Realtor & Developer Resources

Each Electoral Area has a Zoning Bylaw with regulations for each parcel, including; use, density and siting (e.g. setbacks). Permitted uses are identified for each zone, for clarity – each Zoning Bylaw is equipped with a section on definitions and general regulations. The CVRD web map can help you quickly determine what your property is zoned. For more information on how to use the Webmap see “What is the Webmap and how do I use it?”

Zoning bylaws can be complex and because we have so many of them it can be even more challenging. We recommend following these easy steps:

1. First find the correct zoning bylaw! The CVRD is made up of 9 different and unique Electoral Areas, each of which have their own zoning bylaw. An easy way to determine which Electoral Area a property is in simply check out our online Web Map! Search the property by civic address or parcel identifier (PID). Information will auto populate by clicking on the ‘identify’ tool and then clicking on the property. The zone and a link to the applicable zoning bylaw will appear alongside the Electoral Area.
2. Once you’ve determined the Electoral Area, and have the correct zoning bylaw, the first place to start is with the table of contents (usually at the beginning of the bylaw).
3. Find the zone and navigate to it. This is where it gets a little tricky. Each bylaw was written at a different time and likely by a different planner, keep this in mind when you are referring to multiple zoning bylaws. Please note that all the uses listed within the zone are subject to the general regulations of the bylaw (always refer to these). The main things you will want to look at in the zone are:
4. The permitted uses (e.g. what uses are legally allowed to occur on the property)
5. The conditions of use (e.g. setbacks, height restrictions, parcel coverage)
6. As noted above, always consider the ‘General Regulations‘. These regulations apply across all zones throughout the electoral area and may determine whether or not a use is allowed (e.g. suites).
7. Lastly, always consider the bylaw definitions. Each bylaw has a list of definitions to help clarify terminology used throughout the bylaw.
   When in doubt, always contact staff at ds@cvrd.bc.ca

The online Web Map allows anyone to search their property and find important information like zoning, OCP designations, development permit areas, service areas and more. To use the Web Map simply go to the Web Map and click on desktop icon. From there a disclaimer statement will appear, click ‘accept’. The map will launch and show the entire Regional District. To find your property you can either search by scrolling in and navigating to it, or use the address tool or parcel identifier (PID) for bare land. Once you have found the property, use the ‘identify tool’ by clicking on the tool and then on the property. By doing this, information should populate on the left side. From there you can click on any of the items shown in that list for more information. Links are also provided to pertinent bylaws like the applicable zoning bylaw.

There are additional requirements for properties in the ALR. It is highly recommended that you review the Agricultural Land Commissions’ website for further information on Buying and Owning Land in the ALR as well, review permitted uses, permitted buildings in the ALR, etc.

Accessory dwelling units (referred to as Detached Suites in the CVRD) are permitted in many zones throughout the CVRD. This specific use, however, depends on the size of the property and the level of servicing (e.g. connection to water and sewer). To find out if a properties zoning allows a detached suite, first check the specific zone in the Zoning Bylaw, then confirm the size of the property meets the minimum parcel size required depending on its level of servicing. Not sure what the zoning is? Check out our Web Map or contact CVRD Development Services Staff for more information. Please make sure to check with the Building Department for BC Building Code, CVRD Building Bylaw, and building permit requirements prior to undertaking any work. It is the property owners’ responsibility to comply with relevant legislation where more than one dwelling unit share a private well.

Secondary suites (referred to as Attached Suites in the CVRD) are permitted in many residential zones throughout the CVRD. This specific use, however, depends on the size of the property and its level of servicing (e.g. connection to water and sewer). To find out if a properties zoning allows an attached suite, first check the specific zone in the Zoning Bylaw, then confirm the size of the property meets the minimum parcel size required depending on its level of servicing. Not sure what the zoning is? Check out our Web Map or contact CVRD Development Services Staff for more information. Please make sure to check with the Building Department for BC Building Code, CVRD Building Bylaw, and building permit requirements prior to undertaking any work.

Riparian areas can be defined as the area of land adjacent to a watercourse or body of water, a ditch, spring or wetland, whether or not usually containing water (see image below). All od the CVRD is within a Riparian Protection Development Permit Area (DPA). It is the responsibility of the property owner(s) to ensure there are no activities in the riparian area, or apply for a Development Permit. For more information on Riparian Areas, please click here.

Subdivision is the process of altering legal property boundaries. It usually involves the dividing of a property into smaller lots. It can also include the realignment of existing property lines or the consolidation of two or more lots into a single lot. To subdivide land within an Electoral Area of the CVRD an applicant must apply to the Ministry of Transportation and Infrastructure (MOTI). A Provincial approving officer, appointed by the B.C. government, approves subdivision plans in regional district electoral areas after all requirements are met. The CVRD is referred the application from the Ministry and considers minimum parcel size (found in each of the 8 zoning bylaws), and development permit requirements (found in the Official Community Plan).

The following are types of subdivisions where approval of the Approving Officer is required:

• Adjusting lot boundaries between two or more lots (commonly known as boundary adjustment or lot line adjustment);
• Creating several new lots from one or more lots;
• Creating lots in a bare land strata development;
• Creating strata lots through a phased strata plan;
• Subdivision of land the purpose of leasing for a term longer than 3 years; and
• Air space parcel subdivisions

Minimum parcel sizes and subdivision regulations are determined in the Zoning Bylaw (please note that each electoral area may have their own zoning bylaw, and each zone within the bylaw has its own minimum parcel size). Minimum parcel sizes depend on the level of servicing (e.g. community water and sewer services) – typically, the minimum parcel size will decrease as the level of servicing on a lot increases. For example, a lot that is on well and septic will have a larger minimum parcel size than a lot that is serviced by community water and sewer. To determine if their property is, or can be, serviced with community water and/or sewer, please consult the CVRD web map and ensure the ‘Utility’ layers are checked on.

In addition to the minimum parcel size, general subdivision regulations also apply. These refer to the subdivision of lots severed by a road, another parcel or jurisdictional boundary; boundary adjustments/parcel realignments; subdivision of parcels containing a water body, watercourse or wetland; panhandle parcels etc. Note: each zoning bylaw contains its own general subdivision regulations and it is important to know which electoral area their parcel is within.

An accessory dwelling unit (Detached Suite), also known as granny suite, separate suite, small suite or carriage house, is a smaller dwelling located on the same property as a single-family dwelling. The building can be purpose built or may be a conversion of/or to an existing garage or accessory building. The maximum permitted size of these units varies across electoral areas.

An attached suite (commonly known as a secondary suite) is a self-contained residential unit within single dwelling unit. They can be located in a basement of a dwelling or attached at ground level to the dwelling. Recent changes to the CVRD Zoning Bylaws have updated and increased the maximum size for attached suites. Always consider the specific zone, general regulations and definitions when determining eligibility for an attached suite. Attached suites require a building permit.

An Official Community Plan (OCP) Amendment application is required when a proposed development does not conform to the land use designation(s) of the OCP. An amendment is the process of legally changing the land use designation on a property through an amending bylaw. The approval process for an OCP Amendment is similar to a Rezoning Application – a bylaw amendment and a Public Hearing are required before the Board adopts an OCP Amendment. In some instances, an OCP Amendment must be made before a change to zoning can occur, and the amendment applications (OCP and Rezoning) typically occur in tandem.

When the Electoral Areas Services Committee (EASC) and CVRD Board assess new development proposals, they are required to determine whether the project is consistent with the OCP. This is done by considering the proposal based on its designation in the OCP, and through an OCP policy assessment that is done by Planning staff. Amendments to the OCP are carefully assessed, as each new proposal should help contribute to the community achieving its visions and goals.

There are some occasions where a proposal is consistent with the goals and visions of the OCP, but is in conflict with the existing OCP land use designation or specific OCP policies. In this instance, an OCP Amendment may be required.

A Development Permit (DP) is a land use permit used by local governments to review proposed developments to ensure they meet the policies and objectives of the Official Community Plan (OCP), and satisfy all required regulations in the zoning bylaw. A Development Permit may specify requirements respecting the character of development, including landscaping, and the siting, form, exterior design and finish of buildings and structures; environmental protection; protection from hazardous conditions and protection of farming. DP’s may also impose conditions respecting the sequencing and timing of construction. Within designated Development Permit Areas (DPAs) land must not be subdivided or altered and buildings or structures cannot be constructed or altered, unless the owner has first obtained a DP. Once approved (by the General Manager or CVRD Board), the DP is registered against the title of the land and becomes binding on future land owners.

Building records can be obtained by emailing the completed and signed Agent Authorization Form on behalf of the property owners to the Building Inspection Administrative Assistant. A file review fee must be paid prior to the review of a file, and our office now accepts credit cards for building record release.

Please note that CVRD building permit and inspection records date back to incorporation which was mid-1974. The CVRD typically does not have original construction records for buildings constructed prior to this date.

Typically, parcels with no structures or buildings or a civic address (vacant land) do not have building records. For Development Permits, Development Variance Permits, Subdivision, or Rezoning records, contact CVRD Development Services.

Building records can be obtained by emailing the Building Inspection Administrative Assistant and requesting which records or available records you would like to review. Please include email proof of property ownership in your email (Land Title document, recent Property Tax Notice, or similar).

Please note that CVRD building permit and inspection records date back to incorporation which was mid-1974. The CVRD typically does not have original construction records for buildings constructed prior to this date.

Typically, parcels with no structures or buildings or a civic address (vacant land) do not have building records. For Development Permits, Development Variance Permits, Subdivision, or Rezoning records, contact CVRD Development Services.

• Electoral Area A | Mill Bay/Malahat
• Electoral Area B | Shawnigan Lake
• Electoral Area C | Cobble Hill
• Electoral Area D | Cowichan Bay (Marine)
• Electoral Area D | Cowichan Bay (Uplands)
• Electoral Area E | Cowichan Station/Sahtlam/Glenora
• Electoral Area F | Cowichan Lake South/Skutz Falls
• Electoral Area G | Saltair
• Electoral Area H | North Oyster/Diamond
• Electoral Area I | Youbou/Meade Creek

See the links below for information on land use policies, objectives and guidelines. Refer to these documents for all development applications. Please note the OCP for the Electoral Areas applies generally across the CVRD, and the local area plans add information to each specific Electoral Area.

• Official Community Plan for the Electoral Areas

• Development Permit Areas

See the link here to view the entire Official Community Plan and its schedules.

Use the following resources to help navigate our processes and answer questions from prospective buyers.

• Development Application Forms, Checklists & Guides
• Building Application Forms, Checklists & Guides
• Agent Authorization Form
• Agricultural Land Commission (ALC)
• Land Title and Survey Authority of BC (LTSA)
• BC Assessment
• Vancouver Island Real Estate Board (VIREB)
• BC Financial Services Authority (BCFSA)
• Riparian Areas Protection Regulation (RAPR)
• Subdivision in Electoral Areas (BC MOTI)
• Roads in Electoral Areas (BC MOTI)
• Island Health – Well and Septic
• Local Government Act (LGA)
• CVRD Water Systems

Below are a list of commonly used contacts. Please note this list is not exhaustive and may be subject to change without notice.

• Agricultural Land Commission (ALC)
• Land Title and Survey Authority of BC (LTSA)
• BC Assessment
• CVRD Water Management Division
• Island Heath
• CVRD Board of Directors