FAQ

The existing R-2 zone is changing to the R-4 under the new Zoning Bylaw. Height will change from 10.5 m (three storeys) to 8.5 m (two storeys). Lot coverage is changing from 40% to 45%.

The maximum height will be 8.5 m in the proposed R1 zone. The calculation of height will change from lowest grade to average grade to accommodate properties on steeper slopes more fairly. The height calculation will not include basements below grade.

The change from R1 to R2 will decrease minimum lot size from 2,000 m2 to 900 m2 and maximum height from 10.5 m to 8.5 m. The OCP included language to direct single-family homes to 2 storeys, and this update brings the bylaw in-line with the OCP. At the same time the new bylaw will change the way height is measured, moving to average grade and away from lowest grade.

The residential zoning districts can be understood on a continuum, moving from R1 to RM1, with RM1 being the highest-complexity multi-family housing. The way density is being calculated is also evolving and the new bylaw is moving towards calculating density using floor area ratio (FAR). 

Respecting height variances, the new bylaw should create less of a need for height variance. Variances still have a purpose, variances allow site-site exemptions where there is a need or where it’s found to be beneficial. 

This new bylaw update is bringing the zoning bylaw in-line with the OCP. Following the OCP, the new bylaw limits the size of unserviced lot that can support a second dwelling. Generally, the change is reducing the size of the second dwelling to a smaller detached accessory dwelling unit rather than a loss of a second dwelling completely.  

The new bylaw also allows many new homes to build a detached accessory dwelling unit (such as a cottage or laneway house). This means that most properties will see an increase in density with the new allowance of cottages and detached accessory buildings.

The new zoning bylaw does create far more opportunities for additional dwelling units.  The most significant densification will be seen in new opportunities for infill housing. This level of density is supported by the OCP but was never adopted into the bylaw.

The areas that are seeing a decrease in density are largely unserviced properties that are less than 4,000 m2. Many of these properties will now be eligible for a Detached Accessory Dwelling (also known as a laneway house), meaning that a second home can still be built on the property, just on a smaller scale. This change is in alignment with the OCP, as it moves density and development away from the unserviced parts of the District.

Yes, that’s correct.  This zone is in alignment with the OCP. The 100ha limit on subdivision reflects the rural nature of properties zones RU2.

The intent of the RU2 zone is resource development, and the District would like to see forestry management in that part of Sandy Hook. This area is not viewed as part of the residential land base.

The CD1 zone was approved in the early 2000’s, and the land was recently purchased by the shíshálh Nation. It’s unclear if they will choose to develop it under the existing zoning, but the fairest process was to carry over the previous zone into the new bylaw.

The most significant changes will be obvious in the serviced West Sechelt area, the OCP enables infill in that neighbourhood, and the bylaw implements that change. The new bylaw also allows infill on smaller lots, which will be a clear and obvious change with the new bylaw update. The bylaw also implements a change made by the OCP, preventing two large units on smaller un-serviced lots. Instead, Bylaw No. 580 will allow a smaller detached accessory dwelling on many new lots.

The tenure of a development is typically determined through negotiation or by the developer at the outset of the project. The Province also recently amended its regulations to allow rental only zoning, which is another option for the District going forwards. The District is looking at incentives to encourage the development of new rental housing.

There was no dedicated AG zone in the previous bylaw, and creating a new AG zone is part of the process of modernizing the bylaw reflecting new ALR regulations. It was also important to distinguish rural lands and agriculture lands in the new bylaw. If land is in the ALR there is a suite of provincial regulations (ALR, Right to Farm, etc.) that apply.  It still possible and desirable to use land outside the ALR for agriculture, but such lands are not protected by the same provincial regulations.

In planning terms that would be described as lawful non-conforming, which is a use that was once allowed before the zoning changed. It is possible to continue with that use so long as it does not cease for 6-months or more. The same is true for density and siting, it’s possible to maintain a building with a non-conforming setback, but it’s not possible to expand further into the setback — the non-conformity is not allowed the expand.

90 m² is a common standard for Detached Accessory Dwellings. Using this standard brings Sechelt in-line with other similar jurisdictions. 

A garage or workshop can be included as part of the Detached Accessory dwelling, but the floor space of the garage or workshop will count towards the maximum limit for the Detached Accessory dwelling.  The District is considering the potential to slightly increase the maximum size of a detached accessory dwelling unit.

The following table shows accessory dwelling regulations for similar sized communities:

* Does not include floor area used for garage.

While property ownership inherently grants certain privileges, other privileges are granted or denied in accordance with decisions made by governments. Local governments need to make land use decisions that weigh the different aspects of public interest. In this case, Council made land use decisions in the OCP that struck a balance between these differing priorities, staff were then directed to draft zoning that met the intention of these decisions. 

At the same time, when zoning regulations change, the Local Government Act (LGA) allows conflicting or non-conforming uses to remain, so long as the use is not discontinued for a period of 6 months. Part 14 of the LGA discusses non-conforming uses.

For mixed use buildings the Zoning Bylaw’s parking regulations section dictates the number of parking spaces based on the use of the building (commercial / residential / etc.). A building in the C4 zone that includes commercial and residential uses would have a combination of the required parking spaces for each use. Visitor parking spaces are either accounted for separately or included within the requirement for the specific use. There are tables in Zoning Bylaw No. 580 that outline the parking space requirements for each different land use.

Staff recognize that the bylaw’s parking regulations are out of date, and we will be taking stock of parking needs in the near term.  Downtown focused planning work coupled with parking analyses would inform future updates to the parking regulations section of Bylaw No. 580. Requiring electric chargers in new development is also a consideration and may be looked at under a future parking analysis. We will be considering the additional size, mobility and security needs that come with parking electric scooters and bikes.

Any new roads will be part of the Transportation Master Plan, the zoning bylaw is not the best planning tool to dictate new roads. This work is currently ongoing, and any new high-level connections will be evaluated through the master plan.

A concurrent review of the short-term rental (STR) regulations is currently taking place, staff presented to Council on June 15th with the proposed STR regulation. The finalized regulations will be moved into the bylaw during second reading and will be adopted with Bylaw 580 in the fall.  Related updates to the business licence bylaw and bylaw enforcement regulations (ticketing) would also be undertaken.

The District is proposing different categories of STRs. A fixed number of temporary use permits will be set aside for unhosted STRs that are operating outside of a primary residence. All other categories of STRs will not require a temporary use permit.

The District has not yet decided on an enforcement mechanism, we will look to balance the priorities of the STR regulations, with the realities of District staffing and enforcement capacity.

W1 applies to all waterfront land, and any new dock goes through an approval and referral process to obtain tenure.

This CD-1 development reflects what was approved by council in the early 2000s, its unclear if this site plan is still viable or if it will still be built as approved. The updated bylaw carries over the map from the previous bylaw showing the subareas in the CD1 zone.  

The District works closely with the SCRD to ensure that future development is taking place within the parameters of the Sunshine Coast’s water infrastructure capacity. District staff have also worked with and will continue to work with the SCRD as they undergo their growth management planning process.

Reopening the Official Community Plan (OCP) is a larger project outside of the scope of this bylaw update. An OCP review and update is on the upcoming workplan for District staff. This zoning bylaw update is meant to be a smaller update, which modernizes an outdated document and brings the District’s zoning into alignment with the land use and policies approved by the 2011 OCP.  

Staff will be reporting back to Council in July. The reports back to council will address referral comments from external agencies as well as comments from the public engagement process.  Staff will propose changes to the bylaw for Council consideration of Second Reading in July. The best way to reach staff is through the Planning department’s contact email: planning@sechelt.ca

The District’s existing bylaw was adopted in the late 1980’s and is becoming increasingly out of date. This update brings the bylaw in-line with the District’s OCP. Making these changes will allow us to more easily align the OCP and Zoning Bylaw as we modify the OCP going forward.

Key dates are available on the District’s Have Your Say Page.

Yes, the Community Associations and all other referral groups were given a full 60 days to submit comments.