Uptown Douglas Pre-Zoning & Network Design Project
Project Overview
The purpose of the Uptown Douglas Pre-Zoning and Network Design Project (the “Project”) is to pre-zone lands in a manner consistent with the Uptown Douglas Plan and to act as a catalyst for future redevelopment in the area.
The goal of the Uptown Douglas Pre-Zoning and Network Design Project is to develop a regulatory framework that will enable new developments to align with the Plan’s key directions.
Public Engagement
This Project is a unique opportunity to engage with the community, local businesses and industry experts to create a progressive zoning framework and density bonus zoning structure to guide the development of an innovative and modern land use designation in the core of Saanich.
Technical analysis is underway. Staff are working towards the completion of Phase 2, Development Framework and New Zones, for early 2026. Phase 3, Consultation & Refinement, is anticipated to begin in late spring, which will include a Stakeholder Engagement Session.
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Project Update – March 26, 2026
On March 23rd, staff presented an update on the progress of the Uptown-Douglas Pre-Zoning & Network Design Project to Council. The presentation included a review of the draft zoning and the draft transportation network design, along with pre-zoning implementation options and proposed amendments to the Uptown Douglas Plan. Council received the staff report for information and directed staff to:
- Revise the Terms of Reference for the Uptown-Douglas Pre-Zoning and Network Design Project to present property owners, within the pre-zoning area, with an opportunity to opt in to the rezoning of their properties and that the consultation include a car dealership specific meeting.
- Proceed to consultation on potential amendments to the Uptown-Douglas Plan that would: extend the Core land use designation to include properties along Blanshard Street; enable consideration of development up to 24-storeys along Blanshard Street and Douglas Street; and lower the base building in the Urban Mixed-Use designation from eight storeys to six storeys.
- Proceed to consultation on the land use framework and network design presented and include a range of options for potential Floor Space Ratio (FSR) exclusions within the Uptown-Douglas Plan (UDP), including, but not limited to the provision of such elements as: amenity space for residents, employment space, day care spaces, cycling amenities, and clinic/medical use.
Staff will now make the revisions requested by Council and work towards public engagement in late May, early June.
The staff report and other project related information can be found through the links below:
Uptown Douglas Plan - Financial Feasibility Analysis Report (2026)
Contact Us
Gina Lyons, Senior Implementation Planner - Community Planning
E-mail: gina.lyons@saanich.ca
Phone: 250-475-5494 ext. 3429
Megan Squires, Strategic Projects Manager
Email: megan.squires@saanich.ca
Phone: 250-475-5494 ext. 3632
Phases
Project Preparation
Background Context
Uptown Douglas Plan
The Uptown Douglas (UD) Plan, adopted in 2022, establishes policy to create a new heart for Saanich. It sets a vision for the desired future of the area and reflects the goals and objectives of the Official Community Plan. There are three key plan directions in the UD Plan that will be addressed through the delivery of this Project:
- "Leading Growth with Residential" through the implementation of pre-zoning that embeds desired unit densities and delivers new housing
- "Conserving Light Industrial" through establishing unique zones for the Mixed Employment designation that comprise a blend of industrial, commercial and residential, and
- "Transforming Oak Street" through detailing future road design and frontage improvements for Oak Street and the proposed Audley Crossing.
The proposed Uptown Douglas Pre-Zoning and Network Design Project encompasses aspects necessary to implement these key directions of the UD Plan and ensure that the built environment, including road networks and improvements, are secured.
Transportation
From a transportation perspective, the long-term vision of the Uptown Douglas area is to create a network of complete streets that include dedicated facilities for walking, cycling, and rolling. Currently, the area is defined by a network of auto-centric major roads. To realize the vision of the Uptown Douglas area, the road networks will need to become complete streets that support multi-modal and sustainable transportation and complement the surrounding land uses. The redisign of Oak Street and new design of the proposed Audley Crossing will be vital to achieving the vision.
Oak Street is one of the few significant streets in the Uptown-Douglas Area that does not have high traffic volumes. It is envisioned to become a central high street, that accommodates pedestrians, cyclists, and public amenities, and includes active and engaging mixed-use buildings.
Critical to achieving this vision is Audley Crossing; the new laneway planned to join Oak Street and Douglas Street. The primary intentions of Audley Crossing are to break up the large blocks and massing of development, enable adequate on-site servicing, loading and access to businesses, and provide additional opportunities for ground-oriented uses such as cafes and patios.
The future Oak Street and Audley Crossing will contribute to making the core of Saanich an attractive and inviting public realm while retaining the areas needs of service and access.
Relationship to Official Community Plan
Saanich’s new Official Community Plan works together with other plans, like the Uptown Douglas Plan, and sets out a long-term vision for the community and guides growth and change across the community. The Uptown Core is identified in the OCP as the ‘heart of Saanich’ and offers an elevated level of density and intensification through redevelopment. The Pre-zoning project is a key implementation item of the Uptown Douglas Plan.