10 Key Areas of the June 2026 Draft

The OCP divides the area into 16 land use designations (Agriculture, Residential, Commercial, Industry, Rural, and others). Several designations now require larger minimum parcel sizes than the April 2026 draft.

Agriculture designation — "Minimum Lot Size: 4 hectares."

— Bylaw No. P1540, Section 4.0, Land Use Designations table (Agriculture)

The April 2026 draft listed the Agriculture minimum lot size as 2 hectares.

Commercial designation — "Minimum Lot Size: 1 hectare where serviced by individual on-site water and sewer systems; or 0.24 hectare where serviced by either communal water system or communal sewer system, or both."

— Bylaw No. P1540, Section 4.0, Land Use Designations table (Commercial)

The April 2026 draft listed "Minimum Lot Size: n/a" for both Commercial and Industrial. That same 1 hectare / 0.24 hectare split is repeated across five designations in the June draft (Commercial, Comprehensive Development, Industry, Recreational Residential, and Residential) — communal water/sewer servicing is the single biggest lever for smaller lots across most non-agricultural, non-rural land.

Other key points to know:

Rural — the most common designation in the area — has a 2-hectare minimum lot size.

"Minimum Lot Size: 2 hectares"

— Bylaw No. P1540, Section 4.0, Land Use Designations table (Rural)

Resource-designated land requires a 16-hectare minimum lot size — the largest of any designation, effectively locking most privately-held Resource land against future subdivision into smaller residential parcels.

"Minimum Lot Size: 16 hectares"

— Bylaw No. P1540, Section 4.0, Land Use Designations table (Resource)

Short-term rentals are explicitly banned in the Recreational Residential designation — the zone covering many seasonal/cabin properties on Sproat Lake.

"Short-term rental accommodation is not supported in this designation."

— Bylaw No. P1540, Section 4.0, Land Use Designations table (Recreational Residential)

Commercial and industrial uses are discouraged in the Rural Central Lake ("Little Germany") designation, citing protection of the local aquifer.

"...commercial and industrial uses are discouraged in this designation"

— Bylaw No. P1540, Section 4.0, Land Use Designations table (Rural Central Lake)

The ACRD commits to pursuing an incorporation study for Electoral Area "D." This is a governance-structure signal — worth flagging separately from land-use policy, since municipal incorporation could eventually affect local taxation and governance.

"Pursue the development of an incorporation study for Electoral Area "D.""

— Bylaw No. P1540, Section 4.1.3, policy (h)

Comprehensive Development areas can get density bonuses beyond normal limits if affordable housing is included — a built-in upzoning mechanism.

"Consider opportunities to allow for residential densities beyond existing permissions where affordable housing units are proposed, so long as servicing requirements can be met, the development is informed by and compatible with adjacent uses and the existing community character, and is in accordance with Section 5.4.3."

— Bylaw No. P1540, Section 4.2.3, policy (g)

Any construction, subdivision, or land alteration within 30 metres of Sproat Lake, Great Central Lake, or named streams (or 15 metres of minor streams and wetlands) requires an Environmental Protection Development Permit. Neither draft exempts repair, maintenance, or in-kind replacement of an existing dock or boathouse from this requirement.

"DPA I areas include all lands within 30.0 metres of the natural boundary, measured horizontally in both upland and foreshore directions, from all major streams including Sproat Lake, Great Central Lake, Boot Lagoon, Taylor River, Ash River, Stamp River, Somass River, Sproat River, Nook Creek, Demens Creek, Heath Creek, McCoy Creek, Santu Creek, and the Alberni Inlet. DPA I areas also include all lands within 15.0 metres of the natural boundary... of minor streams and all other named and unnamed creeks, lakes and wetlands."

— Bylaw No. P1540, Section 7.4.2 (Justification)

Any dock construction also requires a Marine Habitat Assessment Report:

"a property owner must obtain and adhere to a Marine Habitat Assessment Report completed by a QEP prior to commencing construction of a dock in an aquatic environment."

— Bylaw No. P1540, Section 7.4.4, item .22(b)

What changed from April: Essentially unchanged. April had the same 30m/15m setback and a nearly identical Marine Habitat Assessment Report requirement (April used the credential "QP"; June specifies "QEP" and dropped an April qualifier limiting the requirement to Crown land).

Other key points to know:

A restoration security bond of up to 120% of estimated costs can be required. This applies to restoration work near water — a direct cost exposure.

"...the ACRD may require the property owner to provide security in the form of an irrevocable letter of credit or a bond in the amount of up to 120% of the total estimated cost of the work to ensure all requirements of the restoration plan have been met."

— Bylaw No. P1540, Section 7.4.4, item .1(d)

Default is no development without a QEP sign-off. In ecologically important areas, the absence of a professional assessment confirming adequate protection is itself grounds to deny development.

"In the absence of a QEP assessment confirming satisfactory protection of ecologically important areas, no development or alteration is permitted."

— Bylaw No. P1540, Section 7.4.4, item .21

Only one moorage facility is permitted per lot, regardless of lot size or shoreline length, and new multi-dwelling shoreline developments are pushed toward shared docks instead of individual ones.

"...no more than one moorage facility shall be located on or appurtenant to any single lot."

— Bylaw No. P1540, Section 7.4.4, item .22(f)

Environmental monitoring must continue for at least one year after construction is deemed complete — an ongoing compliance obligation beyond the build itself.

"Monitoring must continue for a period of at least one year after development has been deemed complete by the ACRD, unless otherwise specified by a QEP."

— Bylaw No. P1540, Section 7.4.4, item .1(c)

A Development Permit here doesn't replace other required permits. DPA I compliance is an additional regulatory layer on top of any provincial or federal approvals still required.

"The issuance of a Development Permit by the ACRD in no way exempts the property owner from obtaining all necessary permits and approvals from provincial and federal agencies."

— Bylaw No. P1540, Section 7.4.4, item .32

Note on dock size: The June 2026 OCP itself sets no dock dimensions — its rules are the process requirements above. Real dock size limits come from the Province, not the OCP. Under the BC Land Act's Private Moorage General Permission (Ministry of Water, Land and Resource Stewardship, updated May 9, 2024), which applies automatically to freshwater lakes like Sproat Lake, a dock's moorage platform is capped at 3m (~9.8 ft) wide, its walkway at 1.5m (~4.9 ft) wide, and the whole structure can't extend more than 42m from shore. The offshore end of any dock must also sit at least 30m (~98 ft) from navigation channels. The ACRD's own current Zoning Bylaw (Section 6.17, Waterfront Access Facilities) adds a 4.876m (16 ft) maximum width for private floats and wharves and requires them to "not extend any further distance from the shore than is necessary for boat access and moorage," with no fixed length set. Bottom line: real dock size limits exist, but they're set by the Province and the separate Zoning Bylaw, not by the OCP bylaw this survey is about.

Development on any slope of 30% grade or steeper (rising at least 4 vertical metres) requires a geotechnical report from a Qualified Professional, with no distinction made between exposed stable bedrock and loose soil or till.

"DPA II includes lands located within 15 metres of the top of bank, and the toe of slope, of steep slopes with a 30 percent or greater slope for a vertical distance of at least 4 metres, plus the sloped land between the top and toe."

— Bylaw No. P1540, Section 7.5.2 (Justification)

"Where development is proposed on a steep slope, or within 15 metres of the toe of the slope, or the top of bank, of a steep slope, no development will be permitted without a report prepared by a QP verifying that the land can be used safely for the proposed use."

— Bylaw No. P1540, Section 7.5.4, item .3

What changed from April: April used a simpler test — a report was required within 30 metres of a 30%+ slope, with no "4 metres of vertical rise" qualifier. June narrowed the buffer to 15 metres but added the vertical-rise qualifier.

Other key points to know:

DPA II is not just steep slopes. It also covers the entire tsunami inundation zone (all land below 20 metres elevation) and the mapped 200-year floodplain from a 2020 ACRD study — a much larger area than "steep slopes" alone suggests.

"DPA II also includes lands within the tsunami inundation zone which encompasses lands located below 20 metres elevation above sea level, and the designated 200-year floodplain and associated mapped flood extents established by the ACRD Somass Watershed Flood Management Plan, 2020."

— Bylaw No. P1540, Section 7.5.2

No development is permitted anywhere in the tsunami zone or floodplain without a QP safety report — a blanket rule that applies independently of the steep-slope rule.

"Where development is proposed in the tsunami inundation zone, within 20 metres elevation above sea level, no development will be permitted without a report prepared by a QP verifying that the land can be used safely for the proposed use."

— Bylaw No. P1540, Section 7.5.4, item .4

A quantified safety threshold is used: a Qualified Professional must verify the probability of geotechnical failure causing property damage is under 10% in 50 years before development can proceed — and if the report finds a hazardous condition would result, development is not permitted at all, full stop.

"...verification that the land may be used safely for the proposed use with the probability of a geotechnical failure or another substantial hazard resulting in property damage of less than 10% in 50 years."

— Bylaw No. P1540, Section 7.5.4, item .1(b)(iv)

Shoreline stabilization (seawalls, riprap) is only supported where a property is already experiencing active erosion — not as a preventative measure — and boat launch ramps are discouraged generally.

"Shoreline stabilization devices are only supported on parcels that are subject to active erosion."

— Bylaw No. P1540, Section 7.5.4, item .8

The same up-to-120%-of-cost security bond from DPA I applies here too, for hazard-mitigation work.

— Bylaw No. P1540, Section 7.5.4, item .1(c)

Commercial, industrial, multi-family residential, and intensive residential development requires a Development Permit governing building design, landscaping, and siting — including a landscape plan with a cost estimate prepared by a Qualified Professional.

"The Form and Character DPA encompass lands identified on Schedule E for the purpose of establishing objectives for the form and character of industrial, commercial, multi-family residential, and intensive residential development."

— Bylaw No. P1540, Section 7.6.1 (Designation)

"A landscape plan for the development shall be prepared as an integral part of the design and layout... The landscape plan cost estimate shall be prepared by a QP and may be used to determine the value of a required security deposit."

— Bylaw No. P1540, Section 7.6.4, item .17

Other key points to know:

DPA III applies to some higher-density residential development, not just commercial/industrial. "Intensive residential" development also falls under these design rules.

"...Construction of, addition to, or alteration of a structure relating to a commercial, industrial, multi-family residential, or intensive residential use."

— Bylaw No. P1540, Section 7.6.3

A minimum 3-metre landscaped buffer is required along Highway 4 frontages and where a development borders Residential, Rural, Comprehensive Development, or Civic land.

"A minimum 3-metre-deep landscaped strip measured from the property boundary should be established and maintained on frontages along Highway 4 and adjacent to neighbouring Residential, Rural, Comprehensive Development, and Civic uses."

— Bylaw No. P1540, Section 7.6.4, item .7

Access must be approved by the Ministry of Transportation and Transit for emergency vehicle access — an added provincial sign-off on top of ACRD review.

"Access to the development shall be suitable for emergency vehicle access and approved by the MOTT."

— Bylaw No. P1540, Section 7.6.4, item .12

Specific technical standards apply: all outdoor lighting must be full cut-off and downward-directed, LEED green-building principles are encouraged, and bicycle racks are expected near entries.

"Any outdoor lighting should be directed downward with full cut-off and fully shielded fixtures that provide only the amount of light necessary for safe pedestrian passage at night."

— Bylaw No. P1540, Section 7.6.4, item .14

One exemptions list applies across all Development Permit Areas. The June 2026 draft adds a new exemption for farming activity on Agricultural Land Reserve land — a genuine, confirmed change since April. Docks and boathouses are still not named anywhere in the exemptions list.

"Farming activities on land within the Agricultural Land Reserve [are exempt from requiring a Development Permit]."

— Bylaw No. P1540, Section 7.2, item (j)

What changed from April: April's exemptions list (also Section 7.2, items a through m) contained no ALR farming exemption at all. ACRD staff told residents during the spring 2026 comment period that this exemption "will be included," and it was, in June.

Other key points to know:

All forestry management activity on Private Managed Forest Land and provincial Crown forestry land is exempt from DPA permitting entirely — a broad industry carve-out. Individual property owners face detailed permitting requirements that large forestry operators are not subject to.

"All forestry management activities on lands subject to the Private Managed Forest Land Act." / "Forestry activities permitted by the provincial government on Crown forestry lands."

— Bylaw No. P1540, Section 7.2, items (g) and (h)

Small accessory buildings under 10 sq. m are exempt — one per parcel, only where a building permit isn't otherwise required and it sits within an already-developed/landscaped area.

"The construction of one small accessory building or structure within the DPA per parcel that is less than or equal to 10 sq. m. in building area where a building permit is not required and where the building or structure is located within an existing landscaped or developed area."

— Bylaw No. P1540, Section 7.2, item (d)

Tree pruning is only exempt if at least 75% of the original crown is retained, and removing a hazardous tree containing an active bird nest is only exempt if a separate Wildlife Act permit has already been obtained — a hidden double-permit trap.

"Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained."

— Bylaw No. P1540, Section 7.2, item (o)

Gardening/yard-maintenance exemptions specifically exclude retaining walls or anything else that would otherwise need a building permit.

"For clarity, this exemption does not apply to the placement of retaining walls or any structures that may require a building permit for construction."

— Bylaw No. P1540, Section 7.2, item (p)

This core policy chapter (separate from the Development Permit Areas above) sets goals for water quality, invasive species removal, and greenhouse gas reduction, including a specific 2040 target.

"Facilitate the reduction of community greenhouse gas emissions (GHGs) from 2007 baseline levels."

— Bylaw No. P1540, Section 5.1.2, objective (i)

"Seek to achieve a target of a 40% reduction in community greenhouse gas emissions (GHGs) from 2007 levels by 2040 by:"

— Bylaw No. P1540, Section 5.1.3, policy (u)

That policy is the lead-in to an 11-item list of specific mechanisms — including EV charger support, woodstove efficiency incentives, solar/energy storage incentives, building retrofits, and acquiring green space through subdivision and development.

Other key points to know:

Waterfront septic systems targeted for assessment. The ACRD plans to push Island Health toward closer scrutiny of septic systems specifically in the waterfront DPA I zone.

"Lobby Island Health to facilitate additional assessment of dysfunctional septic systems within DPA I."

— Bylaw No. P1540, Section 5.1.3, policy (k)

"Slow – no wake" zones sought near residential areas and farmland. This would affect boat speeds on parts of Sproat Lake and along stretches of the Somass, Sproat, and Stamp Rivers.

"...to establish a "slow – no wake" speed limit near highly-populated residential areas on Sproat Lake and adjacent to farmland along the Somass, Sproat, and Stamp Rivers."

— Bylaw No. P1540, Section 5.1.3, policy (i)(i)

A new, higher tipping fee structure is planned for high-volume waste users. This is a direct cost policy, not just a goal statement.

"Support fair cost recovery through the imposition of a modernized tipping fee structure that targets users disposing of high volumes of waste."

— Bylaw No. P1540, Section 5.1.3, policy (q)

New docks and moorage face a compounded review. Foreshore structures must clear both DPA guidelines and all applicable provincial/federal regulations before being permitted.

"Permit only those structures, such as new moorage and dock structures on the foreshore, that comply with all applicable provincial and federal regulations and Development Permit Area guidelines."

— Bylaw No. P1540, Section 5.1.3, policy (h)

Prioritizes agriculture as the primary use on Agriculture-designated land, discourages removing land from the Agricultural Land Reserve or subdividing it into parcels too small to farm, and supports irrigation and water access for farms.

"Prioritize agriculture as the primary use on lands designated as Agriculture." / "Discourage the exclusion of agricultural lands from the Agricultural Land Reserve." / "Discourage the subdivision of land within the Agricultural Land Reserve into parcels too small to support economically viable agricultural activities."

— Bylaw No. P1540, Section 5.2.3, policies (m), (n), (o)

Other key points to know:

The ACRD supports adding MORE land into the Agricultural Land Reserve — not just protecting what's already there. Rural, Rural Central Lake, Agriculture, and Resource-designated properties could all be pulled toward ALR status, which carries its own development restrictions.

"Support applications to add Rural, Rural Central Lake, Agriculture, and Resource designated properties to the Agricultural Land Reserve."

— Bylaw No. P1540, Section 5.2.3, policy (q)

Grant funding will be pursued for cold storage located outside the tsunami inundation zone — directly linking food-security infrastructure to the DPA II hazard zone discussed above.

"Pursue grant funding for refrigerated and frozen cold storage space equipped with back-up generators outside of the tsunami inundation zone."

— Bylaw No. P1540, Section 5.2.3, policy (j)

Abattoir (slaughterhouse) facilities on ALR land are explicitly supported as an economic opportunity.

"...opportunities for abattoir facilities."

— Bylaw No. P1540, Section 5.2.3, policy (g)(ii)

The ACRD commits to identifying and amending existing regulations that create obstacles to farms accessing potable water — a signal of possible future bylaw changes.

"Ensure that regional water planning accounts for the needs of agriculture and local food systems and identify and amend any existing regulations that create obstacles to accessing potable water."

— Bylaw No. P1540, Section 5.2.3, policy (t)

Aims to keep density low and concentrate growth near existing services. Developers must pay for any infrastructure upgrades their project requires, and applications to increase density on Agricultural, Rural, or Rural Central Lake land are discouraged.

"Require developers to pay for any infrastructure upgrades necessary to facilitate new development."

— Bylaw No. P1540, Section 5.3.3, policy (c)

"Discourage development applications that propose to amend the Agricultural, Rural, and Rural Central Lake land use designations to facilitate additional density."

— Bylaw No. P1540, Section 5.3.3, policy (e)

What changed from April: April's equivalent policy protected only Rural and Rural Central Lake land from density-increasing amendments; June adds Agricultural land to that protection.

Other key points to know:

Development can be limited wherever water quality/quantity would be impacted — a broad, discretionary policy the ACRD could invoke to restrict development based on water impact assessments.

"Limit development in areas where surface water and aquifer quality and quantity would be impacted."

— Bylaw No. P1540, Section 5.3.3, policy (a)

Development is similarly limited wherever on-site water/septic can't meet provincial and Island Health standards.

"Limit development in areas where on-site water and sanitary sewer systems cannot be accommodated in accordance with provincial and Island Health regulations."

— Bylaw No. P1540, Section 5.3.3, policy (b)

A new subdivision and development servicing bylaw is planned specifically for Electoral Areas, and the Development Procedures Bylaw will be updated for more transparency and better public notification of permit issuance.

"Update the Development Procedures Bylaw to: ...establish measures to improve efficiency and transparency; ...enhance public notification regarding permit issuance."

— Bylaw No. P1540, Section 5.3.3, policy (g)

Dock placement and lighting must be sensitive to neighbours' views and orientation relative to other docks — a policy that could be invoked in dock-siting disputes.

"Ensure placement and lighting of docks remains sensitive to views, impacts on adjacent properties, and orientation in relation to neighbouring docks."

— Bylaw No. P1540, Section 5.3.3, policy (f)

Expands where detached accessory dwelling units and secondary suites are allowed, keeps short-term rentals governed by the provincial Short-Term Rental Accommodations Act and a Temporary Use Permit policy, and strongly discourages any increase in houseboats or float homes.

"Support detached accessory dwelling units on lots designated as Rural, Rural Central Lake, Residential, Resource, or Comprehensive Development that are larger than 0.4 hectares (1 acre) in lot area."

— Bylaw No. P1540, Section 5.4.3, policy (c)

"Strongly discourage an increase in the number of houseboats on Sproat Lake."

— Bylaw No. P1540, Section 5.4.3, policy (o)

What changed from April: April allowed detached ADUs only on Rural or Residential land; June expands eligibility to Rural, Rural Central Lake, Residential, Resource, and Comprehensive Development, and adds a new standalone secondary suite policy.

Other key points to know:

The numbers behind this section: the area's Housing Needs Report projects 297 additional units needed by 2041, and cites a 71% rise in median home price between 2019 and 2022 as the driver for these policies.

"The Electoral Area "D" (Sproat Lake) Housing Needs Report anticipates that 297 additional housing units will be required by 2041... The report highlighted that affordability is a key consideration in the community, with the median home price increasing 71% from 2019 to 2022."

— Bylaw No. P1540, Section 5.4.1

Attached secondary suites have NO minimum lot size on Rural, Rural Central Lake, Residential, or Comprehensive Development land — a notably lower bar than the 0.4-hectare threshold for detached ADUs.

"Encourage the development of secondary suites attached to the principal dwelling on lots designated as Rural, Rural Central Lake, Residential, or Comprehensive Development with no minimum lot size and where the zoning permits residential-only uses."

— Bylaw No. P1540, Section 5.4.3, policy (d)

Float homes face the same "strongly discourage" treatment as houseboats. No new float home development is supported on Sproat Lake at all, and none beyond the existing designated area on Great Central Lake.

"Strongly discourage any development of float homes on Sproat Lake, any further development of float homes on Great Central Lake and only support the use and occupation of float homes at Great Central Lake within the existing area designated as Float Home."

— Bylaw No. P1540, Section 5.4.3, policy (p)

New Recreational Residential lots can only be created where access is via dedicated or forestry roads — restricting subdivision of that designation.

"Support the development of new lots in the Recreational Residential designation only where access is provided either by dedicated roads or by forestry roads."

— Bylaw No. P1540, Section 5.4.3, policy (a)

Commercial houseboat mooring is restricted to Marina-designated areas only, and short-term rental operators/caretakers are encouraged (not required) to live on-site.

— Bylaw No. P1540, Section 5.4.3, policies (n) and (l)

Sets out the ACRD's commitments to engagement with c̓išaaʔatḥ (Tseshaht First Nation) and Hupačasath First Nation. This section was substantially shortened compared to April — objectives dropped from 5 to 3, policies from 9 to 6, and references to specific federal/provincial Indigenous rights legislation were removed.

"Meaningfully consult with First Nations understanding that amendments to this Plan may affect their Nations' interests, particularly when: land designations on Crown land or along community boundaries are under consideration, or proposed development could have an impact on water and salmon habitat."

— Bylaw No. P1540, Section 5.5.3, policy (d)

April's equivalent policy was longer and specifically named two additional federal/provincial frameworks:

"...The scope and form of consultation shall be determined through discussion between the ACRD and each First Nation and will be guided by the principles of UNDRIP and DRIPA, the policies of the Regional Board, and the Local Government Act."

— April 2026 Draft, Section 5.1.3, policy (c)

What changed from April: The references to UNDRIP (the UN Declaration on the Rights of Indigenous Peoples) and DRIPA (BC's Declaration on the Rights of Indigenous Peoples Act) were removed in June, along with an April objective committing to "facilitate conservation of sites with archaeological, historical, and cultural significance."

Other key points to know:

The meaningful-consultation duty (quoted above) is specifically triggered when land designations on Crown land or community boundaries are under consideration, or when a proposed development could impact water and salmon habitat — worth knowing when this obligation actually applies versus a general commitment.

The ACRD commits to supporting First Nations in pursuing external grant funding, and to understanding and supporting their priorities across housing, economic development, tourism, and food security/sovereignty.

"Understand and support priorities related to housing, economic development, tourism, food security and food sovereignty."

— Bylaw No. P1540, Section 5.5.3, policy (e)

Engagement also extends to stewardship, restoration, and protection of ecosystems important to First Nations, and to integrating First Nations culture into public spaces — signage, place-naming, art, and language in ACRD communications.

"Partner with First Nations to share in celebrating and enhancing public awareness of cultural histories and traditional territories through the integration of accessible signage, place-naming, plantings, art, and language into public spaces and ACRD communication materials."

— Bylaw No. P1540, Section 5.5.3, policy (f)