The OCP is Oak Bay’s long-term vision for the community's growth and change. It includes policies on housing, land use, transportation, climate action, infrastructure, and more.

While the OCP sets the vision, the Zoning Bylaw provides the rules to carry it out. It outlines the kinds of buildings and uses allowed on each piece of land.

The update will primarily address housing and land use.

Land use scenarios explore different ways Oak Bay could accommodate housing growth. Each scenario looks at trade-offs related to housing choice, infrastructure, transportation, environmental impact, and neighbourhood character.

The update is required by new provincial housing legislation (Bill 44), which asks municipalities to plan for 20 years of housing growth. In Oak Bay, that’s an estimated 3,761 new homes based on the 2024 Interim Housing Needs Report.

This is a focused update. It responds to Provincial housing legislation requirements and evolving community needs, but builds on the 2014 OCP and related planning work.

The update will apply a climate lens across all areas of planning.

Each scenario explores a different pattern of growth—concentrating housing around transit, spreading it more evenly across neighbourhoods, or focusing it in village centres. All scenarios plan for the same amount of new housing but approach it differently. We are not asking to pick one scenario, but what specifics do you like with each.

Feedback from the public, financial and environmental analysis, and alignment with provincial legislation and District priorities will all help shape the preferred approach. Ultimately, Council will ultimately make the final decision.

These plans influence where housing, shops, and services can go, and how neighbourhoods may evolve. They affect housing options and access to amenities. Whether you’re looking for a place to live, run a business, or stay connected to your community, these plans shape what’s possible.

The Province requires some aspects of this project, like planning for 20 years of housing growth. Many important decisions—like how housing is distributed, what kinds of housing are prioritized, and how to support livability—are open to community input.

Bill 44 requires Oak Bay to update its plans and zoning to make room for future housing. This includes setting clear growth targets and allowing more small-scale multi-unit homes—like townhomes—across the community.

The Province requires the District to show how it can accommodate this number of new housing units over the next 20 years. That doesn’t mean these homes will be built immediately, but the plans must allow for that growth to happen over time.

Change is possible, but how and where it happens will depend on the final plan. The District is exploring different growth options and wants to hear from community members about housing and livability while respecting what people value about their neighbourhoods.

The District is exploring three land use scenarios. Each one proposes different locations for growth— along transit routes, in village centres, or spread more evenly across neighbourhoods. We have not made any decisions yet.

Yes—in part. Planning for future housing means allowing for more housing types in more places. The goal is to support a mix of housing options while still considering infrastructure, climate goals, neighbourhood feel, and access to services.

There are several ways to get involved. You can attend an in-person engagement event in May, complete an online questionnaire, or visit Connect Oak Bay to learn more and sign up for updates.

Yes! You can complete the online questionnaire at your convenience or follow updates on Connect Oak Bay. We will promote all engagement opportunities in advance and ensure that there are ways to share your thoughts, whether you join us online or in person.

Community input will help shape the direction of the updated plans. Your feedback—alongside technical research, alignment with provincial legislation (Bill 44) and Council priorities—will inform key decisions like where housing goes, how neighbourhoods evolve, and what planning policies are prioritized. We’ll share a summary of what we heard publicly.

Yes, please do. This project builds on what the community has shared in past engagements and introduces new questions and choices. Your perspective remains vital as we plan for Oak Bay’s future.

The OCP covers big-picture topics that shape community life—like housing, land use, transportation, climate action, infrastructure, and community well-being. The Zoning Bylaw turns those ideas into rules, setting out what can be built, where, and how.

The updated plans aim to support a greater variety of housing types—including more options for families, seniors, and renters. They also include climate-related policies like encouraging energy-efficient buildings, protecting trees, and planning for future risks like flooding or extreme heat.

Not immediately. These updates will allow for new housing types over time, but it’s up to property owners and developers to decide when and how to build within the updated rules. Change will likely happen gradually, not all at once.

Once the OCP is updated, the District will revise the Zoning Bylaw to align with the new policies. This may involve changing what’s allowed on certain properties, such as allowing more housing options. Any changes will go through a public bylaw approval process.

Under new laws like Bill 44, the Province now requires all municipalities to plan for 20 years of housing needs. In Oak Bay, that means planning for about 3,761 new homes over time. This doesn’t mean all of those homes will be built right away. The District is updating its Official Community Plan (OCP) to show how that growth could happen gradually, to reflect market demands, and in a way that reflects the community’s values and feedback, as well as allowing the District to undertake further studies.

No. Oak Bay is planning for the number of new homes required by the Province; however, with Oak Bay also having a Housing Target Order in place, there is greater emphasis to encourage achievable new housing development in the next five years, but that does not mean more capacity over the next 20 years. Under provincial legislation, the District must show how it can accommodate 3,761 new homes over the next 20 years. Based on a financial and capacity analysis, the proposed land use changes could support approximately 4,000 new homes without overreaching.

Most of this growth is expected to happen gradually, led by private development over time. Some areas, like UVic’s Cedar Hill Corner, could support housing in the future, but pre-zoning is not currently recommended for those lands. The District’s approach is to focus pre-zoning in a variety of areas more likely to see development in the short term, such as near shops, transit, and existing infrastructure. This helps meet the housing requirement while reflecting what’s realistic to build in the short term.

While UVic’s Cedar Hill Corner site may provide housing in the future, planning for that site will take time and must be done in partnership with the university. In the meantime, Oak Bay is focusing on areas more likely to develop in the short term, like locations near shops, transit, and services.

This approach helps ensure that the District can meet its housing requirements without relying on a single site that may take longer to move forward and allow infrastructure studies to be undertaken. It also allows for more flexibility as housing needs evolve. This approach also addresses the need for housing diversity, including seniors who would like to remain in Oak Bay and have housing choices near their daily needs.

Following community engagement in May 2025, a set of principles were developed based on what was heard from the community on where new housing should be located and the potential size of buildings:

• Accommodating Housing Need

• Focusing Housing Development around Villages and Transit Corridors

• Maintaining Infill Housing Zoning in Residential Neighbourhoods

• Expanding More Flexible Uses

• Aligning with Climate and Sustainability Goals

The community feedback most supported new housing development close to villages and amenities, and near transit. There was significant support for townhouse development up to 3 storeys and apartments up to 4 storeys, with limited support for larger buildings except in strategic locations.

From these principles, the draft land use framework places new housing near existing villages and close to transit, particularly along the more frequent transit along Foul Bay Road and Oak Bay Avenue. Townhouses and apartments are proposed in these areas, with some expanded secondary villages and a new village at the north end of Henderson Road at Cedar Hill Cross Road.

The District is exploring where different types of housing could go, based on factors like access to transit, shops, services, and infrastructure. Some neighbourhoods, may see more change because they are closer to these amenities. The goal is to share growth equitably across the community, and based on the core principles and are not intended to place the burden on a particular area. Note, that the draft changes have some flexibility that has the possibility of more changes to be made before the final draft is presented to Council. Decisions have not yet been finalized. (link to draft land use map for reference)

Foul Bay Road is a key transit corridor and identified by BC Transit as a future frequent transit route with a 15 minute service 7 days per week, extending from the University of Victoria in the north to south of Oak Bay Avenue, that connects people to shops, schools, health services, recreation, and places beyond. It’s also close to major institutions like Camosun College and the Royal Jubilee hospital. That makes a logical place to support new housing, especially for people who want to live and work without relying on a car.

While other areas in Oak Bay also have transit, Foul Bay Road offers more frequent service and better access to a wide range of daily needs. Focusing growth along this corridor supports Oak Bay’s goals around climate action, affordability, and walkable neighbourhoods.

Oak Bay is updating its design guidelines to ensure that new housing fits well with existing neighbourhoods. Development permit areas allow the District to ensure that infill, townhouse, and multi-unit developments fit with the neighbourhoods by following clear guidelines about building scale, materials, landscaping, and home orientation on the site. These guidelines help reduce common concerns like shadowing, privacy loss, and mismatched design. For example, buildings must step back upper floors, face the street, and avoid placing balconies or patios next to neighbouring yards. Developers must also preserve trees where possible and use materials that reflect the surrounding homes.

A key change that is proposed with the OCP Update is to amend the Infill Development Permit Area to apply to new developments that apply to build 3 or 4 units in an existing residential neighbourhood. This change is in direct response to the concern heard from the community about how infill housing is being built. These developments were previously exempted which limited the District’s ability to control the design of the site and buildings. With this change, the District will be able to review new applications for to ensure that the proposed development meets the design guidelines and fits with the neighbours and the street where they are located.

The Draft OCP includes updated development permit guidelines that help ensure new homes reflect the character of Oak Bay’s neighbourhoods. These include detailed form and character policies for infill, townhouse, and multi-unit housing, with requirements around scale, materials, landscaping, and how buildings relate to the street.

For heritage homes, the District continues to protect designated buildings through the Heritage Conservation Area and Bylaw. Owners of heritage properties can also access additional flexibility or density in exchange for legally protecting heritage features.

These tools help guide change in a way that respects Oak Bay’s unique character, supports thoughtful design, and celebrates the community's history.

An updated land use framework is a key piece for ensuring that District infrastructure is planned with future development in mind. As the community grows, infrastructure upgrades will be planned and phased in where needed, guided by expert analysis, public input, and Council decisions.

Oak Bay’s infrastructure has been reviewed as one of the criteria that went into the drafting of the land use changes. In most areas, the existing infrastructure can support this level of growth in the short term, while allowing for plans to be updated to ensure upgrades occur to keep pace over time. Growth is expected to happen gradually, and the District is planning carefully to ensure roads, pipes, and services have capacity in the future.

New development will only be allowed in areas where infrastructure already exists or where upgrades can be delivered alongside growth. Where infrastructure may be lacking, the District can require developers to provide upgrades to ensure that the proposed development can connect adequately with District services, before building permits are issued. The District’s new Development Cost Charges Bylaw also ensures that developers pay their fair share for improvements to utilities, transportation, and other essential services and amenities.

The Draft OCP land use framework provides a vision for where new growth may occur and allows other plans and policies to make sure Oak Bay’s amenities, like parks, recreation centres, and libraries, can support a growing community. As new housing is added, the District will require developers to contribute to public facilities through the Amenity Cost Charges Bylaw.

The OCP land use designations are a key piece of information that are used by School District 61 to inform the future needs of the school district. The District has extended referral letters to the school district to keep the board informed of proposed changes to Oak Bay’s land use plans.

Parks, trails, and open spaces are priorities for the Oak Bay community. Revisions to OCP policies ensure that municipal plans related to parks are updated to respond to future growth. This includes the upcoming Parks and Recreation Master Plan project that is scheduled to begin next year.

The District has adopted Development Cost Charges (DCCs )and Amenity Cost Charges (ACCs) bylaws. These tools require developers to contribute to infrastructure upgrades, like transportation, water, sewer, and drainage, as well as to public amenities such as parks and recreation centres and libraries.

The new bylaws are designed to reduce the burden on current taxpayers by collecting funds as development happens. Infrastructure upgrades would be phased in over time and guided by expert advice, public input, and Council direction.

The goal is to ensure that new housing is supported by the services and infrastructure it needs while maintaining fiscal responsibility for the community as a whole.

Foul Bay Road is already a key corridor with multiple transit routes and bike lanes sharing the road with private vehicles. Future planning will continue to be evaluated as new development comes forward to support policies that prioritize walking, cycling, and transit improvements to manage traffic flow and reduce pressure on roads. The updated land use framework, should it be approved, would allow for transportation plans to be updated to manage additional people using this important corridor.

Below-market housing refers to homes offered at prices below typical market rates. The draft OCP proposes using density bonusing as a way to deliver below-market housing at rates at least 10% below the average rents in Oak Bay, as defined by the Canadian Mortgage and Housing Corporation (CMHC). This means that in eligible developments, the District would allow extra housing units in exchange for including a portion of below-market units. When providing below market housing is not viable, the District could consider a financial contribution instead. These contributions would go into a housing reserve fund, which could be used to support affordable housing projects elsewhere in Oak Bay.

The proposed OCP includes a policy of using density bonusing to support below-market. In townhouse and apartment developments, the District proposes to allow additional housing in exchange for including below-market units, to be available for 10% below average rents.

When providing below market housing is not viable, the District could consider a financial contribution instead. These contributions would go into a housing reserve fund, which could be used to support affordable housing projects elsewhere in Oak Bay.

This approach gives the District more tools to secure housing options that meet the needs of a wider range of people.

Pre-zoning means the District sets the rules for what can be built in advance—such as building height, number of homes, and lot size. This gives homeowners and builders clarity up front, and they don’t need to apply to rezone their property later.

Rezoning is when a property owner applies to change the zoning of their property to allow a different type of land use and/or density. This process requires a detailed review by the District and amendments to the zoning bylaw before the project proceeds. It should be noted that where a rezoning is still required and if it is consistent with the OCP no public input is allowed.

The core principle for this update is to support a mix of housing sizes and types that meet a range of community needs. That includes units that are suitable for a variety of needs, including, but not limited to, downsizing seniors or students, and families.

The size of units must match the needs of the people they’re intended to serve. All homes—regardless of price—must meet building code requirements and livability standards. The District also encourages thoughtful design that makes efficient use of space while supporting comfort and long-term use.

The Draft OCP includes new policies to help protect Oak Bay’s tree canopy, shoreline areas, biodiversity, and natural ecosystems. The District is working toward a goal of 40% tree canopy cover by 2045, and new development must meet updated guidelines that prioritize tree retention and site-sensitive design.

Environmental policies also focus on reducing climate risks, like sea level rise and extreme weather, and supporting more sustainable buildings. This includes requiring energy-efficient construction, encouraging electric vehicles, and expanding green infrastructure like rain gardens, permeable surfaces, and native landscaping.

When development occurs, the District requires trees to be protected whenever possible. If a tree must be removed, developers must follow the District’s tree protection bylaw—including rules for replanting replacement trees. These requirements apply to private property and aim to preserve the community’s tree canopy as new homes are added.

Through this update, the District is proposing updates to development permit area design guidelines to preserve and maintain the current tree canopy. Guidelines include encouraging native species, tree-friendly development with the placement of buildings, and landscaping that supports a healthy, long-term canopy. While young trees take time to grow, these combined efforts are designed to protect and enhance Oak Bay’s tree canopy over time.

The Draft Official Community Plan proposes climate mitigation and adaptation policies across multiple areas—land use, transportation, infrastructure, and the environment. These policies support compact, energy-efficient development close to transit and services, helping reduce emissions and build climate resilience over time.

The draft plan also includes strategies to respond to extreme weather risks, such as improved stormwater management, shoreline protection, and tree preservation. New design guidelines encourage native landscaping, green infrastructure, and building practices that reflect changing climate conditions.

The District is in the process of creating a Community Climate Action Plan and a Corporate Climate Action Plan. These projects will inform future measures to address mitigation and adaptation to climate change within the District.

All Official Community Plans are living documents, meaning that Oak Bay’s OCP can be updated over time. Council can direct amendments the plan when needed to respond to new policies, emerging trends, or changing community needs. Property owners can apply to amend the OCP on a site-by-site basis —for example,

The OCP is now subject to a formal review every five years to capture the most recent Census data and update plans to meet updated housing needs. These reviews involve public input and Council decisions.

The Official Community Plan doesn’t directly set property values or taxes. BC Assessment determines property assessments based on many factors, such as location, lot size, building condition, and recent sales transactions. Property tax rates are reviewed every year with the consideration and approval of the municipal budget. More info on BC Assessment can be found at https://info.bcassessment.ca/About-Us/how-bc-asses...

While new housing policies may influence market trends over time, home values are affected by a wide range of economic factors beyond the District’s control.

A neighbourhood village is a small, walkable area that offers a mix of housing, shops, services, and public spaces—close to where people live. These areas support local needs, reduce car dependency, and bring people together.

In Oak Bay, Oak Bay Village is considered the primary mixed use are with the highest level of commercial businesses and amenities. Neighbourhood Villages are include Estevan Village, Cadboro Bay Road Village (around Old Farm Market), and the commercial block at Foul Bay Road and Neil Street. These are places where you’ll find small businesses, transit access, and the potential to add more diverse housing over time.