WCEL > Issues > Urban Growth and Development > Smart Bylaws Guide > Part 6 > Use Site Resources Wisely > Unique Zoning and Clustering > Highlands

Smart Bylaws Guide – Use Site Resources Wisely – Unique Zoning and Clustering – Highlands

Almost all of the District of Highlands’ rezoning and subsequent subdivision applications are addressed through spot or unique zones. The municipality custom designs each site primarily based on ecological features, and, for some developments, the amenities to be provided in exchange for increased density. Because the Highlands is a largely undeveloped area, a high degree of flexibility is possible in site and building design. In some cases, it is possible to include a riparian area or natural area buffer within a new park rather than manage these within a developed area. When an area is very ecologically sensitive, development proposed on that particular part of the property will be relocated before an attempt is made to mitigate its impacts.

An example of a greenspace-protecting development in the Highlands is that of the 190 hectare Western Forest Products property at Scafe Hill. The land had been zoned, since 1982, as Greenbelt Two that permitted subdivision into 15 lots of no less than 12 hectares. The rezoning application was initiated during the development of the regional Green/Blue spaces strategy that identified a 3 kilometre greenway linking Mount Work Regional Park to Thetis Lake, Francis-King and Mill Hill Regional Parks. Most of the property contained important wetlands, watercourses, second growth forests, rocky outcrops and areas of Arbutus and Garry Oak. Because of environmental sensitivity and the high cost of building roads to access 12 hectare lots in the Highlands, it made ecological and financial sense to cluster the development.

The result was a 26 lot neighbourhood, each lot averaging 1.5 hectares. Approximately 90% of the original property is left in a natural state. The project added 145 hectares to Thetis Lake Regional Park as greenway. The municipality, landowners and The Land Conservancy, a provincial land trust organization, registered joint conservation covenants on these lots to protect the 75% of the lot areas comprising smaller habitats and features. Within the Park, a regional trail was constructed that will eventually link with Thetis Lake and Mount Work Regional Park.

What appear to be strict conditions on developments in the Highlands are beneficial to developers. Costs are often lower than they would be under normal zoning and design requirements. This is especially true for road works. Moreover, each lot has a protective buffer around its perimeter and most are adjacent to park land. These factors are important sales features.

For More Information

Scott Coulson, Administrator (250) 474-1773 administrator@district.highlands.bc.ca