Council approved two Mountain Road bylaws for an equal-area land exchange that will remove a driveway encroachment from regional parkland and add Arbutus woodland to the park. It also supported a cannabis shop at Quadra Centre, where no one spoke against the application. The Tennyson Avenue proposal for a nine-storey mixed commercial and storage building passed unanimously, though final zoning approval and the development permit’s ratification were held pending a covenant and updated servicing plans. The most contested item was a five-storey, 77-home rental proposal on Feltham Road: after hours of debate, Council rejected it and rescinded both bylaws’ first readings and the development permit.
Generated from the recording's captions and the official minutes.
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1.A.1 OFFICIAL COMMUNITY PLAN BYLAW, 2023, AMENDMENT BYLAW, 2026, NO. 10304 TO ADJUST THE LAND USE DESIGNATION BOUNDARIES ON MOUNTAIN ROAD
parks environment1 public speaker5:16 Watch · Read
The Capital Regional District (CRD) proposed swapping equal areas of land at 4692 and 4718 Mountain Road: 0.161 hectares each. The change would correct a driveway encroachment into the regional park and add Arbutus woodland to it. The CRD said the conservation covenant already anticipated the exchange, and the Ecological Gift Program and Habitat Acquisition Trust supported it. The Official Community Plan amendment also corrects administrative errors in maps for the Quadra-McKenzie and Shelbourne Valley plans. Council gave the bylaw second and third readings.
Agreement
A councillor confirmed that the conservation covenant explicitly allows the land exchange.
Councillors speaking to the motion supported the exchange as a conservation gain and a practical solution to the driveway encroachment.
The land exchange keeps the areas held by each property unchanged.
Update four maps in the Official Community Plan to correct an administrative error, and adjust the Parks and Rural Areas boundaries between the two Mountain Road properties.
Official wording: That the Official Community Plan be amended to:
a) Update Map 8 (Road Network), Map 9 (Truck Routes), Map 15 (Parks), and Map 16 (Trail Network) to address an administrative error that occurred at time of adoption of the Shelbourne Valley Plan and Quadra McKenzie Area Plan; and
b) Adjust the boundaries of the ‘Parks’ and ‘Rural Areas’ for Section 77, Lake District, Except Parts in Plans 7667 and 24954 (4692 Mountain Road) and Lot A, Section 77, Lake District, Plan EPP113866 (4718 Mountain Road).
1.A.2 ZONING BYLAW, 2003, AMENDMENT BYLAW, 2026, NO.10305 PROPOSED REZONING FOR A LAND EXCHANGE ON MOUNTAIN ROAD
parks environment1 public speaker6:03 Watch · Read
The zoning change would switch the park portion being transferred to the neighbouring property from P-4 Recreation and Open Space to A-1 Rural, and the land being added to the park from A-1 Rural to P-4. The CRD said each portion is 0.161 hectares, so the exchange preserves the land area of both properties while resolving the driveway encroachment and bringing more Arbutus woodland into the park. Council approved the application and gave the zoning bylaw second and third readings.
Agreement
The CRD described the exchange as consistent with the conservation covenant and supported by the relevant conservation organizations.
Councillors supported the equal-area exchange and its benefit to the park.
Change the zoning of portions of the two Mountain Road properties in opposite directions: the 4692 Mountain Road portion would become rural land, and the 4718 Mountain Road portion would become recreation and open space.
Official wording: That the application to rezone a portion of Section 77, Lake District, Except Parts in Plans 7667 and 24954 (4692 Mountain Road) from the P-4 (Recreation and Open Space) Zone to the A-1 (Rural) Zone and a portion of Lot A, Section 77, Lake District, Plan EPP113866 (4718 Mountain Road) from the A-1 (Rural) Zone to the P-4 (Recreation and Open Space) Zone be approved.
The applicant sought Council’s support for a provincial licence for a cannabis shop in Quadra Centre, beside Starbucks. Its representative said the mall is already zoned for cannabis retail, the proposed store would have discreet signage and age checks, and legal shops help provide a regulated alternative to illegal sales. The representative also noted that the nearest school is more than 200 metres away. No members of the public spoke during input. Council approved the application and directed that its report and minutes be sent to the provincial Liquor and Cannabis Regulation Branch.
Agreement
Councillors who spoke in support considered the shop consistent with the mall’s existing commercial uses and accessible by walking, cycling and transit.
Council supported sending its decision and meeting record to the provincial regulator.
Disagreement
A councillor supported the application but raised a broader concern that municipalities had not seen the expected benefits from cannabis legalization.
Support the application for a non-medical cannabis shop at Unit 105, 3995 Quadra Street, and send Council's approval to the provincial liquor and cannabis regulator.
Official wording: That the application to the BC Liquor and Cannabis Regulation Branch for Unit 105 - 3995 Quadra Street for Saanich Centre CannaPlus Retailers be approved.
1.C.1 OFFICIAL COMMUNITY PLAN BYLAW, 2023, AMENDMENT BYLAW, 2026, NO. 10306 TO ALLOW A NINE-STOREY BUILDING ON TENNYSON AVENUE
zoning development2 public speakers43:13 Watch · Read
This part of the Tennyson proposal sought an Official Community Plan change for a mixed commercial development of up to nine storeys at 3308 and 3312 Tennyson Avenue. No applicant presentation was made at the hearing, but the property owner responded to a public speaker’s concern that the project would displace industrial land. The owner said the existing properties include residential use and argued that the proposal would substantially increase space built to industrial standards. Council approved the application and gave Bylaw 10306 second and third readings.
Agreement
Councillors who spoke in support viewed the project as increasing industrial-capable space and helping a local business remain viable.
Councillors supported the proposal’s flexibility to serve future needs.
Disagreement
A resident opposed the rezoning, arguing that less than a quarter of the building would be used for industrial purposes and that converting industrial land could set a precedent.
Councillors supporting the project disagreed with that assessment, saying the existing properties included residential use and that the building would expand space built to industrial standards.
1.C.2 ZONING BYLAW, 2003, AMENDMENT BYLAW, 2026, NO. 10307 TO CREATE A NEW C-12M (MIXED COMMERCIAL STORAGE) ZONE; PROPOSED REZONING FOR A MIXED USE COMMERCIAL DEVELOPMENT ON TENNYSON AVENUE
zoning development2 public speakers43:13 Watch · Read
The application would create a new C-12M Mixed Commercial Storage zone and rezone the two Tennyson Avenue lots to it for a mixed commercial development of up to nine storeys. Council approved creating the zone and rezoning the properties, then gave Bylaw 10307 second and third readings. It also approved Development Permit DPR01018. Final reading of the zoning amendment and ratification of the permit were held pending registration of a covenant securing a statutory right of way and receipt of updated plans approved by Planning to reflect required servicing upgrades, including sidewalk and right-of-way work.
Agreement
Councillors unanimously supported creating the new zone, rezoning the properties and approving the development permit.
Councillors supported withholding final approval until the required covenant and updated servicing plans are in place.
Disagreement
A resident argued that the proposal would dilute protection for industrial land; councillors supporting it said it would increase industrial-capable space.
Change the zoning at 3308 and 3312 Tennyson Avenue to the new mixed commercial and storage category, replacing the existing two-family and Douglas Street West zoning.
Official wording: That the application to rezone Lot 2, Section 7, Victoria District, Plan 9027 Except Part in Plan VIP53056 (3308 Tennyson Avenue) and Lot 3, Section 7, Victoria District, Plan 9027 Except Part in Plan VIP53056 (3312 Tennyson Avenue) from the RD-1 (Two Family Dwelling) Zone and the M-1DW (Douglas Street West) Zone to the new C-12M (Mixed Commercial Storage) Zone be approved.
Hold off on final approval of the zoning change and development permit until the required right-of-way covenant is registered and updated plans for servicing upgrades, including a sidewalk and right of way, are received and approved by Planning.
Official wording: That Final Reading of the Zoning Bylaw Amendment and ratification of the Development Permit be withheld pending:
a) Registration of a covenant to secure the Statutory Right of Way; and
b) Receipt and Planning Department approval of updated plans to reflect the required servicing upgrades inclusive of a sidewalk and Statutory Right of Way.
The applicant proposed 77 purpose-built rental homes, including 42 two- or three-bedroom homes, on a Telus utility site at 1805, 1809 and 1811 Feltham Road. The existing telephone exchange would be replaced before the old building was removed, keeping communications services in operation. The applicant said the design had been reduced from 91 homes, stepped down at the edges, retained protected trees and included a public path, art and transport measures. Supporters emphasized the need for rental and family-sized homes near transit and the unusual utility-site context. Opponents focused on the five-storey height in a mostly single-family neighbourhood, the precedent of changing the Official Community Plan, parking and traffic concerns, construction effects, privacy and the availability of other housing. After a long public hearing and divided debate, Council rejected the Official Community Plan application and rescinded Bylaw 10309’s first reading. A motion to continue past 10 p.m. also carried, with Councillor Westhaver recorded as opposed.
Agreement
The applicant had made design changes in response to feedback, including reducing the proposal from 91 to 77 homes and moving the path to the east side of the site.
Councillors across the debate recognized the project’s careful design work and the need to consider the neighbourhood’s concerns.
Council agreed the application required a change to the Official Community Plan; members disagreed on whether the policy tests for an exception were met.
Disagreement
Opponents said five storeys was too much for a neighbourhood designation intended for lower-scale housing, would change the area’s character and could encourage similar applications. Supporters said this was an unusual utility site near transit and did not set a general precedent.
Opponents questioned whether market-rent homes would be affordable to students and families and argued that other developments would meet demand. Supporters said the 77 rental homes, including 42 two- and three-bedroom homes, would meet a real need.
Residents raised concerns about limited parking, traffic and safety at Feltham and Tyndall, construction disruption, building overlook and shadows, and pressure on nearby recreation facilities. The applicant and staff pointed to transportation studies, frontage improvements, tree retention and the planned path.
Councillors disagreed over whether the proposed path, public art and related works counted as significant public benefit sufficient to justify the Official Community Plan amendment.
Do not approve the proposed five-storey building at 1805, 1809 and 1811 Feltham Road or the requested change to the neighbourhood plan designation.
Official wording: That the application to allow a five-storey building in the neighbourhood designation at 1805, 1809 and 1811 Feltham Road not be approved.
The related zoning application would rezone the three Feltham Road properties for a five-storey apartment building with one level of underground parking and a Telus cable hub. The hearing covered requested variances for parking, loading, setbacks and building width, as well as tree retention, the public path and traffic safety. Staff explained that the proposal’s width exceeded the zoning limit but had substantial recesses, and that the existing path would remain open as long as possible before construction and be replaced by a wider path. Council rejected the rezoning application, rescinded Bylaw 10310’s first reading and did not approve Development Permit DPR00990.
Agreement
The applicant said all protected trees would remain, with 31 new trees planted, and that construction would involve no blasting.
Staff said the new frontage would include a wider sidewalk and protected bike-lane improvements; the longer connection toward Gordon Head Road was not in the five-year capital plan.
Council members supporting rejection acknowledged the applicant’s design and consultation work, while still opposing the proposal at this location.
Disagreement
Opponents argued that the proposed parking supply would spill onto already crowded streets and nearby recreation-centre parking. The applicant’s transportation consultant said four visitor spaces were consistent with its data for rental buildings.
Residents disputed that the site was well suited to this density, citing traffic, the lack of a completed bike route and concerns about the Feltham-Tyndall intersection. Staff said a review based on 2024 counts found that traffic signals were not warranted at that time.
Some councillors favoured rejecting the application outright; others argued that the project could provide needed rental homes and that Council should consider whether changes might make it more acceptable.
Do not change the zoning of the three Feltham Road properties to allow an apartment building.
Official wording: That the application to rezone Lot 1, Section 58, Victoria District, Plan 34089 (1805 Feltham Road) from the P-2 (Utility) Zone and Lot 11, Section 58, Victoria District, Plan VIP66313 (1809 Feltham Road) and Lot 1, Section 58, Victoria District, Plan 6378, Except Part in Plan VIP66313 (1811 Feltham Road) from the RS-6 (Single Family Dwelling) Zone to the RA-11 (Apartment) Zone not be approved.