Council reviewed two major planning updates before either is ready for a final vote: revised design guidelines for sensitive areas, and a modernized zoning bylaw. On Dignan Road, two residents spoke against apartment zoning and in favour of townhouses; Council amended the draft to allow townhouses instead of apartments, with one councillor opposed. The design-guideline discussion focused on making rules clearer where environmental protections and development needs overlap, while staff said further work is still needed on shoreline rules, mapping and First Nations referral processes. Both drafts will return to Council later, after staff make revisions and the zoning proposal is reviewed by the Advisory Planning Commission.
Generated from the recording's captions and the official minutes.
The agenda was approved. This was a routine procedural decision.
Routine: approve the agenda for this meeting as circulated.
Council moved into a Committee of the Whole meeting to discuss the two planning items. It also agreed to let people in the gallery speak to either item for up to three minutes, creating an opportunity for public input.
Routine: pause the Council meeting and begin a Committee of the Whole meeting.
Allow people in the gallery to speak to Council about either of the two agenda items, for up to three minutes each.
Staff reported broad support for the draft Development Permit Area (DPA) design guidelines, alongside requests for clearer rules, better maps and applicant guidance, and more flexible ways to meet requirements. Staff plan to clarify which guidelines are mandatory and which are preferred, while keeping the draft’s overall structure. Councillors asked how the rules would work when several DPAs apply to one property, whether applicants might need specialists, and how shoreline development would be handled. Staff said one application would cover overlapping DPAs, the district aims to make relevant policies visible through its mapping system, and required professional advice would be decided during application review. Shoreline questions about docks and marine infrastructure need further work and engagement; staff also identified gaps in sensitive-ecosystem mapping near Mount Newton. Staff said a referral and engagement protocol with Tsartlip and Tsawout First Nations is a priority. A councillor proposed that staff provide trade-off and conflict assessments for proposals with overlapping policies, and staff supported the direction. No one came forward from the gallery to speak on this item. Staff will refine the guidelines and bring a draft bylaw to a future Council meeting for first and second reading.
Receive the public-engagement report for information, then have staff refine the draft design guidelines and bring the draft bylaw to a future Council meeting for its first and second readings.
Encourage staff to assess trade-offs and policy conflicts when a proposal is affected by overlapping policies, and include that assessment when the application comes to Council.
Staff said feedback on the draft zoning bylaw was generally supportive and mostly concerned clarification. The draft allows up to five shipping containers on agricultural properties, rather than one, and would set rules for two existing food-waste storage and collection operations in the Keating area, including covered storage and operating hours. Commercial composting would no longer be a permitted use, though staff said a distinct proposal such as energy generation could still be considered through rezoning. Staff also explained that the proposed 25% agricultural lot-coverage limit applies to some rural forest and rural shoreline properties, while existing farms with farm status retain site-specific provisions for up to 100% coverage. Two members of the public spoke against apartment zoning on Dignan Road and favoured townhouses, citing the area’s existing homes, families and community, as well as past development decisions. A councillor moved to change the draft to allow townhouses instead of apartments. Another councillor favoured waiting for the Advisory Planning Commission’s review and said the area’s location between higher-density sites supported a higher-density approach, potentially allowing both townhouses and apartments. The amendment passed with Councillor Graham opposed; the amended direction to bring the draft bylaw back for first and second reading at a future meeting then carried. Staff said the zoning revisions will return after further review, including an upcoming Advisory Planning Commission meeting.
Routine: receive the report summarizing public feedback on Phase 2 zoning for information.
Change the draft zoning so the Dignan Road area identified in it allows townhouses instead of apartments.
Direct staff to bring the draft zoning bylaw to a future Council meeting for its first and second readings, with the Dignan Road area changed to allow townhouses instead of apartments.
The agenda called for the Committee of the Whole meeting to adjourn and the Special (Open) Council meeting to reconvene. The transcript does not capture this motion or its result.
Routine: end the Committee of the Whole meeting and resume the Special Council meeting.
Council adjourned the meeting. The chair asked for a seconder, then reported no opposition.
All 10 decisions from the minutes appear under the agenda items above.