Economic Development

A. Forward-Looking

The District is guided by a long-range community economic development strategy that considers low-carbon development and post-disaster recovery in Central Saanich, while also considering community needs and commercial services available across the peninsula.

B. Collaborative

The District collaborates with the W̱SÁNEĆ Nations, North Saanich, and Sidney in partnership with local business organizations to explore community economic development opportunities and to promote businesses serving the Saanich Peninsula.

C. Focused on Core Areas

The well-defined, compact, vibrant commercial centres of Brentwood Bay Village, Saanichton Village, and the Keating Business District remain the primary business and employment areas in the District that serve the day-to-day needs of residents through a variety of services and amenities.

D. Thriving Business Community

Local entrepreneurs are supported, and the local economy is thriving with a range of commercial service and retail businesses, a diverse and productive agricultural sector, and home occupation businesses.

E. Thriving Industrial Sector

The Keating Business District continues to play a key role in the industrial sector regionally, underpinning high quality employment opportunities and innovation.

F. Unique Local Context

Low-impact tourist commercial development is supported by an active transportation network associated with the natural environment, agricultural activities, marine uses, and local amenities.

G. Climate Action

The District’s leadership and supportive role in advancing climate adaptation and mitigation measures is recognized through partnership with the local business community.

H. Support Services

The community continues to expand the range of social support services, healthcare services, education opportunities and other methods to support families and make the community desirable for the current and future generations of workers.

1. Maintain Brentwood Bay Village, Saanichton Village, and the Service Commercial area of the Keating Business District as the core commercial areas and encourage new commercial and retail services within the core areas.

2. Recognize four historic commercial nodes in the District and their unique opportunity to create a walkable community and a sense of place. The four nodes are identified as ‘Small Commercial Nodes’ on Schedule F: Land Use Plan and each node’s specific context includes:

• a. Within the Urban Containment Boundary:
• i. The Verdier node has a strong connection to marine uses, the BC Ferry dock and early settlement neighbourhood of Moodyville. The Verdier node is envisioned as an area where an eclectic mix of architecture, signage and public art support a marine aesthetic. A range of unique shops and marine businesses serve both ferry traffic and the community. Although some infill development is envisioned, growth is constrained by the current pattern of development and pressures on the road network.
• ii. The Island View node at Central Saanich Road has fewer historic commercial uses, but more community services such as the Lions Hall, Keating Elementary, and seniors care facility. The Island View node is within walking and biking distance to the Keating Business District and is served by public transit. While some increased residential density is envisioned, the extent of growth is limited by adjacent agricultural lands and topographical challenges.
• iii. The Turgoose node is a neighbourhood that includes existing auto-oriented uses and is undergoing a transition from the former garden nursery to smaller scale commercial uses with significant growth in housing units. The Turgoose node is highly accessible and is close to public transit and the Lochside Regional Trail. It is envisioned as an area for increased residential density and additional commercial uses to serve the surrounding neighbourhood, including adjacent SȾÁUTW̱ (Tsawout) lands.

b. Outside of the Urban Containment Boundary, the West Keating node at the corner of Keating Cross and West Saanich Roads is the site of historic tourist-oriented commercial uses that has seen the addition of Keating Fire Hall and limited residential densification. The West Keating node is envisioned to retain limited commercial uses, including mixeduse developments, based on current land use designations, but is not envisioned as an area for growth. In this node, preference will be given to tourist-oriented uses and high-quality architectural design commensurate with this important “gateway” to Central Saanich.

3. Encourage the development of unique, small-scale commercial uses, and discourage the development of large single-occupant retail franchises (i.e., bigbox stores).

4. Do not support further expansion of arterial, auto-oriented developments in the District beyond existing, including along the Patricia Bay Highway, and do not support new drive-thru businesses.

5. Support mixed-used development projects with ground level commercial uses and upper level residential or office uses within the core commercial areas.

6. Consider developing a marketing strategy to promote local businesses and products independently or in collaboration with local business organizations.

7. Consider amending the Home Occupation Regulations to:

• a. Address emerging sectors, such as the gig or sharing economy;
• b. Allow for a broader range of business types classified by zoning and land use designation;
• c. Refine regulations based on the classification of business types;
• d. Consider allowing off-site employees for some business types, such as day cares; and
• e. Include regulations that ensure that home occupations remain limited in scope and small scale in nature, and that any new uses would not result in unreasonable nuisance for adjacent residential uses.

8. Support and encourage new businesses that provide needed community services, such as child or adult day care, medical or dental patient clinics, allied health care services, and counseling services.

9. Encourage the development of tourist accommodation in the core commercial areas, including small-scale boutique hotels and supportive businesses such as restaurants, bicycle rentals, and tourist attractions.

10. Do not support the short-term vacation rental of residential properties, but rather encourage long-term rental to fulfill local housing needs.

11. Do not support the development of new marinas in Central Saanich. Marina re-development or expansion may be considered where consistent with the Marina Development Permit Area guidelines (Schedule D).

12. Support opportunities for the film industry by:

• a. Reviewing and updating the Film Permit guidelines and permitting process to ensure they remain current and address issues that arise; and
• b. Encouraging the film industry to establish a permanent location within the District to function as an operational base in the region.

13. In general, support economic development initiatives by W̱SÁNEĆ Nations and ensure additional demands on municipal infrastructure, including the road network, are considered as part of engineering capacity assessments and servicing agreements.

14. In collaboration with W̱SÁNEĆ Nations and Saanich Peninsula municipalities, identify and promote joint economic development initiatives and post disaster recovery response that benefit peninsula residents, particularly for economic development related to arts and culture.

15. Encourage W̱SÁNEĆ members to explore business opportunities within the District, and for non-Indigenous business owners to work with W̱SÁNEĆ Nations to showcase Indigenous products.

16. Encourage businesses to undertake initiatives that address Truth and Reconciliation, such as granting of easements to allow access to areas of environmental or cultural value.

17. Support diversification of the agricultural economy in accordance with provincial ALR regulations, including:

• a. Encourage the agricultural community to consider agri-tourism uses to increase awareness of, and promote farm activity;
• b. Work with the agricultural community to partner on the promotion of agri-tourism operations and agricultural events that highlight farm operations and products;
• c. Consider amending regulations for Agricultural zones to support agritourism accommodation accessory to an agri-tourism business; and
• d. Continue to support Bed and Breakfast businesses in Agricultural zones for up to three bedrooms, which do not have to be accessory to an agri-tourism use.

18. Equestrian facilities are a recognized farm use permitted on ALR lands and can contribute to the local agricultural economy.

19. Continue to support the Peninsula and Area Agricultural Commission to advance agricultural issues, as a referral agency for Council, to foster regional networks, and to support the farm community.

20. Encourage the Peninsula and Area Agricultural Commission to investigate and bring forward opportunities for value-added products, agricultural diversification, and other means of improving the economic well-being of agriculture and local food security.

21. Support the retention and expansion of agricultural-related industries, especially near active farm areas.

22. Support programs that encourage the expansion of agriculture production such as agricultural cooperatives, Community Supported Agriculture (CSA), land matching programs, and farm succession planning.

23. Support Federally and Provincially approved cannabis production facilities on agricultural lands in accordance with provincial ALR regulations and on Industrial lands.

24. Do not support new non-farm uses on agricultural lands for commercial, institutional, industrial, or recreational uses, unless they are directly related and accessory to farm activity.

25. The District supports, in principle, the intensification of light industrial activity in the Keating Business District and endeavours to limit barriers to redevelopment that is consistent with the vision statement to the left.

26. Unless there are significant conflicts with the objectives, policies and guidelines contained within this Official Community Plan, endeavour to implement the objectives, considerations, and actions contained within the 2017 Keating Business District Implementation Plan.

27. Service commercial and residential uses within the Keating Business District are provided to support the industrial sector and should not detract from industrial uses; where a significant conflict between an authorized industrial use and a residential or commercial use has been identified, support of the industrial use should take precedence.

28. Undertake a study to explore land use options and consider redesignating the Rural designated portion of the properties to the north of the extraction pit to a more intensive use, such as housing, industrial, or commercial. It would be anticipated that a change in land use on the north side of Keating Cross Road would require approval from the Capital Regional District (CRD) to amend the Urban Containment Boundary in the Regional Growth Strategy.

29. As the extractive industrial area approaches the end of resource extraction, encourage a comprehensive redevelopment plan for the property that includes expansion of light industrial uses. A redevelopment plan may include continued sand, gravel, and concrete plant operations subject to additional uses being effectively buffered from ongoing extractive activity.

30. Discourage single-storey redevelopment within the Keating Business District, but rather encourage the intensification of light industrial uses, including higher density, taller buildings in appropriate locations. Within the Service Commercial area, mixed-use development with commercial services at the street level is preferred.

31. Ensure that industrial uses do not conflict with adjacent residential or agricultural uses outside of the Keating Business District by requiring appropriate screening, landscaping, and setback provisions in the Land Use Bylaw; controlling noise, dust and odour emissions; and addressing stormwater recharge requirements to reduce any potential conflicts.

32. As outlined in Section 473 of the Local Government Act, an Official Community Plan is required to include statements and map designations respecting the approximate location and area of sand and gravel deposits that are suitable for future extraction. The District currently contains an extraction pit that has been operational since the 1940’s that has an uncertain end date and where extraction may continue for up to a decade, as shown on Map 4. As a significant portion of the District’s land base is within the provincial ALR and industrial lands are largely developed, it is not feasible to designate any land for future sand and gravel deposits at this time. The District recognizes the value of sand and gravel resources, but will continue to rely on the current extraction pit or regional sand and gravel providers.

33. Encourage businesses to consider future climate projections and potential economic impacts in their business decisions and to consider investing in climate resilient buildings and infrastructure, and other climate adaption measures such as landscaping and drainage improvements.

34. As part of the development approval process for commercial or industrial businesses, request and consider how proponents demonstrate a commitment to sustainability, address climate change and environmental protection.

35. Ensure the business sector is aware of rebates or incentive programs for private business initiatives to address climate adaptation through climateresilient buildings and infrastructure, such as programs for renewable energy, integrated stormwater management and water conservation.

36. Encourage and promote business operations to undertake climate risk assessments to improve business resiliency, ensure flexible operations, and identify potential opportunities and hazards.

37. To support the Keating Business District, consider amendments to the Land Use Bylaw to:

• a. Allow for taller buildings within the Service Commercial area on Keating Cross Road for the purpose of creating rental housing above ground floor commercial;
• b. Increase the permitted building height in Industrial zones;
• c. Pre-zone the Extractive Industrial lands (zoned I2), and those lands zoned commercial (C2) or institutional (P1) but are designated as Industrial to Light Industrial (zone I1) to be consistent throughout the Keating Business District and to support redevelopment plans;
• d. Where development proposals include a residential component, require nuisance covenants for industrial activity to be registered on title;
• e. Review the list of permitted uses in the industrial zones to prioritize industrial operations and accessory uses, give careful consideration of permitted commercial or residential uses so that they do not detract from or impinge upon industrial uses, and consider other non-industrial zoning in the Keating Business District; and
• f. Permit some forms of ground oriented live/work buildings within Industrial zones where they can provide appropriate levels of livability for the residential uses without reducing the capacity for commercial or industrial uses.

38. Encourage farm-gate sales by developing Roadside Stand guidelines that consider:

• a. Supporting small stands for local produce or food products within, or at the edge of the road right-of-way where traffic safety concerns can be addressed;
• b. Supporting larger stands for local produce or food products on private property where safe access can be accommodated; and
• c. Considers the sale of food from other sources and non-food related products.