The main decision was to adopt Langford’s first Transportation Master Plan and Active Transportation Plan, but remove the proposed Hoffman Avenue road connection from the map for now. That change followed a long public debate: Hoffman-area residents warned that through traffic would put children, walkers and cyclists at risk on a street without sidewalks, while supporters said the wider plan is needed to guide growth, improve travel choices and support funding requests. Council also advanced several housing, parks and development measures, including permanent protection for nine park parcels and new rules for design guidelines and tree protection. The proposed Hoffman connection can be reconsidered when the city has more information about future routes into and out of Mill Hill.
Generated from the recording's captions and the official minutes.
What was discussed
AI summary · check against sources
3.1 BYLAW NOS. 2253 & 2254
zoning development3 public speakers1:08 Watch · Read
The application would correct a mapping error at 602 Madrona Place, changing a small parcel beside the Madrona Ridge homes from business-park to residential use. It would allow three residential lots instead of the current residential and business-park lots. The applicant described the parcel as a small part of the larger Langford Heights development and outlined commitments including amenity payments of $1,000 per new lot for affordable housing and $6,000 per new lot for general amenities, frontage and stormwater work, and a protected area along the east side. A resident also asked whether a revitalization tax exemption would continue; staff said it would not follow the parcel once the lots were separated. Council later gave both bylaws second and third readings.
Agreement
The proposed residential zoning fits the parcel’s location beside existing homes and corrects a mapping mismatch.
Staff clarified that the revitalization tax exemption would not follow the newly separated residential lots.
Disagreement
A resident raised a concern that the tax exemption might continue to benefit land changing to residential use; staff clarified that it would not.
Staff explained that the bylaw moves updated form-and-character and environmental development-permit guidelines into the Official Community Plan, updates related maps, and adds some existing design requirements—such as landscaping, screening and amenity-space rules—to the zoning bylaw. Staff said three small wording changes had been made since first reading. No one spoke at the hearing. Council later gave the bylaw second and third readings and adopted it, along with the Tree Protection Bylaw.
Agreement
The updated guidelines and maps were ready to proceed after minor wording changes.
Thirty members of the public spoke during this period. Most addressed the proposed Hoffman Avenue connection in the transportation plan; one spoke in support of the wider plan, and another urged Council to advocate for restored provincial funding for the ARC Foundation’s SOGI 123 school resources. Because the Hoffman issue drew more speakers than the usual time limit allowed, Council voted twice to extend public participation for first-time speakers. The detailed transportation comments are summarized under item 14.1, and the ARC Foundation comment under item 16.1.
Agreement
Speakers on the Hoffman connection agreed that the plan’s possible street changes deserve public attention.
The speaker on the ARC Foundation urged Council to advocate for inclusive school resources.
Disagreement
Most speakers opposed opening Hoffman Avenue to through traffic, citing safety, traffic volume and limited sidewalks; one speaker supported adopting the wider transportation plan.
Council adopted the consent-agenda recommendations. The package included receiving several West Shore Parks & Recreation Society and committee minutes, and adopting the June 29 special Council meeting minutes. No item was removed for separate discussion.
Routine: receive the listed parks and recreation society and committee minutes, and adopt the minutes of the June 29 special Council meeting.
Official wording: THAT Council adopt the recommendations for each item of the Consent Agenda as presented:
Minutes of the West Shore Parks & Recreation Society Annual General Meeting - June 12, 2025 (RECEIVE)
Minutes of the West Shore Parks and Recreation Society Board of Directors Meeting - May 21, 2026 (RECEIVE)
Draft Minutes of the West Shore Parks & Recreation Society Annual General Meeting - June 18, 2026 (RECEIVE)
Minutes of the Special Council Meeting - June 29, 2026 (ADOPT)
Draft Minutes of the Special Community Advisory Committee Meeting - July 7, 2026 (RECEIVE)
Draft Minutes of the Sustainable Development Advisory Committee Meeting - July 13, 2026 (RECEIVE)
Council approved tax exemptions for community-serving organizations. The motion granted one-year exemptions to the Construction Foundation of BC, Sooke Family Resource Society and Mount Finlayson Congregation of Jehovah’s Witnesses, and a ten-year exemption to M’Akola Housing Society. Council also directed an administrative amendment to continue the Victoria Conservatory of Music’s existing exemption at 1319 Westhills Drive. Councillors cited the organizations’ work in affordable housing, mental-health and addiction support, family services and community life.
Agreement
Councillors supported the exemptions as recognition of the organizations’ community services.
Council supported correcting the paperwork for the Conservatory’s existing exemption.
Give three listed community organizations a one-year property tax exemption and M’akola Housing Society a ten-year exemption. Have staff amend the existing bylaw to continue the exemption for the Victoria Conservatory of Music property and prepare the bylaws needed to put these exemptions in place.
Official wording: THAT Council:
Grant a one (1) year permissive tax exemption to the following properties:
2775 Spencer Road, Construction Foundation of BC
202-2800 Bryn Maur Road, Sooke Family Resource Society
2506 Selwyn Road, Mount Finlayson Congregation of Jehovah’s Witnesses; and
Grant a ten (10) year permissive tax exemption to:
550 Goldstream Avenue, M’akola Housing Society; and
Direct staff to amend Bylaw No. 2249 in order to continue the permissive tax exemption provided to 1319 Westhills Drive, Victoria Conservatory of Music; and
Direct staff to draft the necessary bylaw(s) to enact the permissive tax exemptions as described in the report dated July 7, 2026.
Council directed staff to give notice that it will consider a three-year temporary use permit for a children’s computer-programming school at 890 Goldstream Avenue. The permit would be tied to the current operator and could not be transferred to a later business. Councillors said the school was already operating successfully near a school and that no concerns had been raised at committee.
Agreement
Councillors supported giving notice for the permit consideration, noting the existing use had worked well.
Notify the public that Council will consider a three-year temporary permit for a children's computer programming school at 890 Goldstream Avenue. The permit would be limited to Jesse Bowness doing business as Code Ninjas Westshore and would not transfer to a later business or owner.
Official wording: THAT Council:
Direct staff to provide notice that Council will consider issuing a Temporary Use Permit for a computer programing school for children at 890 Goldstream Avenue, subject to the following terms and conditions:
THAT the Temporary Use Permit be issued only to Jesse Bowness, doing business as Code Ninjas Westshore and not to be transferred to any subsequent business or business owner should Code Ninjas Westshore cease to operate; AND
THAT the Temporary Use Permit is issued for a period of three years from time of issuance.
Council directed staff to give notice that it will consider a temporary permit allowing an RV dealership to receive, prepare and store vehicles for sale on 4373 West Shore Parkway, beside its existing dealership. The proposed conditions include no razor wire, a suitable fire extinguisher, a posted site address and an access lane for fire response. Councillors described the use as an extension of an existing business that fits the surrounding area.
Agreement
Councillors supported giving notice for the temporary permit, subject to safety conditions.
Notify the public that Council will consider a temporary permit allowing the lot at 4373 West Shore Parkway to be used to receive, prepare, and store RVs for sale at the dealership next door, without meeting the usual minimum building coverage. Conditions would prohibit razor wire, require a fire extinguisher and posted address, and keep an access lane open for firefighting.
Official wording: THAT Council:
Direct staff to provide notice that Council will consider issuing a Temporary Use Permit to allow the property at 4373 West Shore Parkway to be used for receiving, preparing, and storage of recreational vehicles for sale at the applicant’s RV Dealership on the adjacent lot (4377 West Shore Parkway) without building a structure that meets the 10% minimum lot coverage, subject to the following terms and conditions:
No razor wire fencing;
At least 10lb dry chemical fire extinguisher must be available on site at all times;
Address for the site to be posted as per City of Langford bylaw; and
Maintain an access lane on site for fire suppression for the duration.
Council agreed to bring forward a rezoning bylaw at a future meeting for five Massie Drive properties, changing them from one- and two-family residential to medium-density residential. The proposal is for a six-storey building near Danbrook Park. Councillors noted a committee change requiring that half of the attainable homes be two-bedroom units, retained trees near the park, and the area’s expected growth. Parking and traffic were raised in committee discussion, but councillors said the application met the city’s expectations for the site.
Agreement
The application could proceed to future readings with the committee’s conditions.
Councillors supported the two-bedroom attainable-housing requirement and tree retention near the park.
Disagreement
Committee discussion included concerns about parking, traffic and the scale of change in the neighbourhood; councillors supporting the application considered it appropriate for the area.
Consider advancing a rezoning proposal for the Massie Drive properties to medium-density residential at a future meeting, subject to development conditions. These include required road-frontage and stormwater work, construction and mitigation plans, consolidating the lots, amenity and affordable-housing contributions, limits on separately charging for residential parking, at least ten three-bedroom homes, tree protection, low-carbon concrete, attainable housing requirements, and electric heat pumps.
Official wording: THAT Council:
Consider bringing forward Bylaw No. 2236 for 1 st , 2 nd , and 3 rd readings at a future Council meeting in order to amend the zoning designation of the properties located at 709/711, 715, 719, and 721 Massie Drive from the One- and Two-Family Residential (R2) Zone to the Medium Density Residential (RM6) Zone subject to the following terms and conditions:
That the applicant, prior to Bylaw Adoption , registers a Section 219 covenant in priority of all other charges on title, that agrees to the following:
That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to the issuance of a building permit:
Full frontage improvements; and
A storm water management plan.
That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to any land alteration:
A construction parking management plan; and
A mitigation plan.
That the properties be consolidated prior to issuance of a Development Permit for Form and Character;
That prior to the issuance of a Building Permit, the following contributions are provided:
$2,850 per residential unit created towards the General Amenity Reserve Fund on the 1st through 4th storeys;
$1,425 per residential unit created towards the General Amenity Reserve Fund on the 5th and 6th storeys;
$750 per unit created towards the Affordable Housing Reserve Fund on the 1st through 4th storeys; and
$375 per unit created towards the Affordable Housing Reserve Fund on the 5th and 6th storeys.
That a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures that any residential parking is not provided in exchange for compensation separate from that of a residential unit;
That the building constructed on the properties include a minimum of ten dwelling units designed and built as 3-bedroom units;
That tree protection measures, inclusive of tree protection fencing, are implemented prior to commencement of work to protect the trees identified for retention in the arborist report throughout the construction period, as per the arborist report prepared by Talmack Urban Forestry, dated July 10, 2025;
That all concrete used on-site will utilize ready-mix concrete that meets or exceeds the weighted average Global Warming Potential targets based on Concrete BC Baseline (average) mix data, and that prior to the issuance of a Building Permit the applicant shall provide a Type III Environmental Product Declaration that is 3 rd party verified specifying the total Global Warming Potential value and confirming that the proposed development meets the requirements of Low Carbon Concrete Policy POL-0167-PLAN;
That, prior to the issuance of a Building Permit, the developer enters into a Housing Agreement with the City that requires a minimum 10% of units constructed be rented for at least 10% below the benchmark rent for the unit type for a term not less than 25 years or that a minimum of 5% of units constructed be directed to and sold in accordance with the terms of the Attainable Home Ownership Program Policy (POL-0166-PLAN). The developer shall identify the Attainable Units on the plans submitted for the required Development Permit application, and ensure at least 50% of the required attainable housing units have two or more bedrooms; and
That the building be constructed with electric heat pumps.
Council issued a development variance permit to Westhills Land Corp for a subdivision at 1320 Westhills Drive. The conditions require no-build covenants before subdivision approval, with engineering and geotechnical work to meet the city’s servicing bylaw before a building permit. Staff clarified that this is a subdivision of an existing parcel, mostly for park dedication, leaving a smaller building lot; it is not a new subdivision of multiple house lots. Councillors described the decision as allowing the park to become publicly accessible while keeping required protections in place.
Agreement
Councillors supported moving the park-related subdivision forward with engineering and geotechnical safeguards.
Issue Westhills Land Corp a variance to subdivide 1320 Westhills Drive before completing outstanding servicing work or entering a servicing agreement. Before subdivision approval, the owner must register no-build covenants requiring the work and services and a geotechnical review to be completed before a building permit; the subdivision must follow the layout in the staff report.
Official wording: THAT Development Variance Permit No. DVP26-0005 be issued by Council for the City of Langford to Westhills Land Corp to allow a subdivision at 1320 Westhills Dr subject to the following terms and conditions:
1. Variances
a. The following regulations of Subdivision and Development Servicing Bylaw No. 1000 be varied pursuant to section 498 of the Local Government Act :
i. That Section 1.13. Works and Services Agreements be varied to allow a subdivision
without the construction of works and services, or entering into servicing agreement
for outstanding works and services.
2. Conditions
The following requirements are imposed pursuant to section 498 of the Local Government Act:
a. That the applicant registers a no-build Section 219 covenant on title prior to subdivision
approval that requires works and services to be completed in accordance with Bylaw No. 1000
to the satisfaction of the Director of Engineering and Public Works prior to the issuance of a
building permit;
b. That the applicant registers a no-build Section 219 covenant on title prior to subdivision
approval that requires geotechnical analysis of the site in accordance with Bylaw No. 1000 to
the satisfaction of the Director of Engineering and Public Works to determine if there are any
restrictions to building on the site prior to the issuance of a building permit; and
c. That the site be subdivided in accordance with Figure 1 of the June 29, 2026 staff report.
14.1 Transportation Master Plan/ Active Transportation Plan Strategy
transportation29 public speakers1:52:23 Watch · Read
Council adopted the city’s first Transportation Master Plan and Active Transportation Plan, with one major change: it removed the proposed Hoffman Avenue road connection from the future street map until the city has more information about possible routes into and out of Mill Hill. Residents described Hoffman as a low-traffic, informal walking and cycling route beside Cornerstone Park and a playground, used by children going to nearby schools. They warned that through traffic could increase danger, noise and congestion on a street without sidewalks or lighting, and questioned whether the public engagement had reached affected residents. One speaker supported adopting the broader plan, while another suggested that any future changes should involve meaningful neighbourhood consultation. Staff said the plans are long-range options, not construction approval; projects would need further study, engagement and, where applicable, budget approval. Staff also described the plans as tools for regional advocacy, grant applications and future road and development-charge updates.
Agreement
Council supported having long-term transportation and active-transportation plans to guide growth and future investment.
Councillors and staff said major future road changes would require further study and public engagement.
Council agreed not to show the Hoffman connection in the plan until more information about Mill Hill connections is available.
Disagreement
Residents opposing the Hoffman connection said through traffic would undermine safety and neighbourhood use of the street; the plan had included the connection as a possible future route to relieve pressure on other Mill Hill links.
Some speakers said Council should delay adopting the plan for further consultation; councillors supporting adoption argued the city needed the broader plan for future decisions and regional advocacy.
Remove the proposed Hoffman Avenue road connection from the City's transportation plan until more information is available about future intersections and road access to and from the Mill Hill neighbourhood. Adopt the transportation and active transportation plans with that change.
Official wording: THAT Council direct staff to remove the proposed road connection on Hoffman Avenue from "Schedule A - Future Street Network" in the proposed Transportation Master Plan until further information about future intersections or road connections in and out of the Mill Hill neighbourhood is available;
AND
THAT Council adopt the City of Langford’s Transportation Master Plan and Active Transportation Plan as otherwise proposed.
Council rescinded 15 outdated policies covering administrative processes, development and parks. Staff said the policies were no longer being applied because their rules had been incorporated into bylaws or superseded by current processes. Councillors said removing obsolete or conflicting documents would make it clearer to the public which rules apply.
Agreement
Councillors supported removing policies that had become obsolete or were duplicated by bylaws and current processes.
Rescind the 15 listed City policies covering topics such as meeting procedures, development and subdivision, parks, concerts, and video surveillance.
Official wording: THAT Council rescind the following policies:
POL-0019-ADMIN;
POL-0020-ADMIN;
POL-0021-ADMIN;
POL-0022-ADMIN;
POL-0023-ADMIN;
POL-0024-ADMIN;
POL-0025-ADMIN;
POL-0026-ADMIN;
POL-0074-LDEV;
POL-0077-LDEV;
POL-0078-LDEV;
POL-0076-PARK;
POL-0122-PARK;
POL-0144-PARK; and
POL-0125-BYLAW.
Council backed the Elect Respect pledge, committing to respectful debate, rejecting harassment and personal attacks, and encouraging elected officials and community members to support the campaign. Councillors linked the pledge to the coming election and concerns that hostility can discourage people—particularly women—from running for office.
Agreement
Councillors supported respectful public debate and safer working environments for elected officials and staff.
Support the Elect Respect pledge: commit to respectful conduct, reject harassment and personal attacks, keep debate focused on ideas, help make public service welcoming, and call for protection for officials facing abuse or threats. Encourage elected officials, organizations, and community members to support the campaign and sign its pledge.
Official wording: THAT Council allow for the motion arising for item 15.1 - Elect Respect Request for Support, Lake Cowichan as stated:
THAT the City of Langford Council supports the Elect Respect pledge and commits to:
Treat others with respect in all spaces—public, private, and online,
Reject and call out harassment, abuse, and personal attacks,
Focus debate on ideas and policies, not personal attacks,
Help build a supportive culture where people of all backgrounds feel safe to run for and hold office,
Call on relevant authorities to ensure the protection of elected officials who face abuse or threats, and
Model integrity and respect by holding one another to the highest standards of conduct.
AND THAT Council calls on elected officials, organizations and community members to support the Elect Respect campaign and sign the online pledge at www.electrespect.ca.
16.1 Advocacy for the BC Ministry of Education and Childcare to reinstate funding to the ARC Foundation
community services1 public speaker3:31:09 Watch · Read
A councillor introduced a notice of motion for a future meeting asking the city to write to the provincial education minister and the local member of the legislative assembly. The proposed letter would ask the province to restore funding to the ARC Foundation and recognize the SOGI 123 resources used by schools to support safe, inclusive classrooms. During public participation, a resident said the funding loss had forced the foundation to reduce staffing and urged Council to advocate for the program. The notice was not a final decision; the motion was to return for consideration at a later Council meeting.
Agreement
The notice proposed government-to-government advocacy for continued access to inclusive classroom resources.
Council gave second and third readings to the Official Community Plan and zoning amendments for 602 Madrona Place, advancing the correction of the mapping error and allowing the proposed residential lots. Because the matter had already been through a public hearing, Council did not receive new public input at this stage.
Agreement
Council supported the residential designation as a correction to the earlier mapping.
Advance the proposed Official Community Plan and zoning changes for 602 Madrona Place by giving both bylaws their second and third readings.
Official wording: THAT Council give second and third readings to “Langford Official Community Plan Bylaw No. 2200, Amendment No. 1 (602 Madrona Place), Bylaw No. 2253, 2026";
AND
THAT Council give second and third readings to “Langford Zoning Bylaw No. 300, Amendment No. 757 (602 Madrona Place), Bylaw No. 2254, 2026".
Council gave second and third readings and adopted the updated form-and-character design-guideline bylaw, and adopted the Tree Protection Bylaw. The design-guideline changes had been addressed at the earlier public hearing; the tree bylaw was not part of that hearing. The transcript records no further debate on the substance at this stage.
Agreement
Council supported adopting the updated design-guideline changes and the Tree Protection Bylaw.
Advance and adopt the updated design-guideline and environmental-development-permit rules, with the stated amendments, and adopt the City's tree-protection bylaw.
Official wording: THAT Council:
1. Give second and third readings to “Langford Official Community Plan Bylaw No. 2200, Amendment No. 2 (Form and Character Design Guidelines) and Langford Zoning Bylaw No. 300, Amendment No. 767, Bylaw No. 2268, 2026” as amended;
AND
2. Adopt “Langford Official Community Plan Bylaw No. 2200, Amendment No. 2 (Form and Character Design Guidelines) and Langford Zoning Bylaw No. 300, Amendment No. 767, Bylaw No. 2268, 2026”;
AND
3. Adopt “City of Langford Tree Protection Bylaw No. 2269, 2026”
Council gave first, second and third readings to the Park Dedication Bylaw. A councillor said it would permanently protect nine additional park parcels, including Sarah Beckett Memorial Park, McCallum Road green space and expanded Veterans Memorial Park. The councillor said removing the protection would require approval by Langford voters.
Agreement
Councillors supported permanent protection of the named parks and green spaces.
Council gave the Parks Development Cost Charge Bylaw its first, second and third readings. In response to a question, staff said the supporting parks plan directs roughly 60 to 70 per cent of the charge revenue toward land acquisition. Staff explained that the bylaw sets the rates, while the project list supporting those rates sits outside the bylaw.
Agreement
Council supported advancing the parks development charge bylaw.
Staff clarified how the land-acquisition share is reflected in the supporting parks plan and project list.
Council gave first, second and third readings to a bylaw creating a dedicated reserve fund for the Langford Aquatic Centre. A councillor said the fund would direct facility revenues back toward maintenance, upgrades and future improvements, making that reinvestment more transparent.
Agreement
Councillors supported setting aside aquatic-centre revenue for the facility’s upkeep and future improvements.
Give the proposed amendment establishing an aquatic centre management reserve fund its first three readings.
Official wording: THAT Council give first, second, and third readings to the City of Langford Reserve Fund Establishment Bylaw, 2004, Bylaw No. 857, Amendment No. 4, Bylaw No. 2294, 2026.
Council voted to close the meeting to the public under the Community Charter to discuss labour relations, land matters, legal advice, preliminary service negotiations and confidential government negotiations.
Close the meeting to the public to discuss employee relations, land matters, privileged legal advice, preliminary municipal-service negotiations, and confidential government negotiations.
Official wording: THAT Council close the meeting to the public at 10:45 pm pursuant to section 90 (1) (c), (e), (i), (k) and (2) (b) of the Community Charter to consider:
labour relations or other employee relations;
the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure could reasonably be expected to harm the interests of the municipality;
the receipt of advice that is subject to solicitor-client privilege, including communications necessary for that purpose;
negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public;
the consideration of information received and held in confidence relating to negotiations between the municipality and a provincial government or the federal government or both, or between a provincial government or the federal government or both and a third party.
The official motions list records that Council adjourned at 11:25 p.m. The transcript ends after the in-camera resolution and does not capture the adjournment.
Carried 5 to 0Item 19
Routine: adjourn the meeting.
Official wording: THAT Council adjourn the meeting at 11:25 pm.