Written by David Babakaiff — Co-Founder, VanPlex | 25+ Years BC Construction

Capital Region | Saanich

Multiplex in Saanich

Saanich is the Capital Region's largest municipality, and it implemented the provincial Small-Scale Multi-Unit Housing rules cleanly: up to 3, 4, or 6 units without rezoning on residential lots inside the Urban Containment Boundary, effective June 30, 2024. It also went a step further than the province required, exempting projects of four units or fewer from a Form and Character Development Permit and easing the rules for secondary and garden suites.

Key Takeaways

✓3, 4, or 6 units without rezoning inside the Urban Containment Boundary.
✓4 units or fewer are exempt from a Form and Character Development Permit.
✓Secondary and garden suite allowed together; owner-occupancy requirement removed.
✓Outside the UCB, allowances are limited, generally to a single suite.

What Saanich Did

3, 4, or 6 units: no rezoning

Saanich permits up to 3, 4, or 6 units without rezoning on residential lots inside the Urban Containment Boundary, with the count set by lot size and transit proximity under the provincial framework.

No Form & Character DP under 4 units

Saanich exempts parcels with four units or fewer from requiring a Form and Character Development Permit, a local streamlining that goes beyond the provincial minimum.

Suites made easier

Saanich removed the owner-occupancy requirement for secondary suites and garden suites, and allows both a secondary suite and a garden suite on the same property inside the UCB.

Inside the UCB only

These permissions apply to lots inside the Urban Containment Boundary. Outside the UCB, the allowances are limited (generally to a single secondary suite).

Details from the District of Saanich SSMUH page. Unit-count thresholds (280 m² / 400 m transit) follow the Province of BC SSMUH framework.

Best For

✓ Residential Saanich lots inside the Urban Containment Boundary.
✓ Projects of four units or fewer that benefit from the Form & Character DP exemption.
✓ Owners adding a secondary suite and garden suite together on one property.

Usually Fails When

✕ A lot sits outside the UCB, where allowances drop to a single suite.
✕ The 6-unit count is assumed without the lot size and transit proximity to support it.
✕ A larger project is treated as DP-exempt when only four-or-fewer-unit projects are.

What To Verify Before Spending Money

→ Whether the lot is inside the Urban Containment Boundary.
→ The unit count your lot size and transit proximity actually allow.
→ Whether your project clears the four-unit Form & Character DP exemption.

Where to Go Next

Bill 44 vs MMHI

How Saanich's SSMUH differs from Victoria's rules.

Esquimalt

A different SSMUH approach next door.

Oak Bay

Where the province had to intervene.

Frequently Asked Questions

How many units can I build in Saanich without rezoning? +

Saanich allows up to 3, 4, or 6 units without rezoning on residential lots inside the Urban Containment Boundary, with the exact count set by lot size and proximity to frequent transit under the provincial Small-Scale Multi-Unit Housing rules. The changes became effective June 30, 2024.

How is Saanich different from the City of Victoria? +

Saanich works from the provincial Bill 44 / SSMUH framework (3/4/6 units by lot size and transit), while the City of Victoria runs its own Missing Middle Housing Initiative (houseplexes up to 6, corner townhouses up to 12). Saanich added its own streamlining, notably exempting projects of four units or fewer from a Form and Character Development Permit.

Do I need a development permit in Saanich? +

Saanich exempts parcels with four units or fewer from requiring a Form and Character Development Permit. Larger projects and other circumstances may still trigger permit requirements, so confirm with Saanich for your specific lot and unit count.

Can I add both a secondary suite and a garden suite in Saanich? +

Inside the Urban Containment Boundary, yes: Saanich allows both a secondary suite and a garden suite on the same property and removed the owner-occupancy requirement for them. Outside the UCB, the allowance is more limited.

When did Saanich start allowing multiplex housing without rezoning? +

Saanich’s SSMUH changes took effect on June 30, 2024, the date its zoning amendments for up to 3, 4, or 6 units without rezoning became active. Any Saanich project that relies on the no-rezoning path must fall inside the Urban Containment Boundary and meet the lot size and transit tests set on that date.

Does my Saanich lot need to sit near transit for 6 units? +

Yes. Saanich sets the unit count for a lot inside the Urban Containment Boundary by both lot size and proximity to frequent transit under the provincial SSMUH rules. A larger lot near a qualifying transit stop can reach 6 units, while a smaller lot away from transit may cap at 3 or 4.

Can I still build if my Saanich property sits outside the Urban Containment Boundary? +

A Saanich property outside the Urban Containment Boundary loses the 3/4/6-unit permissions and drops to the limited allowances that generally apply there, such as a single secondary suite. Confirm your property’s boundary status with Saanich before counting on multiple units.

Do I still need a building permit for a Saanich project exempt from the Form & Character DP? +

Yes. The Form and Character Development Permit exemption for Saanich projects of four units or fewer removes one permit step, but a building permit is still required for construction. The exemption speeds up the design-review stage; it does not remove the construction permitting process.

Official Sources Referenced

District of Saanich — Small-Scale Multi-Unit Housing (SSMUH)

https://www.saanich.ca/SSMUH

Province of BC — Small-Scale Multi-Unit Housing (SSMUH / Bill 44)

https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/smale-scale-multi-unit-housing

Province of BC — SSMUH Provincial Policy Manual & Site Standards (PDF)

https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/tools-for-government/local-governments-and-housing/ssmuh_provincial_policy_manual.pdf

Province of BC — Housing Targets Orders

https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-targets/orders

BC Gov News — First housing targets set (Victoria 4,902 units)

https://news.gov.bc.ca/releases/2023HOUS0123-001505

General information, not legal advice. Zoning and permitting rules are set by each municipality and change over time. Verify current requirements directly with the municipal Planning Department before making a decision.

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