Zoning
Zoning for Municipal Government in British Columbia
Zoning is one of the main tools municipalities and regional districts in British Columbia use to manage land use and development. Through the Zoning Bylaw, the District divides land into zones and sets rules for how land, buildings, and other structures may be developed and used. These rules help implement broader community planning goals as set out in the Official Community Plan, guide growth, and provide clarity to residents, builders, and property owners about what is permitted on a site.
In British Columbia, zoning bylaws are adopted under the Local Government Act and are used to regulate the use and density of land, buildings, and other structures. A zoning bylaw can divide all or part of a municipality into zones, name those zones, and establish their boundaries. Each zone can have its own set of permitted uses and development standards.
For example, the District has created separate residential, commercial, industrial, mixed-use, agricultural, and institutional zones. Within each zone, the Zoning Bylaw specifies whether uses such as housing, retail, offices, home-based businesses, community services, or industrial activities are allowed, restricted, or prohibited.
Zoning affects both what a property can be used for and how it can be developed. A property owner may be limited to certain uses based on the applicable zone, such as residential occupancy only, or may be permitted to develop a mix of residential and commercial uses in the same building. In some cases, zoning may also prohibit certain activities entirely.
Zoning also shapes the physical form of development. Municipal bylaws may regulate matters such as building height, setbacks from property lines, parcel size, lot coverage, building size, the location of uses on a site, and the number or type of housing units permitted. These rules can influence whether a project is feasible, how large it can be, and whether a property owner must apply for rezoning or another approval before proceeding.
Depending on the bylaw and the local context, zoning regulations may address:
- Permitted and prohibited land uses (ex., single detached dwelling or commercial occupancy)
- Density of development (ex., number of dwelling units on one property)
- Siting, size, and dimensions of buildings and structures (i.e. setbacks, height, and parcel coverage)
- Location of uses on a parcel or within a building
- Minimum or maximum parcel size created by subdivision
- Differences between zones, neighbourhoods, or servicing areas
- Special circumstances involving heritage properties, farming areas, or mixed-use development
Zoning is only one part of the land use system. Even if a proposed use is permitted under zoning, a project may still need other approvals, such as development permits, building permits, subdivision approval, or servicing approvals. Other local bylaws may also apply, including rules related to parking and loading, floodplains, signs, screening, landscaping, and runoff control.
If a proposed development does not comply with the current zoning, the applicant may need to apply for rezoning. In some situations, a variance or other relief may be available for specific standards, depending on the applicable legislation and local process. Property owners should review the current bylaw and confirm requirements directly with the local government before making plans or investments.
Schedule A of the Zoning Bylaw sets out the zone designations for properties inside the District of Houston. There are also specific divisions for each zone. To find the right division/zone, reference the map contained in the bylaw and then look up the division for that zone.
You can also use our online map to find your zone:
- Use the Search menu in the top left menu bar to “Search by Address”.
- Input your Street Number and Road Name.
- Ensure the “Zoning” layer is turned on in the bottom left Layers menu.
- Once your property is located on the map, a property report can also be downloaded from the Survey Parcels menu in the bottom left menu bar to provide key information about the property, such as its legal description and property ID.
Manufactured Home Parks are zoned seperately from regular residential uses, and are intended to accomodate homes that can be easily moved and removed from a site. Homes installed in Manufactured Home Parks must meet the CSA Z240 Standard.
If you are placing a Manufactured Home onto a pad in a Manufactured Home Park, you will be required to apply for a building permit and pay a manufactured home placement fee. Additionally, because all utility services inside a Manufactured Home Park are private, you will need to coordinate with the Manufactured Home Park Owner to connect services.
If you are a Manufactured Home Park Owner, you are responsible for ensuring that your Park complies with the District’s Manufactured Home Park Regulations. Depending on the year your Manufactured Home Park was developed, some regulations may not apply and will be superceded by older bylaws. Please contact our Director of Corporate Services for more information.
The Zoning Bylaw sets out the following requirements for fencing, screening, and landscaping:
- Fences may not exceed 1.8 meters in height on any property inside the District. For Residential properties, the front yard fence has a maximum height of 1.2 meters.
- Retaining Walls (with or without fences) are limited to a maximum height of 1.8 meters in Residential Zones, and 2.4 meters in all Rural, Commercial, Industrial, and Public Use Zones.
- Landscaping areas must be provided on each property to protect greenspace, minimize disruptions to property from nearby utility or public works, and support beautification efforts in the community. For Multifamily Residential, Commercial and Industrial zoned properties, the landscaping strip must be 3 meters wide; in other zones, the landscaped area must be 2.5 meters wide.
- Newly developed Commercial and Industrial properties abutting other uses must be screened from view. This can be achieved through a mixture of fencing and landscaping.
Carriage Houses and Secondary Suites are a permitted use in the Agricultural, Rural Residential, and Neighbourhood Residential zones. These provide opportunities for property owners to develop additional housing for personal or economic reasons, and supports added density in the community.
Most zones only permit two dwelling units on a property, and property owners should ensure that they plan ahead for their development. A Secondary Suite cannot be developed if a Carriage House is present on the property (and vice versa).
Units must be built pursuant to the BC Building Code, and building permit applications will be required.
One Home Occupation per property is permitted in all Rural and Residential zones; however, the type of home occupation you are permitted to carry out is limited based on the zone you are in.
Standard Home Occupations, such as hair dressers, dog groomers, professional office space, and home based caterers, are permitted in all zones. These involve minimal neighbourhood disturbances and are contained wholly within the dwelling unit.
Bed and Breakfast Accommodations and Vacation Rental Accommodations are permitted in the Neighbourhood Residential (R1) and both Rural Zones. These provide for temporary, short-term accomodations for tourists and visitors to the community.
Industrial Home Occupations are strictly limited to the Rural Zones (A1 & A2). These allow for occupations which can be conducted inside an accessory building or within a designated area on the property. This can include operations such as custom/portable sawmilling, commercial vehicle storage and use, and small vehicle maintenance and repair.
Heavy industry, equipment services and sales, wrecking yards, and any cannabis related uses are not permitted to be conducted as home occupations.
Many properties are permitted to have a shipping container on site to provide for an enclosed storage area. Shipping containers are not permitted in the Downtown Commercial (C1), Neighbourhood Residential (R1), Multifamily Residential (R2), or Manufactured Home Park (R3) zones. Properties in the Service Commercial (C2), Campground (C3), and Public Use zones are permitted to have one, while Rural and Industrial Zones may have two shipping containers for storage space.
The Zoning Regulation for shipping containers does not apply to the transport of goods or materials, and only applies if the shipping container is being used as an accessory building.