Development Applications

A Development Permit can be required to regulate the siting buildings, form and character of a development, mitigating impacts to sensitive habitats, and reducing geotechnical hazards. Development Permit Areas are established by Official Community Plans, and identify any properties subject to these requirements.

Depending on the location of the property and applicable land use regulations, a Development Permit application may be required for any property identified as being within any of the following:

• environmental protection development permit area requiring protection measures for riparian areas (shoreland, lakes, rivers, and other aquatic habitat areas);
• geotechnical hazard development permit area within an area which may be impacted by a natural hazard such as a known slope stability hazard; or
• form and character development permit areas with aesthetic requirements for commercial, industrial, and multifamily developments.

Additionally, variances from requirements under a zoning bylaw can be requested as part of a development permit application. This can include variances from setback, siting, screening, landscaping, or on-site parking requirements. 

A variance may not be issued for any land use or density restrictions under a zoning bylaw. A zoning amendment would be required.

Zoning bylaws impose regulations on all properties within a defined zone, and may not account for features such as topography and lot shape that are unique to specific properties. 

Planning legislation recognizes that a variance may be required on a property-specific basis. Variances can be issued for a variety of site development regulations, including:

• siting, size, and dimensions of buildings and other structures; or
• the location of uses on the land and within buildings and other structures.

A variance may not be issued for any land use or density restrictions under a zoning bylaw. A zoning amendment would be required.

Examples of where a variance may be beneficial include:

• An embankment may stop the construction of a building at the prescribed setback of the zoning bylaw. A variance could be requested to allow construction at a lesser setback than that required in the bylaw.
• To maintain access to property or support future transportation planning, a panhandle lot may be required which does not meet the minimum road frontage requirements for subdivisions. A variance from parcel frontage requirements can be provided to enable the subdivision.

Variance Permit Guide

A Temporary Use Permit allows the use of land, on a temporary basis, in a manner which does not conform to the applicable zoning bylaw or official community plan. These permits may be issued for an initial period of up to three years, with the possibility of one extension for a further three years.

The permit takes precedence over uses allowed in a zoning or rural land use bylaw. An example of a temporary use requiring a permit would be a retail store being located within a residential dwelling. 

Conditions can be imposed as part of the permit. For example, the permit may require the permittee to return the property to the original state after use, or providing the CRD with a bond or letters of irrevocable credit with regard to a subject condition. This is to ensure that the agreed-upon conditions are completed and allow the property to return to its permitted uses once the permit expires.

Temporary Use Permit Guide

RV Temporary Use Guide

If your development project does not conform to any use or density restrictions under a zoning bylaw or does not conform to its land use designation under an official community plan, you will need to apply for an amendment to the applicable bylaw.

If you are proposing to amend a property's zoning or land use designation, a public hearing is required. Public hearings allow for residents with an interest impacted by the proposed development to bring forward any potential impacts, concerns, or considerations to the Board of Directors before an amendment is considered for approval. 

An application for a zoning or OCP amendment may also be subject to requirements under our Shoreland Management Policy before being approved. 

Not every application to alter land use regulations requires an amendment to the Official Community Plan. For example:

• Your property is designated as a Rural/Agricultural Property, and you wish to develop several residential lots. A joint official community plan and zoning bylaw amendment is required.
• Your property is designated as a rural residential property, and you wish to subdivide to create smaller lots on independent water/sewer systems. A zoning bylaw amendment is required, and an official community plan amendment may be required.
• You are increasing the density of a commercial use by adding a second, separate commercial building to the property. A zoning amendment is required.

A development application may require fees to be paid prior to review by staff. These fees are established by the Development Procedures, Guidelines & Fees Bylaw, which sets out detailed fee structures for various applications and a fee refund schedule for withdrawn applications. Fees are not required for preliminary planning inquiries.

Application fees are may be paid through any CRD office by cheque, card, or cash. 

Generally, a development application will require:

• Copies of a scaled site plan showing the property subject to the application, existing structures with building dimensions, setbacks from the property line, land uses, site access locations, and any significant natural features;
• A copy of the state of title certificate or land title search providing proof of ownership;
• Copies of any registered charges, interests, or notices to the title of the property; 
• A survey certificate or building location certificate.

As part of an application, you may be required to submit additional information beyond the requirements of the Development Procedures, Guidelines & Fees Bylaw. These additional requirements only apply to areas which are designated by an Official Community Plan as being an area for which additional development information is required.

This may include reports from qualified professionals (an engineer, surveyor, biologist, professional planner, archeologist, or architect) related to:

• the geotechnical suitability of the land in relation to a proposed development;
• the impact on transportation networks and traffic flow;
• the impact on local infrastructure systems;
• the impact on the natural environment;
• the impact on housing availability and affordability;
• the impact on heritage or archeological sites or resources;
• wildfire risks and necessary risk reduction actions;
• the impacts on local community services and public facilities; or
• how the proposal protects and/or enhances the natural environment as indicated by the CRD's sustainability checklist.

While the CRD is committed to ensuring a completed review within 21 days, an independent review of the information may be required. An additional 60 days would be provided in order to allow a qualified professional from the same association as the report's author to conduct the review.