GROWTH POTENTIAL
Growth in Ucluelet is inevitable and welcomed. There is more undeveloped land than developed. The following subsections describe areas in Ucluelet, currently undeveloped, that will see build out in the near future. These developments will have a significant impact on the population, economy, and environment of Ucluelet. For detailed information on these lands please download the Uculelet Community Profile document or contact Geoff Lyons, the Economic Development Coordinator.
District Lots 281, 282, and Whiskey Landing
These are three major developments underway within the municipality of Ucluelet. Each of these developments are zoned “Comprehensive Development” allowing for specific densities and a multitude of uses on the lands.
The following table illustrates the potential population growth to reside within these developments over the next three years (using an average of 2.2 persons per dwelling.)
LOT 281
LOT 282
WHISKEY LANDING
150 units
21 units
332 people
46 people
862 people, TOTAL
The three developments will also include the following commercial aspects:
• 3 hotels with approximately 170 rooms.
• A maximum density of commercial floor space of 68,685 ft.
These commercial entities will provide jobs for a portion of the population projected from the residential aspects of the developments.
Weyerhaeuser Lands
Recently, 800 acres from Tree Farm License 44 were transferred to fee simple lands within the District of Ucluelet. The potential low-density development of these lands will have significant impacts on population growth and economic activity.
The undeveloped portion of land is roughly the same size as Ucluelet today. It is estimated these lands will draw over 3,000 new residents by 2018, that 50 acres per year will be developed beginning in 2006 and that a quarter of the land will become parkland. Owners of these lands are being encouraged by the District of Ucluelet to employ sustainable development strategies.
Eco Industrial Park
The Eco Industrial Park, consists of 40 acres (16.2 hectares) of land providing a unique opportunity for tradespersons, industry people of all kinds, and artisans to manufacture, distribute, and reside on the same property.
The zoning on these properties allows for versatility and flexibility so people can work and live on their property. The Eco Industrial Park was also designed on the concept of sharing resources and recycling waste materials. There are 21 lots fully serviced lots with a minimum size of 2,000 square metres.
Projected Population Growth:
This graph outlines the conservative projections for growth over the next 16 years.
District Lots 281, 282, and the Whiskey Landing project will populate more quickly than the Weyerhaeuser Lands. With the population at roughly 2,000 people today and the projected increase of over 3,000 people by 2018, the population of Ucluelet may well be over 5,000 people in 15 years. This is more than double the current population.
DEVELOPMENT INFORMATION
The District of Ucluelet encourages responsible development and staff is eager to assist in creating a successful new business or housing initiative for the community.
Contact Geoff LyonsMore details and contact information are contained in the following documents available for download.
Ucluelet Community Profile document
Ucluelet Business License document
Ucluelet Zones link
Official Community Plan web-site
Business License:
Any person planning to operate a business or any form of commercial activity must possess a valid business license to work within the District of Ucluelet. Business licenses must be renewed annually and applications are available at the District office or on the link above.
Sign Permit:
Sign applications must be approved by the Planning Department at the District of Ucluelet before a sign is erected. Two approved project signs of three-square metres, can be posted at constructions sites.
Zoning:
Zoning in Ucluelet is unique and flexible offering developers a multitude of options for land uses. The Zoning Bylaw was created to divide the District of Ucluelet into zones and to provide for regulations governing the use of land, buildings, structures, off-street parking and loading, landscaping and screening. The District of Ucluelet Bylaw regulates the density and use of land and structures to preserve the amenities of the District and to regulate development for the benefit of the community as a whole.
Zoning is a tool used to implement the policies of the Official Community Plan (OCP) and it guides the growth of the municipality in a systematic and orderly fashion. If a proposed development or proposed changes to existing buildings on a property do not conform with the land use or density specified by existing zoning requirements, then a application for Zoning Bylaw Amendment must occur. Amendments to the Zoning Bylaw or to the OCP can only be achieved through a process of public input and District of Ucluelet Council approval in accordance with the provisions of the Local Government Act.
Detailed information is available in the Ucluelet Zoning Bylaw document (23 pages): Ucluelet Zoning Bylaw documentZones:
The District of Ucluelet is divided into approximately 26 zones. Below are some of the zone categories:
• 9 Residential Zones – includes “Bed and Breakfast”, “Vacation Home”, “Hostel”, etc.
• 6 Commercial Zones –specific to areas and specific to use.
• 2 Industrial Zones – separate light industrial and medium / light industrial zones.
• 5 Comprehensive Development Zones – specific uses under an approved integrated plan.
A complete listing of zones is available via this link: Ucluelet Zones link
Development Permits:
Development Permit Areas are designated under The Local Government Act. No building construction or alteration can occur in a Development Permit Area without a Development Permit. Lands are designated as Development Permit Areas in the OCP and the document includes the reasons for requiring a permit as well as the specific guidelines used to evaluate an application.
A Development Permit is required if a development is assessed at $30,000 or more or if the development falls within a Development Permit Area. The construction of Single Family Residential developments does not require a Development Permit.
Detailed information is available in section IV of the Official Community Plan Web-site:
Uclulelet Official Community Plan web-siteDevelopment Permit areas in Ucluelet include:
• Village Square
• Imperial Lane
• Reef Point
• Hyphocus Island
• Weyerhaeuser Lands
• District Lot 281
• Inner Boat Basin
• Peninsula Road
Subdivision:
A subdivision developer submits an application to the District Planning Department which would include proposed plans and the lot layout. The Director of Planning, Superintendent of Public Works, and the Chief Administrative Officer then review the lot layout and plans. If acceptable, a Preliminary Layout Approval (PLA) is issued once all work is completed in accordance with the PLA. The District inspects the finished subdivision and then the subdivision (Mylar) is registered at the Land Titles office in Victoria. If acceptable, a Preliminary Layout Approval (PLA) is issued once all work is completed in accordance with the PLA. The District inspects the finished subdivision and then the subdivision (Mylar) is registered at the Land Titles office in Victoria.
With the exception of Single Family Residential homes, the developer is responsible for
Development Cost Charges (DCCs) paid to the District of Ucluelet prior to provincial registration.
Building Permit:
Building Permit application forms, house number information and detailed application requirements are available at the District office.
When applying for a Building Permit, the Building Inspector will require the following:
• Completed water and sewer connection application forms, including site plan.
• House plans, including site plan, floor plan, cross section building plan, and elevations.
• A current copy of the Land Title.
• The house number(s).
Construction shall begin within six months from the date of issuance and the work will not be discontinued or suspended for a period of more than six months.
Water and Sewer:
Each property is required to connect to District water and sewer. Applications are available at the District office. Mapping (a site plan) of sewer and water lines are required.. Include on the site plan the proposed route of the water and sewer lines to the house from the service connection, and the location of the sewer pump if applicable
Public Works:
Under final inspection and approval by the Building Inspector, the District of Ucluelet Public Works Department will inspect the following items located on municipal property to ensure they meet District requirements:
• Water connection at the property line;
• Sanitary and Storm sewer connections at the property line;
• Drainage ditches, culverts, and headwalls;
• Roads, walkways, curbs, and boulevard fronting the property; and
• All Municipal right-of-ways and easements.
Sustainable Development:
Sustainable development can be defined as development that does not sacrifice long-term environmental quality for short-term benefits and that preserves resources and the environment for future generations. Sustainable development involves a better integration of the environment and the economy on an ongoing basis. It does not imply total preservation or non-development, but requires that decisions made by Council, industry, and individuals consider all biological, social, and economic consequences (the triple bottom line).
Smart Growth:
The District of Ucluelet can influence and control the nature and pace of growth within the municipality. It is important for the community to maintain its sense of place and character, while allowing for development to occur on a manageable basis.
One of the strategies Ucluelet supports for sustainable development is the use of Smart Growth policies, which include, but are not limited to the following:
• Undertaking development in a compact fashion.
• Supporting mixed use development.
• Promoting Alternative Development Standards (ADS), which include French drains; narrower and windier roads
and Green infrastructure storm water management.
• Alternative subdivision design, such as cluster housing, pedestrian pathways and linkages, and Integration
between social equity, environment, and economy.
• Protecting sensitive environmental areas.
• Reducing (eliminating) detrimental economic, environmental, and social effects of development.
• Promoting multi-modal forms of transportation and Integrating open space into daily living.
LEED:
Another strategy Ucluelet supports for sustainable development is the use of Leadership in Energy and Environmental Design (LEED). LEED is leading the way setting and implementing sustainable development ethics and practices throughout North America and the world. The Canada Green Building Council, in accordance with the Canadian Model of Energy Code, has developed a Canadian version of the LEED rating system for Buildings under Natural Resources Canada.
The LEED system is designed on a consultative basis with parties interested in voluntarily incorporating “green” design principles in new or renovation projects. Incentives, as defined by LEED correspond to specific development attributes related to site development, water, efficiency, energy efficiency, material selection, and outdoor environmental quality.
