Whether you’re an individual looking to build your dream home or a larger-scale commercial developer, land use and planning applications have never been more relevant for those living, working, and playing on Vancouver Island. Working with experienced environmental consultants can also help property owners and developers navigate environmental regulations, permitting requirements, and site-specific development considerations early in the planning process.
Firstly, land use planning is not just about regulating land use. Sustainable and efficient land use practices are about designing communities that maximize economic, social, and environmental benefits. The need to preserve Vancouver Island’s unique ecological systems and old-growth forests has never been more evident. To address this, efficient land-use planning that integrates environmental, human, and commercial/industrial needs must be implemented.
In 2022 and in the expectant future, Vancouver Island is predicted to be a hotspot for newcomers. Population growth in the Greater Victoria Area (Capital Region) is expected to reach over 28% by 2030.
Growth Challenges Impacting Victoria and Vancouver Island Development
What are some growth challenges that affect regions such as Victoria and the rest of Vancouver Island?
Common major growth challenges that affect municipal planning include containing urban sprawl, protecting green spaces, and preserving agricultural activity and rural areas. Other constraints include policies that work to reduce greenhouse gas emissions while incentivizing walkable neighbourhoods and generating sufficient affordable housing and infrastructure supply.
Land use planning not only has large-scale effects but is also relevant for small businesses and local property owners. From subdividing to removing trees and constructing retaining walls, land use planning and permit applications are required. In many cases, projects may also require environmental monitoring services in Victoria, BC, particularly when development activities occur near environmentally sensitive areas, waterways, or protected habitats.
Zoning, Official Community Plans, and Land Use Planning
Land use is primarily managed through municipal zoning bylaws. Zones, as outlined in zoning bylaws, are used to classify lands and designate allowable land uses and restrictions in certain areas of a municipality. Examples of zones include single-use residential or commercial zones, mixed-use zones, or a combination of the two.
Mixed-use developments are becoming more common on Vancouver Island as their social, economic, and environmental benefits are highlighted in developing suburbs and smaller cities across BC, such as Nanaimo, Surrey, and Port Moody. The issue with mixed-use developments during the project’s planning stage is zoning-related. Proposed mixed-use developments in single-use zoning areas must be rezoned to accommodate comprehensive development.
In addition to zoning bylaws, municipalities typically release Official Community Plans (OCPs) that outline long-term visions and goals for land-use management, planning, density, sustainability, and the maintenance of their town or city’s community values. These documents usually contain land-use designation information for specific neighbourhoods within their municipality.
For redevelopment or commercial projects, municipalities may also request environmental due diligence documentation, such as a Phase 1 site assessment or Environmental Phase 1 report, to identify potential environmental liabilities associated with a property.
Understanding the Re-Zoning Process in Victoria, BC
What does the rezoning process look like?
What if an owner or prospective buyer wants to utilize their property for a land use (commercial or higher-density residential, for example) that is not consistent with their neighbourhood’s zoning or designation in the OCP? For example, what if a developer is looking into building townhouses or an apartment building in a single-family residential zone? What if a homeowner wants to open a small business, such as a hair salon, on their property?
Zoning and OCP amendments for a property are a multi-step process that involves many moving parts and stakeholders, including property owners, city planners, Indigenous communities, neighbourhood and municipal councils, and other bodies/agencies, depending on the project.
Permit applications are required to change zoning or land designation, as outlined in the municipality’s zoning bylaw and OCP. An application, along with accompanying information (such as land titles, survey plans, environmental or geotechnical assessments), is submitted to the municipality for review. Depending on the project, a public hearing or information session may be required. The application is then reviewed and voted on by the council to determine if the project will be accepted.
Environmental documentation may also form part of the permitting process, especially for commercial, industrial, or higher-density developments. This can include environmental studies, habitat assessments, stormwater management planning, and Environmental Phase 1 investigations.
Land Use Contracts in the City of Victoria
What Are Land Use Contracts?
Previously used in the City of Victoria, land use contracts are regulatory tools that replaced zoning. These contracts were site-specific agreements between local governments and property owners governing the types of land uses on the property. Land-use contracts were seen as offering greater flexibility than traditional zoning methods.
Did you know that land use contracts in the City of Victoria are terminating in June 2024? At that time, the underlying zoning designations as outlined in the City of Victoria’s zoning regulation will take effect for all land in the City of Victoria. This would make any properties that are incompatible with their underlying zoning designations “non-conforming”. Therefore, any existing building additions or structures on the property that do not meet the City of Victoria zoning bylaw for that area would be considered legally non-conforming and may be required to re-zone. Moreover, any new developments or land uses will be required to comply with the zoning regulations.
Whether you are a property owner, small business owner, or large-scale developer, you are likely to come across land use planning and permitting requirements. The permitting process varies depending on the size and type of project and can be complex with many stakeholders involved. Partnering with knowledgeable environmental consultants in Victoria, BC, can help streamline environmental approvals, support compliance, and reduce project delays during the planning and development process.
Please contact WES if you have any questions or would like to discuss further.
FAQs
- What is a Phase 1 site assessment?
A Phase 1 site assessment reviews a property’s historical and current land use to identify potential environmental contamination risks before development or purchase.
- When is an Environmental Phase 1 required?
An Environmental Phase 1 is commonly required during property sales, commercial financing, rezoning, or redevelopment projects to assess environmental liability concerns.
- Why are environmental monitoring services important?
Environmental monitoring services in Victoria, BC, help ensure construction activities comply with environmental regulations and minimize impacts on sensitive ecosystems and nearby communities.
- How do environmental consultants help with development projects?
Experienced environmental consultants in Victoria, BC, assist with permitting, environmental assessments, regulatory compliance, and development planning support. - Can land use planning affect residential property owners?
Yes. Projects like subdivisions, retaining walls, tree removal, or home-based businesses may require permits, zoning approvals, or environmental review.
No comments yet.