Development Permit
The Official Community Plan includes designated development permit areas. If your property is in one of these areas, you may need a Development Permit before starting work.
Development Permits ensure that new development meets City regulations, guidelines for form, character and landscaping, and tenant and environmental protection.
Applications are reviewed by staff and may require approval by Council. Some applications can be approved by staff (delegated), if consistent with the applicable guidelines and depending on the scope of the project. Timelines vary depending on the complexity of the proposal.
Development Variance Permit
If your project does not meet zoning requirements and a Development Permit is not required, you can apply for a Development Variance Permit.
A variance allows specific changes to zoning regulations, such as setbacks or height. Use and density cannot be varied.
Some variances may be approved by staff through a delegated process.
As an alternative to applying for a delegated development variance permit, a person may apply to the Board of Variance if they feel compliance with the bylaw would cause them hardship.
Contact us if you are unsure what type of application you need.
Prepare Your Application
Development Permit and Development Variance Permit applications are submitted online. Review the requirements below before you apply.
Before you apply, make sure you:
- Confirm whether you need a Development Permit or Development Variance Permit
- Schedule a pre-application meeting to get preliminary feedback on a conceptual plan, or if you are unsure about your application needs
- Review the application requirements and guidance below
- Prepare plans and supporting documents
Your application will include:
- An application proposal letter fully explaining your proposal, including rationale for any variances
- Plans (site, landscape and building plans)
- A project information table outlining key details
- Supporting documents and technical reports, if required
- A completed online application
- Permit applications require detailed drawings and technical information. Review the sections below to understand what to include in your submission.
Required documents:
- Application proposal letter fully explaining your proposal, including rationale for any variances
- [For delegated applications] For amendments to approved Development Permits or Heritage Alteration Permits, provide a list describing proposed changes
- [For delegated applications] Photos or a materials board to illustrate the proposed revisions
- Current Certificate of Title (not dated more than 30 days prior to submission) available from the Land Title Office
- Copy of any title restrictions, such as covenants, easements or rights of way
- Letter of authorization from all owners:
- All owners named on the title are required to provide a letter granting permission to apply for the application
- Company or Corporate Ownership: If the property is owned by a business or corporation, provide a letter on company letterhead authorizing the applicant to apply on the company's behalf, even if the applicant is the owner of the company
- Strata properties
- Rezoning: For properties registered pursuant to the Strata Property Act, any application to change the use or appearance must have unanimous consent by all strata owners in accordance with the Act, and all registered owners must provide a signed letter of authorization stating they authorize rezoning the property
- Development Permits, Heritage Alteration Permits and all Delegated Applications: For properties registered pursuant to the Strata Property Act, an application must be accompanied by a resolution passed by ¾ vote at an annual or special general meeting, authorizing the changes to the common property or limited common property as requested in this application.
Delegated Development Permit Solely for Tenant Protection
- Current Certificate of Title (not dated more than 30 days prior to submission) available from the Land Title Office
- Copy of any title restrictions, such as covenants, easements or rights of way
- Letter of authorization from all owners:
- All owners named on the title are required to provide a letter granting permission to apply for the application
- Company or Corporate Ownership: If the property is owned by a business or corporation, provide a letter on company letterhead authorizing the applicant to apply on the company's behalf, even if the applicant is the owner of the company
Required Plans
One set of plans to scale, including all of the following drawings. Plans must meet the guidance for the site plan, landscape plan and building plans.
- Site plan based on a survey for existing site
- Site plan for proposed development that includes a project information table
- Landscape plan
- Survey plan certified by a B.C. Land Surveyor
- Floor plans
- Elevation plans
- Cross section plan
- Building elevation and streetscape plan that shows neighbouring buildings
- [For rezoning only] If any changes to the proposal have been made since the Community Consultation, a set of “bubbled” plans illustrating the changes
- For amendments to approved Development Permits or Heritage Alteration Permits, provide a second set of plans that bubble the changes from the approved plans
Other Requirements
- Permit application fee
- Tenant Protection During Redevelopment Bylaw requirements
- Applies to all land use applications that entail redevelopment and will result in loss of any rental units
- If there are tenants currently residing on the property, a Tenant Assistance Plan - Part A must be completed and submitted as part of your development permit application (start the tenant protection process with the Tenant Assistance Plan Initiation Form)
- If there are no tenants in the property proposed for redevelopment, but there have been in the previous six months, you will need to provide proof of lawful tenancy agreement termination to housing@victoria.ca
- A completed Site Disclosure Statement (contaminated sites) for non-residential properties and associated fee
- Pursuant to the Environmental Management Act, the Province of British Columbia requires a completed Site Disclosure Statement for properties that are or were used for commercial or industrial purposes, as defined within the provincial regulations
- Building Code compliance report for Part 3 buildings pursuant to the BC Building Code
- This report is to be submitted with the application as a separate document, and must include all proposed alternate solutions requiring City approval that may affect the exterior design of the building
- Conservation plan by a qualified heritage consultant, if there is a heritage-designated or registered building on the site
- Supplementary information as listed in the Large Project Submission Guidelines for sites larger than 930 square metres
- Compliance with the BC Heritage Conservation Act, including steps to determine whether or not a site is an archeological site
- The applicant is responsible for ensuring compliance with the BC Heritage Conservation Act, including steps to determine whether a site is an archeological site. It is against the law to alter an archeological site without first obtaining a permit to do so from the Provincial Government (contact B.C.’s Archaeology Branch for information)
All applications require the submission of a site plan. The information used to generate the site plan can also be used as the base for the landscape plan. All plans must be consistent with one another.
A landscape plan is required for many Development Permit applications. If you are applying for Rezoning only, a landscape plan is not required. If you’re unsure about your application requirements, please confirm with your area planner.
The following are general requirements for both a site plan and a landscape plan:
- Use 1:100 scale (preferred) or 1:200 for larger projects, metric measurements and include metric bar scales.
- Include a north arrow pointing to the top or right of the page.
- Include a title block that identifies the civic address, project name (if any), applicant and contact information, date of plans and space to indicate any plan revision dates.
- Show parcel size and dimensions of all property lines based on a survey prepared by a B.C. Land Surveyor.
- Show grade levels using metric geodetic numbers.
- Include City of Victoria base map information, including existing underground services, onto any off-site improvement plans (get base maps from the City’s Open Data Portal).
- Address tree protection and preservation in alignment with the City’s Tree Protection Bylaw.
- For projects that require new off-site works and services, provide a site servicing plan.
- For developments that require subdivision of land (fee simple or bare land strata), obtain a preliminary layout approval. Discuss application timing with the Approving Officer. For more information on subdivision requirements, visit Subdivision & Land Development.
- For a site that requires extensive excavation, the developer must provide details (location and time frame) of construction offices and sales offices, and provide a soil sampling log. In some cases, further approvals may be required.
- Do not show improvements that exceed or deviate from City standards (e.g., art, special paving, benches, garbage cans, bike racks or landscaping) for the public right-of-way prior to getting the City’s written approval. Do not show trees or plantings that are not proposed or can’t be maintained as part of the proposed development.
- Plans are certified in compliance with professional association standards.
- Plans must be compliant with British Columbia Building Code.
- Measurements are based on definitions and standards of the Zoning Bylaw.
Site Plan for Existing Site
| Requirement | What to Show |
|---|---|
| Buildings and setbacks | Size and location of all existing buildings and structures on the property, clearly dimensioned and labeled. |
| Natural features | Rock outcrops and watercourses. |
| Off-site information - rights of way or easements | Street names adjacent to the subject property; all rights-of-way and easements fully dimensioned and labeled; copies of any existing rights-of-way or easement documents. |
| Off-site information - infrastructure | All infrastructure and servicing within the City right-of-way along the site frontage, accurately dimensioned to property lines, including curbs, boulevards, sidewalks, existing driveway crossings, utility poles, street furniture and hydrants. |
| Grades | Label survey grade levels for existing grades, special topography features and site conditions; where building entrances are at the property line with City right-of-way, show existing top of curb and back of sidewalk grades. |
| Driveway access | Location and dimensions of the driveway in relation to the road right-of-way and adjacent property lines. |
| Tree Protection Bylaw | When an arborist report is required, show all trees with ID numbers, protected root zones (PRZ), and canopy spread for trees to be retained. When an arborist report is not required, show all bylaw-protected and municipal trees. Include species, diameter (measured at 1.4 metres above grade) and protected root zones. Show PRZ using a radial measurement of 12 times the tree diameter. Scaled circle to represent the trunk where it meets the ground; scaled solid bold circle showing the protected root zone (PRZ); and scaled fine dotted line showing the canopy. |
Landscape Plan (use the site plan as the base plan)
| Requirement | What to Show |
|---|---|
| Tree Protection Bylaw | When an arborist report is required, show all trees with ID numbers, protected root zones (PRZ), and canopy spread for trees to be retained. When an arborist report is not required, show all bylaw-protected and municipal trees. Include species, diameter (measured at 1.4 metres above grade) and protected root zones. Show PRZ using a radial measurement of 12 times the tree diameter. Scaled circle to represent the trunk where it meets the ground; scaled solid bold circle showing the protected root zone (PRZ); and scaled fine dotted line showing the canopy. |
| Proposed trees and vegetation | At least 30 per cent of common landscaped areas must include a diverse mix of native (southern Vancouver Island), food-bearing and/or pollinator-supporting plants, in line with General Urban Design Guidelines. |
| Natural features | Natural features to be retained (e.g., watercourses, rock outcrops). |
| Surface treatment (non-landscaped areas) | Surface treatments for all non-landscaped areas (e.g., decorative pavers, concrete). |
| Off-site information - right-of-way | Proposed surface treatments in the public right-of -way must meet City standard; any variations require prior written approval from Engineering and Parks departments. |
| Fences and retaining walls | Cross-section or elevation plans of any proposed fences and retaining walls. |
Site Plan for Proposed Development
| Requirement | What to Show |
|---|---|
| Project information table | See sample provided below. |
| Phased development | If proposed development is to be phased (i.e., portions are to be occupied prior to the completion of the entire development), include a phasing plan showing the sequence of the phases and the area which each phase encompasses. |
| Buildings and setbacks | Size and location of all proposed buildings (wall outline) and structures measured from property lines (including any cantilevers, stairs or other building projections). Indicate any variances to zone proposal, if relevant. |
| Off-site information - rights of way or easements | Label street names adjacent to the site and show road dedication requirements (easements, statutory right-of-way or dedication). Discuss road dedication requirements with City Transportation staff. |
| Off site information - infrastructure | All existing and proposed infrastructure and servicing in City right-of-way on the site frontage (accurately dimensioned to property lines), including curbs, boulevards, sidewalks, existing and proposed driveway crossings, trees, soil cells, utility poles, street furniture and hydrants. |
| Grades | Label survey grade levels for proposed finished grade. Show grades relative to neighbouring properties, public lands and right-of-ways. Where building entrances are at the property line with City right-of-way, show proposed top of curb grades, back of sidewalk grades and proposed ground floor elevations at entrances. |
| Driveway access | Location and dimension of the driveway with respect to the road right-of-way and adjacent property lines. |
| Parking layout | Parking areas with dimensioned depth and width of stalls, aisle dimension, traffic direction, parking stall angle, number of stalls and wheel stops. Label accessible stalls and visitor stalls. |
| Parking area grades | Any area over two per cent slope, include any driveway grades, parkade access ramp grades and location of speed bumps. |
| Off-site information - context | Location of buildings on adjacent parcels (outline of building foundations). |
| Bicycle storage and racks | Location, number and dimensions of bicycle parking. |
| Tree Protection Bylaw | When an arborist report is required, show all trees with ID numbers, protected root zones (PRZ), and canopy spread for trees to be retained. When an arborist report is not required, show all bylaw-protected and municipal trees. Include species, diameter (measured at 1.4 metres above grade) and protected root zones. Show PRZ using a radial measurement of 12 times the tree diameter. |
Floor Plans
| Requirement | What to Show |
|---|---|
| Floor plan layout | Detailed floor plan of the proposed building, identifying mechanical rooms, stairways, elevators, corridors, lobbies, washrooms, internal garbage storage areas and internal parking areas. Indicate uses of all spaces, including basement. Restaurants and/or drinking establishments require a detailed seating plan and count, including outdoor seating. |
| Doors and windows | Location and size of interior and exterior doors and windows. |
| Parking layout | Internal parking areas with dimensioned depth and width of stalls, aisle dimension, traffic direction, parking stall angle, number of stalls and wheel stops in compliance with Schedule C - Off-Street Parking of the Zoning Regulation Bylaw or Part 5 of the Zoning Bylaw 2018. Label accessible stalls and visitor stalls. |
| Loading bays | Identify any loading bays. |
| Internals garbage/recycling | Label internal garbage/recycling storage areas. |
Elevation Plans
| Requirement | What to Show |
|---|---|
| Exterior | Exterior of the proposed buildings, including all windows, doors, loading bays and projections. |
| Grades | Detail and label all grades at the building: existing grades, finished grades and average grade. Geodetic datum points are required to ensure accuracy. |
| Height | Detail height from average grade and number of storeys on all elevations. |
| Roof top equipment | Detail roof-top equipment elevation and screening. |
| Walls/retaining walls | Elevation of any wall or retaining wall over 600 mm in height. |
Building Elevation/Context Plan
| Requirement | What to Show |
|---|---|
| Elevations | Street elevation of the proposal and illustrate the relationship of the building to flanking buildings. This may extend to an entire block to show how the proposed building fits into the existing built environment. May include photographs clearly identifying location and views. |
Cross Section Plan
| Requirement | What to Show |
|---|---|
| Grades | Detail and label all grades at the building (finished grade and average grade). Geodetic datum points are required to ensure accuracy. Where building entrances are at the property line with City right-of-way, show proposed top of curb grades, back of sidewalk grades and proposed ground floor elevations at entrances. |
| Profiles | Profiles of sloping driveways or ramps. Show the grades (if retained, include existing driveways and ramps). Note: any sloping driveway should show the grades from the building to the curb. |
| Trees | Scaled cross section showing proposed off-site infrastructure, existing and proposed trees, below grade tree planting pits and all building projections (e.g., awnings, balconies) for each frontage. |
Building Code Compliance
| Requirement | Details |
|---|---|
Compliance with BCBC sections:
| Protection of exit facilities of Part 3 and openings near unenclosed exterior exit stairs and ramps, openings in exterior walls of exits, and openings near exit doors. |
Compliance with BCBC sections:
| Spatial separation and exposure protection calculations |
| Compliance with BCBC for Part 3 and larger Part 9 buildings | Exiting locations and exit strategy overview:
|
Compliance with BCBC sections:
| Fire department access and connections overview demonstrated on plans. Siamese connection provided when required while ensuring the hoses will not create a tripping hazard when connected. |
Compliance with BCBC section:
| Combustible cladding compliance with building code. |
A project information table must be included on the plan submission title sheet or the site plan per below. Please refer to the Zoning Bylaw for terms. If your proposal involves more than one zone, provide a project information table for each zone:
| Project Information table | |
|---|---|
| Zone (existing) | |
| For rezoning applications only: Proposed zone or site-specific zone (if unsure, state “new zone”) | |
| Site area (square metres) | |
| Total floor area (square metres) | |
| Commercial floor area (square metres) | |
| Floor space ratio | |
| Site coverage (percentage) | |
| Open site space (percentage) | |
| Height of building (metres) | |
| Number of storeys | |
| Number of parking stalls on site | |
| Number of bicycle parking stalls (long and short term) | |
| Building Setbacks (metres): | |
| Front yard | |
| Rear yard | |
| Side yard (indicate which side) | |
| Side yard (indicate which side) | |
| Combined side yards | |
| Residential Use Details: | |
| Total number of units | |
| Unit type (e.g., one-bedroom) | |
| Ground-oriented units | |
| Minimum unit floor area (square metres) | |
| Total residential floor area (square metres) |
Applications require a letter to fully explain the proposal, including rationale for any proposed variances. The level of detail may vary depending on the application. Include any items from the table below that apply to the proposal.
For all delegated applications, address your application proposal letter to City staff. For all non-delegated applications, address your application proposal letter to Mayor and Council.
| Requirement | What to Describe |
|---|---|
| Description of proposal |
For Rezoning applications:
|
| Government policies | How does the proposal conform to the Official Community Plan and Rezoning and Development Policy? |
| Project benefits and amenities | What are the economic, environmental and social benefits to the City and neighbourhood? Will there be any public amenities with the development, such as play areas for children, public art and streetscape improvements? |
Need and demand
| What is the demonstrated public need for the proposal? Does the location meet a need or demand which is not or could not be met in land already zoned? For example, is this a change of permitted use or an increase in density? |
| Neighbourhood | How well does the proposed development relate to the neighbourhood and immediate context? For Rezoning applications: What is different or unique about the site to warrant rezoning (e.g., lot size, topography, context, existing site and neighbouring development)? |
| Impacts | Would the development complement or improve existing conditions in the surrounding area? What effects would the proposal have on immediate neighbours, such as noise and activity levels? Would the development result in the displacement of existing tenants? |
Design and development permit guidelines
| Indicate how the proposal complies with applicable design guidelines. Describe how the guidelines have been considered in the design of your proposal, and explain the design principles and concepts that have been applied. Explain the design principles and concepts applied to:
Demonstrate how the development context was assessed and how the design responds to all aspects listed above. State any consultation undertaken on design-related issues and how the design changed as a result. For Rezoning applications:
|
| Safety and security | Address safety principles outlined in the General Urban Design Guidelines. |
| Transportation | Does the project meet vehicle and bicycle parking requirements in the Zoning Bylaw? How will any shortfall in parking be addressed? Will the project include bicycle facilities beyond the minimum requirements? How does the project support City policies such as the Climate Leadership Plan and the City’s sustainable mobility strategy GoVictoria? |
| Heritage | What is the heritage status of buildings on the property? How are heritage buildings impacted by the development? Note that a Conservation Plan is required for applications involving a heritage-designated or registered building. |
| Climate-forward building features | Using the Climate-Forward Building Guide, identify sustainability features included in the development and provide documentation as required. |
| Urban forestry | How does the project support the goals of the Urban Forest Master Plan, including protecting, enhancing and expanding the urban forest and optimizing community benefits from the urban forest in all neighbourhoods? How does the project comply with the Tree Protection Bylaw? |
| Infrastructure | Are there adequate public infrastructure and community/recreation services available to meet the proposal (e.g., sewer, water, sidewalks, roads, parks)? If not, how would the proposal address infrastructure and service requirements? |
Apply
After You Apply
Once your application is submitted:
- Staff will review your application and may request more information
- Some applications may be approved by staff, while others are considered by Council
- You will be notified of the decision and any next steps
- Timelines vary depending on the complexity of the proposal
We're Here to Help
Contact us to discuss whether your project requires a Development Permit or Development Variance Permit. For major or complex proposals, schedule a pre-application meeting with staff at the conceptual stage to help avoid delays. Staff can also help confirm if your application can be delegated.