !
! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
!! !
!
! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
! ! ! !
! ! !
!
! ! ! ! ! ! !
! ! ! ! ! ! !
! ! !
! !
! !
!
! ! ! !
! !
!
!
! ! ! !
! !
! !
!
! ! ! ! ! ! ! ! !
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !!
! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! !
!
! ! ! ! ! !
! ! ! ! !
! ! ! !
! ! ! !
! ! !
!
! !
!
!
!
! ! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !
!!
!
!
!
!
!
!
! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! !! ! ! ! ! !
! ! !
!!
!
!!
!
!
!
!
!
!
!
!
!
! ! ! ! ! ! !
! ! ! ! ! !
! ! !
! ! ! !
!
!
!
! ! !
!
!
!
!
! ! !
!
!
!
! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
!! ! ! ! ! !
! !
!
! ! ! !!
!! ! ! ! ! !
!
! ! ! ! ! ! ! ! !!
! ! ! ! ! ! ! ! ! ! !!
!! ! ! ! ! !
!! ! ! ! ! ! !
! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! !
! ! ! ! ! !
! !!
! ! ! ! !
! ! ! !
!! !
! ! ! ! !
! !
!!
! !
! ! ! !
! ! ! !
!
! ! !
! ! !
!! ! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! !
!! ! ! ! ! !
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !
! ! !!
! !
!
!
!
!
!
!
!
! !
! ! !
! ! ! !
! !
! !
! !
!! ! ! ! ! ! ! ! ! ! !!
! ! ! ! ! ! ! ! ! ! ! !
! ! !
!! ! ! !
! ! !
! ! ! ! ! ! !
! !
!
!
!
!
!
!
!
!
!
!
!
!
!! ! !
!!
!
!
!
!
! !
! ! !
!
! ! ! ! !
! ! ! !
!
! ! ! !
! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !
! ! ! !
! ! ! ! !
! ! !
! ! !!
! ! ! ! !
! !
!
! ! !
!
!! ! !
! ! !
! ! ! ! ! ! ! ! !
!!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !
! !
! ! ! !!
! ! ! ! ! ! ! ! !
! ! ! ! !
!
!
! !
!! ! ! !
! !
! ! !
! !
! !
! !
!
! ! !
!
!
!
!
!
!
!
!
!
!
!!
! ! !
!
!
! ! ! ! ! ! ! ! ! !
! ! ! ! ! !
! !
! ! ! !
! ! ! !
!
! !
! !
! !
!
! !
!
!
! ! ! !
!
!
! ! ! ! ! !
! !
!
! !
!
! !
!
! !
! ! !
! ! ! !
! ! !
! !
!
!
! !
! !
!
! ! !
!
!
! !!
! !
!
! !
! !
! !
! ! ! !
! ! !
! !
!!
! ! ! ! !
! !
! !
!
! !
! !
!
!
!
!
! !
!
!
!
! ! ! ! ! !
! !
! ! ! ! ! ! ! !
!
! !
! !
!
! ! !
! !
! !
! ! ! ! !
!
! ! ! ! !
! ! !
! !
!
! !
! ! !
! ! !
!!
! !
! ! !
! ! ! !
! !
! !
! !
! !
! ! ! ! ! !
! !
! ! !
!
! ! ! ! ! !
! !
! ! ! ! ! ! ! ! ! ! !
!
! !
! !
! ! ! ! !
! ! ! ! !!
!
!
! ! !
!
! ! ! !
! !
! !
! ! !
!
! !
! !
! !
!
! !
!
! !
! ! !
! !
!
!
! ! ! !
!!
!
!
!
!
! !
!
!
! !
! !
! ! !
!
! !
! !
!! ! ! ! ! ! !
!
!
! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
!
! ! !
!
!
!
!
!
!
!
!
!
!
! ! ! ! ! !
!
!
! ! ! !
!
!
! !
! ! ! !
! ! !
! ! ! !
!
! ! ! !
! ! !
! ! ! !
!!
!
!
!
!
! ! ! ! !
! ! ! ! ! ! !!
! !
! !
!
! !
! !
! ! ! !
! ! ! ! ! !
! !
! ! ! ! ! ! ! ! ! !
! ! ! !
! ! ! !
! ! !
! ! ! ! !
!
! !
! ! ! !!
! ! !
! ! !
! ! ! !
! ! ! !
!
! !
!
! ! !
! !
! ! !
! ! !
! ! ! ! ! !
! !
! ! !
!
! !
! !
! !
! !
! !
!
! ! !
! !
! !
!
!
! !
! !
! ! !
! ! ! !
! !
! !!
! ! ! !
!! !
! ! ! ! !
! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! !
!
!
! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! !
! ! ! !
! ! ! !
! !
! ! !
! ! !
!!
!! !
! !
! !
! !
! ! !
! !
! ! !
! !
! ! ! !
!
! !
! ! ! !
! !
!
! !
! !
! !
! ! !
! ! !
! ! !
! ! !
! !
! !
! ! !
! !
! !
! ! !
! ! !
! ! ! ! !
! ! !
! ! !
! ! !
! !
! !
!
! !
!
!
! ! !
! ! !
!
!
! ! !
! !
! !
! ! !
! ! !
! ! ! ! ! !
! ! !
! !
! ! ! ! !
! !
! ! ! !
! !
!!
! !
!
!
!
! !
! !
! !
! ! !
! !
! ! ! ! ! !
! ! !
! ! !
! !
! ! !
! !
! !
!
!
! !
!
! !
! !
!
! !
!
! !
! !
!
! !
! !
! !
!! ! ! !
! !
! ! !
!! !
! ! ! !
! ! !
! !
! !!
!
!
!
! !
! !
! !
!
!
! !
! ! !
! !
! ! ! ! ! !
! ! !
!!
!
!!
! !
!
! !
!
!
!
! ! ! ! !
!
! ! ! ! ! ! !
!
! ! ! !
! ! !
! !
! ! ! ! ! ! ! ! !
! ! ! ! !
!
! !
! ! !
!
!
!
!
!!
! ! !
! !
!! ! !
! ! !
! ! !
! !
! !
! ! ! ! !
! ! ! ! ! ! ! ! !
! ! !!
! !
!
! !
! ! !
!
!
! ! !
! ! ! ! !
! !
! ! ! ! !
!! ! ! !
!
! !
! !
! !
! ! !
! ! ! !
! !
!! ! ! ! !
!
! ! ! ! !
!
!
! ! ! ! ! !!
!! ! !
! !
! !
!
!! ! ! !!
! ! ! ! ! ! ! ! ! !!
!! ! ! ! ! ! !
! ! ! ! !
!
! !
!
! ! ! !
! !
!! ! !
! !
! ! ! ! ! ! !
! !
! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! !
! !
! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
!
!
!
!
!
!
!
!
!
!
! ! !
! ! ! ! ! ! ! !
!!
! !
!
! !
!
!
! !
! !
!
!
!
! ! !
!
!
!
!
! !
! !
!
!
!
! !
!
! ! ! !
!
! ! ! ! !
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
! !
! !
! !
! !
! !
! ! !
!
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !
!
!
!
!
!
!
!
!
!
!! ! ! ! ! ! ! !
! !
!
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !
!
! ! !
!
! ! !!
! !
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
L
ANDS
ENDRD
DEAN PARK RD
McDONALDPARKR
D
DERRICK RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
STPARKDR
WEST SAANICH RD
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE DR
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GSDR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
Nym ph
Point
Par
k
Tsehum
Lagoon
Par
k
-
North
Tsehum
Lagoon
Par
k
-
South
Blue
Heron
Park
McDonald
Cam pground
Lillian
Hoffar Park
Rotary
Park
Reay
Cr
eek
Park
Balsam
Par
k
Dom inion
Brook Park
Cy
Ham pson
Park
Gulf
V iew
Par
k
Quar
ry Par
k
ȽÁU,WELṈEW̱
/John
Dean Provincial
Park
Coles
Bay
Regional Par
k
Patr
icia
Bay
Par
k
Free
Ride Par
k
R.
O.
Bull
Par
k
Wain
Park
Denham
Till Park
Kanishay
Par
k
Woodcr
eek
Par
k
Sum ac
Park
Readings
Par
k
Bluebell
Par
k
Sycam or
e
Par
k
Quatsino
Par
k
Highview
Park
Horth Hill
Regional
Park
Eugene
Bailin
Mem orial
Tr
ail
Queen
Mar
y
Bay
Park
Pachena
Park
Gr
een
Park
Prentice
Pond Park
H.
M.
S.
Plum per
Par
k
Bazan
Bay
Park
Pavelic Park
Jubilee
Par
k
Green Space
Donated Farm
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule C - Community, Amenities, Parks,
Greenspace and other Public Facilities
District of North Saanich - Official Com m unity Plan - April 2025
Victoria International
Airport
File: OCP Schedule C - Com m unity, Am enities, Park s, Greenspace, and Public Facilities - V ersion 4
Legend
Church
Fire Hall
Municipal Hall
Recreation Centre
School
Park s
! ! ! ! ! ! ! ! ! ! ! ! ! ! Trails
Municipal Boundary
Data Source
North Saanich GIS - April 2025
Ð ÐÐÐÐ ÐÐÐÐ ÐÐÐÐÐ
Ð
Ð
Ð
Ð
Ð
Ð
Ð
ÐÐ
Ð
Ð
Ð
Ð
Ð
Ð
Ð
"
"
"
"
"
"
"
"
"
" " " "
" "
" " "
" " "
" " " "
"
"
"
"
"
" " "
"
"
" "
" " "
"
"
" " "
" " " " " " " " " " "
"
" "
" "
"
" " "
"
"
"
"
"
" "
"
"
" " " " " " "
"
" " "
" " "
" " " " " " " " " " " "
"
"
" " " " " "
" " "
"
"
" "
" " "
"
"
"
"
"
"
"
"
"
"
"
" "
"
" " " " " " " " " "
" " " " " " " " " " " " " " " " " " "
"
"
"
"
"
"
"
"
"
"
" "
"
"
" " " "
" " "
G G
G G G
G
G
G G
G
G G
G
G G
G G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G G
G
G
G G G G
G
G
G G G G G G G G G G G G G G G G G G
G G
G G
G
G
G G G G G
! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
!
!
!
! !
!
! ! ! ! ! !
!
! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
!
! !
! !
! ! ! !
!
!
!
! ! ! ! ! ! ! ! ! ! ! ! !
!
!
! ! ! ! ! ! ! ! ! ! ! ! ! !
!
!
!
! !
!
!
!
!
! !
! ! !
! ! ! ! ! ! !
!
!
! ! !
!
! ! ! !
! ! ! !
!
! ! ! !
! ! !
!
! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
!
!
!
! ! !
!
! ! !
!
!
! !
! ! !
!
! !
! ! ! !
!
!
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
LA
NDS E
ND RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANO
RA RD
F
O
REST PARK
DR
LITTLEWOOD RD
MADRONA DR
WEST SAANICH RD
S
U
M
AC
DR
BIRCH RD
TRYO
N
R
D
DOWNEY RD
LOWE RD
ARDMORE
DR
GR
E
E
N
P
AR
K
DR
BAR
R
E
T
T
DR
OCEAN
S
PRAY DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
H
E
DGE
R
OW
DR
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALE
T
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule D - Transportation Network
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP Schedule D - Transportation Network - Version 9
Legend
! ! ! ! ! Multi Use Path - Existing
G G G Multi Use Path - Proposed
" " " Bike Lanes - Existing
ÐÐ Bike Lanes - Proposed
Future Frequent Transit Network
Future Rapid Transit Route
Classification
Provincial Arterial Highway
Municipal Arterial
Municipal Collector
Municipal Boundary
Data Source
North Saanich Active Transportation
Plan - Adopted May 2021
Victoria Regional RapidBus Implementation Strategy - June 2021
U
T
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
WEST SAANICH
RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE D R
GREENPARK DR
B
A
R
R
ET
T
DR
OCEA
NSPRAY
DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule E - Municipal Services
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP Schedule E - Municipal Services - Version 7
Legend
Green Waste Facility
Potable Water Service Area
Sanitary Sewer Service Area
U
T
Sanitary Sewer Treatment Plant
Municipal Boundary
Data Source
North Saanich GIS, April 2025
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANO
RA RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
WEST SAANICH
RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE D R
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule F - Agricultural Land Reserve
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP Schedule F - Agricultural Land Reserve - Version 4
Legend
Agricultural Land Reserve
Municipal Boundary
Data Source
ALC Provincial Agricultural
Land Commission - March 28, 2025
ww.alc.gov.bc.ca
[®
[®
[®
[®
[®
[®
[®
[®[®
[®
[®
[®
[®[®
[®
[®
[®
[®
LANDS
END
RD
DEAN PARK RD
McDONALD PA
R
K RD
DERRICK RD
EAST SA
ANICH RD
AMITY DR
WAIN RD
CANORA
RD
FO
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
WEST SAANICH
RD
S
U
M
A
C DR
BIRCH RD
T
R
YO
N
RD
DOWNEY RD
LOWE RD
ARDMORE
DR
G
R
E
E
N
P
A
R
K
D
R
BAR
R
E
T
T
D
R
OCEA
N
SPRA
Y DR
MILLS RD
MOXO
N
TC
TATLOW RD
H
E
D
G
ER
O
W
DR
RE
A
DINGS
D
R
BRADLEY DYNE RD
JOHN RD
CHA
L
ET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Schedule G - Environmentally Sensitive Areas
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP Schedule G - Environmentally Sensitive Areas - Version 15
Legend
[®
Blue Heron Nesting Locations
Aquifers
Clam Beds
Fresh Water Network
Fresh Water Sources
Migratory Bird Sanctuary
Migratory Bird Protection Area
Foreshore Features
Delta
Mudflats
Rock platform with beach veneer (boulders, rubble or gravel)
Broad silty or sandy beach
Gravel, sand or blocky rubble beach
Mixed rock platform and beach sediments
Major man-made structures
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
Klee Wyck Creek
Coles Bay Creek
Ten Ten Creek
Reay Creek
Tseycum Creek
Towner Creek
Benes Creek
Chalet Creek
Sumac Creek
Dawson Creek
Lands End Creek
Larkspur Creek
Shoal Bay Creek
Blue Heron Creek
Marine Uplands
Gullhaven Area
Queen Mary Bay
Municipal Boundary
1 2 3 Pocket Beach Classes
E
Net sediment
transport direction
Ecosystem Subtypes
Older Forest
Older Second Growth Forest
Riparian
Sparsely Vegetated
Terrestrial Herbaceous
Wetland
Woodland
Data Source
Please refer to the attached Data Source Table for a list of sources.
DEAN PARK R
D
M
c
DONALD
PARK
R
D
L
ANDS END
RD
AMITY DR
CANORA RD
EAST S
A
A
NIC
H
R
D
F
O
REST PARK DR
LITTLEWOOD RD
M
ADRONA DR
S
U
M
AC DR
BIRCH RD
T
R
Y
O
N
RD
DOWNEY RD
LOWE RD
G
R
E
E
N
P
ARK
D
R
OCEANS
PRAY DR
B
AR
R
ETT
D
R
EMAR
D
TC
DERRIC K RD
MILLS RD
MOXO
N
TC
T
A
TLO
W
RD
H
E
D
GE
ROW DR
WEST SAANICH RD
READI
NG
S
DR
ARDMORE D R
BRADLEY DYNE RD
JOHN RD
CH
ALET RD
WAIN RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Development Permit Area No. 1
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: DPA - 1 - Marine Uplands and Foreshore - Version 11
Legend
15-metre setback from the natural boundary seaward
15-metre setback from the natural boundary upland
Marinas and Yacht Clubs
Gullhaven Area
Queen Mary Bay
Tsehum Harbour and Lagoon
Municipal Boundary
Marine Uplands and Foreshore
Data Source
North Saanich GIS - April 2025
L
ANDS
ENDRD
DEAN PARK RD
Mc DONALDPARKR
D
DERRICK RD
EAS T S AANICH RD
AMITY DR
WAIN RD
CANO
RARD
F
O
R
E
S TPARKDR
LITTLEWOOD RD
MADRONA DR
WES TS AANICH
RD
S
U
M
A
C
DR
BIRCH RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE DR
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NS PRAY
DR
E
M
ARDTC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Cu rteis Point
Yarrow Point
Canoe
Cove
Development Permit Area No. 2
Creeks, Wetlands, Riparian Areas, and Significant Water Resources
Distric t of North S aanic h - Offic ial Com m u nity Plan -
April 2025
Victoria International
Airport
Legend
Fresh Water Network (Inc lu des Cu lverts)
Water S ou rc es / Wetlands
Fresh Water Bu ffer
S ig nific ant Water Resou rc es
Aqu ifers
Mu nic ipal Bou ndary
Data S ou rc e:
North S aanic h S tream S u rvey Report
S well Environm ental Consu lting and
Kerr Wood Leidal Assoc iates Ltd.
Dec em b er 29, 2007
Aqu ifer - Provinc e of BC Ministry of Water,
Land and Air Protec tion: Water, Air, Clim ate
Ch ang e Branc h - Report: Ministry of
Environm ent - Water S tewardsh ip Division -
Aqu ifer Classific ation
File: OCP DPA - 2 - S ig nific ant Water Resou rc es - Version 12.pdf
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MAD RONA DR
W EST SAANICH
RD
S
U
M
A
C
DR
BIRCH RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE DR
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Development Permit Area No. 3
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP DPA - 3 - Identified Sensitive Ecosystems - Version 9
Sensitive Ecosystems
Data Source:
BC Conservation Data Centre
Ministry of Water, Land and Resource Stewardship
March 6, 2025
Legend
Older Forest
Older Second Growth Forest
Riparian
Sparsely Vegetated
Terrestrial Herbaceous
Wetland
Woodland
Municipal Boundary
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
WEST SAANICH
RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE D R
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Development Permit Area No. 4
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP DPA - 4 - Steep Slopes - Version 5
Steep Slopes
Legend
Steep Slopes >30%
Municipal Boundary
Data Source:
Derived from 2024 LiDAR Data
L
ANDS
END RD
DEAN PARK RD
McDONALD PARK R
D
DERRIC K RD
EAST SAANICH RD
AMITY DR
WAIN RD
CANORA
RD
F
O
R
E
ST PARK DR
LITTLEWOOD RD
MADRONA DR
S
U
M
A
C
DR
BIRCH RD
WEST SAANICH
RD
T
R
YON
RD
DOWNEY RD
LOWE RD
ARDMORE D R
GREENPARK DR
B
A
R
R
ET
T
DR
OCE
A
NSPRAY
DR
E
M
ARD TC
MILLS RD
MOXO
N
T
C
TATLOW RD
HE
D
GER
OW
D
R
R
EADIN
GS DR
BRADLEY DYNE RD
JOHN RD
CHALET
RD
±
Patricia
Bay
Towner
Bay
Roberts
Bay
Tsehum (Shoal)
Harbour
Deep
Cove
Swartz
Bay
Coles
Bay
Bazan
Bay
Town
of
Sidney
Pauquachin
Nation
Tseycum
Nation
Central Saanich Municipality
Warrior Point
Coal Point
Moses Point
Curteis Point
Yarrow Point
Canoe
Cove
Development Permit Area No. 5
District of North Saanich - Official Community Plan - April 2025
Victoria International
Airport
File: OCP DPA - 5 - Commercial and Industrial - Version 13
Commercial, Industrial, and Multi-Family
Data Source
North Saanich GIS, April 2025
Legend
Attached Ground-Oriented Residential
Commercial
Industrial
Multi-family Residential
Multi-family Residential, Commercial, and Industrial
Municipal Boundary
151