FAQs
- Streamlined TUP processes for short-term rentals; and
- Public engagement on additional TUP uses such as seasonal accommodations, worker housing, and markets/festivals.
- Board direction to amend bylaws
- Legislative review and internal coordination
- Presentations to EASC
- Referrals to agencies and Advisory Planning Commissions
- Refining draft policies based on feedback
- Completing a legal review
- In Area E, for events at the Cowichan Valley Trap & Skeet Club
- In Area I, for music festivals at Laketown Ranch (CD‑1 Zone)
Why is the CVRD Undertaking this work?
On April 22, 2026, the CVRD Board directed staff (Resolution No. 2026-421) to report on options to enable Temporary Use Permits (TUPs) in Electoral Areas as a priority. The Electoral Area Services Committee (EASC) considered this direction, and after reviewing a staff report on May 20, 2026, the Board voted on May 27, 2026 to proceed with a bylaw framework for commercial and industrial TUPs.
The Board also requested future work on:
The CVRD has been working since early 2024 to expand TUP opportunities for rural property owners. This work has been completed internally by staff and has included:
What could Temporary Commercial Uses Look like under the Bylaw?
Temporary Commercial TUPs would generally apply to properties already zoned Commercial or Industrial (including applicable Comprehensive Development (CD) zones).
For example, a daycare not currently permitted under existing zoning could operate temporarily through a TUP while waiting for a rezoning approval.
As TUPs are intended for short-term use, they are not meant to support permanent development or major infrastructure investment. Most temporary uses would occur within existing buildings, though some mobile uses (e.g., food trucks) may not require permanent structures.
What could Temporary Industrial Uses Look like under the Bylaw?
Temporary Industrial TUPs would generally apply only to lands already zoned Industrial (including applicable Comprehensive Development (CD) zones) to ensure compatibility and avoid impacts on sensitive areas.
They are intended for short-term or interim uses such as storage yards, equipment staging, or temporary processing while longer-term approvals are pursued. The bylaw includes safeguards to prevent site contamination.
Limited, low-impact industrial uses may also be considered more broadly. For example: portable sawmills could be considered on lands in the Agricultural Land Reserve (ALR), provided they meet ALR regulations and do not require permanent infrastructure.
Under Provincial ALR rules, temporary sawmills can be permitted by the CVRD as non-farm uses only if at least 50% of the timber processed comes from the same property, and they must remain temporary in nature.
How are TUP Regulations Established?
The CVRD’s authority to establish Temporary Use Permit (TUP) areas comes from Section 492 of the Local Government Act. TUPs can be designated either in an Official Community Plan (OCP) or through a zoning bylaw.
The CVRD Board has implemented TUPs through a zoning bylaw (No. 4727)
How Long can TUPs be Active?
A Temporary Use Permit (TUP) is not permanent. It can be issued for up to 3 years and renewed once for an additional 3 years, for a maximum of 6 years total.
The authority and time limits for TUPs are set out in Section 497 of the Local Government Act. A property may only be used according to the permit until it expires, and renewal is allowed only once.
Can TUPs be Issued Today?
Previous TUP frameworks were rescinded in November 2025, and earlier frameworks were not the same across different electoral areas and had been limited to a narrow range of uses.
The new framework was approved July 22, 2026, and allows commercial and industrial TUPs on appropriately zoned properties across the CVRD, creating a more consistent and flexible tool to support temporary activities while longer-term approvals are considered.
Temporary Use Permits (TUPs) are also currently available to:
Does a TUP require servicing details?
TUPs can apply to a wide range of uses, so application requirements will vary based on the scale and impact of the proposal.
Low-impact uses (e.g., a seasonal food truck court in an existing commercial area) may require minimal servicing details if facilities like washrooms, water, and drainage are already in place.
More complex uses (e.g., temporary industrial activities) may require detailed information, such as how sanitary facilities will be provided (e.g., septic systems or portable services).
The approach allows requirements to be scaled appropriately to each proposal. These servicing expectations are often set by provincial regulations.
By requiring applicants to outline servicing upfront, the CVRD aims to avoid delays and support a smoother approval process.
Does a TUP Require Restoration Conditions?
Restoration plans are not required for all Temporary Use Permit (TUP) applications. They may be requested when a proposal involves land alteration or construction, depending on its scale and impact.
Because TUPs are temporary, properties are generally expected to return to a condition consistent with existing zoning after the permit expires. The CVRD may require securities to ensure this if needed.
Requirements are intended to be reasonable and proportionate. Low-impact uses may not require restoration, while more significant site changes may include conditions for restoring the land.
This flexible approach helps to reduce potential enforcement issues after permits expire. In some cases, improvements may remain if they align with permitted uses in the existing zoning.
Each application will be reviewed individually, and for larger or long-term investments, rezoning may be more appropriate.
What and who ensures lands are restored and structures are removed following the completion of the TUP?
The CVRD may require performance security (under Bylaw No. 4483) to ensure that restoration occurs.
The intent with a TUP is that the use is truly temporary. If there are significant land alterations or construction, that might be better suited to rezoning. Under a TUP, the expectation is that the land will be brought back to its original condition.
Will TUPs only be available within an existing commercial or industrial area?
The Board gave direction for commercial and industrial uses at this time. Due to the wording of the bylaw, the Board may choose to consider applications on parcels not already zoned commercial or industrial.
There is also flexibility for low-impact industrial uses, such as portable sawmills, on ALR land. Generally, TUPs for low impact industrial uses such as a portable sawmill that are consistent with ALR regulations, and do not require permanent infrastructure, can be considered for parcels in the ALR, or on industrial or commercial zoned lands.
The board may look at other uses on a case-by-case basis, that do not require permanent infrastructure; potentially on forest lands also. The expectation is that further public engagement would occur prior to opening up TUPs in residential zones; however, due to the wording of the bylaw, the Board may choose to consider applications on parcels not already zoned commercial or industrial.
Will the CVRD find ways to reduce processing time and fees?
The time it takes to process the application may depend on the complexity of the application, as well as potential referrals to external agencies. Public Notice is also required prior to Board consideration of issuance of a TUP.
Bylaw No. 4483 - Development Applications Procedures Bylaw dictates the fees. Potential amendments to the Procedures Bylaw and Development Applications Referrals Policy are being reviewed, but the Board directed staff to proceed with this bylaw immediately.
Bylaw No. 4545 Development Approval Information Bylaw permits staff to require the submission of information necessary to process an application, related to factors such as the scale, location, and impacts of the proposed use and related development.
The Application Requirements guidelines in Bylaw No. 4727 attempt to address the information required to process a TUP application, but depending on the scope and scale of the application, not all of the types of information may be required.