Saanich Agricultural Zoning Framework
Agricultural Priority: Saanich's agricultural zones prioritize farming viability while accommodating limited residential development in rural areas.
Agricultural Zone Categories
A-1 Agricultural Zone
Primary agricultural zone within ALR
- Primary Use: Agriculture, farming operations
- Residential: 1 dwelling + 1 secondary suite
- Max Floor Area: 400 m² combined residential
- Lot Coverage: 10% maximum for buildings
- Height: 10 metres maximum
- Setbacks: 15m front, 7.5m side/rear
A-2 Agricultural Holding
Future development potential
- Primary Use: Agriculture (interim)
- Residential: 1 dwelling per existing lot
- Future Planning: May be redesignated for development
- Development: Limited until redesignation
- Height: 10 metres maximum
- Services: On-site water and sewer
RU Rural Residential
Rural residential outside ALR
- Primary Use: Single family residential
- Secondary Use: Limited agricultural activities
- Min Lot Size: 2,000 m² (0.2 hectares)
- Density: 1 dwelling + secondary suite
- Height: 10 metres maximum
- Setbacks: 10m front, 6m side, 10m rear
RU-1 Rural Residential
Large lot rural residential
- Primary Use: Single family residential
- Secondary Use: Extensive agricultural activities
- Min Lot Size: 4,000 m² (0.4 hectares)
- Density: 1 dwelling + secondary suite
- Height: 10 metres maximum
- Livestock: Permitted with setbacks
Detailed Zoning Comparison
| Aspect | A-1 Agricultural | RU Rural | RU-1 Rural |
|---|---|---|---|
| Min Lot Size | No minimum (ALR rules apply) | 2,000 m² | 4,000 m² |
| Residential Floor Area | 400 m² maximum combined | No specific limit | No specific limit |
| Agricultural Use | Primary, commercial farming | Hobby farming only | Extensive farming permitted |
| Livestock | Commercial operations permitted | Limited (horses, poultry) | Extensive livestock permitted |
| Subdivision | Restricted (ALC approval) | Standard subdivision rules | Standard subdivision rules |
| Home Business | Farm-related business | Limited home occupation | Home occupation permitted |
Agricultural Building Requirements
Special provisions apply to agricultural buildings in A-1 and RU zones:
Permitted Agricultural Structures
- Barns & Storage: No height or size limits for agricultural use
- Greenhouses: Commercial greenhouse operations permitted
- Livestock Buildings: Setback requirements from residential areas
- Equipment Storage: Farm equipment and machinery storage
- Processing Facilities: On-farm processing of agricultural products
Setback Requirements
Agricultural Building Setbacks:
- From Dwelling: 30m minimum for livestock buildings
- From Property Line: 7.5m minimum for all agricultural buildings
- From Road: 15m minimum for livestock buildings
- From Well/Septic: 30m minimum for livestock areas
- From Watercourse: 15m minimum riparian setback
Residential Development Standards
Residential development in agricultural zones must comply with specific standards:
Dwelling Placement
- Agricultural Land Impact: Minimize impact on productive agricultural land
- Soil Quality: Build on least productive soils when possible
- Access: Shared access with agricultural operations where feasible
- Utilities: On-site water and septic required in most areas
Landscaping Requirements
- Native Plants: Drought-resistant, native plant species preferred
- Water Conservation: Xeriscaping requirements for new development
- Agricultural Compatibility: Avoid plants that harbor agricultural pests
- Screening: Visual screening between residential and intensive agriculture
Development Process
Agricultural zone development requires specific approvals:
A-1 Zone Development
- Agricultural Impact Assessment: Evaluation of farming impact
- Soil Survey: Agricultural capability assessment
- ALC Consultation: Coordination with Agricultural Land Commission
- Neighbour Consultation: Input from adjacent farming operations
- Building Permit: Standard building permit process
RU Zone Development
- Site Assessment: Environmental and servicing evaluation
- Rural Design Review: Compatibility with rural character
- Servicing Plan: On-site water and septic approval
- Building Permit: Standard residential building permit
Market Implications
Agricultural zoning creates distinct real estate market characteristics:
Property Values by Zone
- A-1 Agricultural: $15,000-25,000 per acre (agricultural value)
- RU Rural: $45,000-65,000 per acre (residential value)
- RU-1 Rural: $35,000-50,000 per acre (rural residential value)
- Development Potential: Limited by zoning and servicing constraints