Rezoning vs Development Permit: What’s the Difference?

If you are planning a development project in British Columbia, understanding the difference between rezoning and a development permit is critical. These are two of the most important steps in the approvals process, and they serve very different purposes.

Confusion between the two can lead to delays, redesigns, and increased costs. Knowing how each process works and when it applies allows you to plan more effectively, manage risk, and move your project forward with confidence.

What Is Rezoning?

Rezoning is the process of changing how a property is legally allowed to be used under municipal zoning bylaws.

Every property in BC is assigned a zone that defines what can be built. This includes permitted uses, density, building height, and setbacks. If your proposed project does not comply with the existing zoning, you will need to apply for rezoning.

What Rezoning Covers

• Land use such as residential, commercial, or mixed-use

• Density and unit count

• Building height and form

• Setbacks and site coverage

Rezoning is a legislative process. It requires approval from municipal council and often includes public consultation. Because of this, it is typically one of the longest and most uncertain stages of development.

When Rezoning Is Required

• Changing from single-family to multi-family

• Increasing density beyond current zoning

• Introducing new uses not currently permitted

Zoning Variance: When You Don’t Need Rezoning

Not all projects that deviate from zoning require a full rezoning. In some cases, a zoning variance may be sufficient.

A variance allows a project to relax specific zoning requirements without changing the underlying zoning of the property. These are typically targeted adjustments rather than fundamental changes to land use or density.

Common Variance Requests

• Reduced parking requirements

• Minor height increases

• Setback adjustments

• Site-specific design constraints

Variances are typically reviewed through a municipal process such as a Board of Variance or Development Variance Permit, depending on the municipality. They are generally more streamlined than rezoning and do not carry the same level of political risk.

When a Variance Makes Sense

A variance is appropriate when the overall intent of the zoning is maintained, but specific requirements create challenges due to site conditions or project constraints.

For example, a multi-family project may comply with zoning but seek a parking variance to reflect transit access, site limitations, or evolving municipal policies.

Variance vs Rezoning

• A variance adjusts specific zoning regulations

• Rezoning changes permitted use, density, or overall form

If a project requires significant changes to use or density, rezoning will still be required.

What Is a Development Permit?

A development permit is an approval that focuses on the design and character of a project, rather than land use.

If your project already complies with zoning, you may still need a development permit to move forward. This step ensures that the project aligns with municipal guidelines for form, character, and environmental considerations.

What a Development Permit Covers

• Building design and massing

• Architectural character and materials

• Landscaping and public realm

• Environmental and site considerations

Unlike rezoning, a development permit is typically approved by municipal staff or a delegated authority, rather than council.

Rezoning vs Development Permit: Key Differences

Understanding how these two processes differ is essential for planning timelines and managing risk.

1. Purpose

• Rezoning changes what you are allowed to build

• Development permits control how your project looks and fits within the community

2. Approval Authority

• Rezoning requires municipal council approval

• Development permits are often approved at the staff level

3. Timeline

• Rezoning can take months or even years

• Development permits are generally faster, though still complex

4. Risk Level

• Rezoning carries higher risk due to political and public input

• Development permits are more technical and predictable

5. Public Involvement

• Rezoning often includes public hearings

• Development permits may include consultation, but are less political

How the Processes Work Together

In many projects, rezoning and development permits are sequential steps.

If your project does not meet existing zoning, rezoning must be completed first. Once zoning is approved, the project moves into the development permit stage, where the design is reviewed in detail.

In some cases, municipalities allow these processes to run in parallel to save time. However, this approach requires careful coordination and comes with additional risk if rezoning is not approved.

Common Mistakes Developers Make

1. Underestimating Rezoning Risk

Rezoning is not guaranteed. Political factors, community feedback, and policy alignment all play a role.

2. Advancing Design Too Early

Investing heavily in design before zoning is confirmed can lead to costly redesigns.

3. Misunderstanding Municipal Priorities

Each municipality has its own policies and expectations. What works in one area may not be supported in another.

4. Missing Opportunities for Variances

Some projects pursue rezoning when a variance could achieve the desired outcome with less risk, cost, and time.

5. Poor Stakeholder Engagement

Early engagement with municipalities and communities can significantly improve outcomes.

Why This Matters for Your Project

The difference between rezoning, variances, and development permits is not just procedural. It directly impacts your project’s timeline, budget, and overall feasibility.

Rezoning determines whether your project is viable. Variances can help refine or unlock specific constraints. The development permit stage determines how effectively that vision is delivered.

A well-managed approvals strategy looks at all three early, identifies the right path, and aligns design, policy, and financial goals.

How NDY Development Supports the Process

At NDY Development, we support projects through every stage of the approvals process.

From early feasibility and zoning analysis to managing design teams and navigating municipal approvals, our focus is on creating clarity and reducing risk. We work closely with clients, consultants, and municipalities to keep projects aligned, informed, and moving forward.

Approvals are rarely straightforward. Having the right strategy in place from the beginning makes a measurable difference.

Conclusion

Rezoning, variances, and development permits are all essential tools within the development process, but they serve very different roles.

Rezoning defines what is possible. Variances provide flexibility within those rules. Development permits define how the project is delivered.

Understanding these distinctions is key to building a realistic timeline, managing risk, and setting your project up for success.