Official Community Plan Bylaw No. 800, 2022 (November 2025) – Public Hearing Summary and Next Steps

The District of Sooke has completed the Public Hearing for Official Community Plan (OCP) Bylaw No. 800, 2022 (November 2025) and has compiled all public input received to date. The bylaw is now before Council for consideration of Third Reading and Adoption as indicated in the related staff report.

What We Heard

Between October 22 and December 3, 2025, the District received input through written submissions and verbal comments at the Public Hearing. In total, 146 written submissions and 62 speakers participated. Feedback reflected a wide range of views, including both strong support for the updated OCP and concerns focused on environmental regulation, waterfront policies, growth, and infrastructure.

Key themes included:

Support for the OCP

Several submissions described the updated OCP as a balanced, forward-looking plan integrating housing, climate action, environmental protection, and growth management. Supporters emphasized the need to modernize the 2010 OCP and urged Council to adopt the bylaw and refine elements as needed over time.

Foreshore & Environmental Development Permit Areas (DPAs)

Concerns centred around:

• The 15-metre foreshore buffer, described by some as unclear or too restrictive.
• Potential impacts on property values, rebuild rights, and the cost of professional reports.
• Overlapping environmental DPAs and a desire for more site-specific mapping.

Others supported stronger environmental protection, with some calling for larger buffers.

Process, Notification & Engagement

Some residents, particularly waterfront owners, felt engagement and notification could have been more direct. Others noted that the OCP process has spanned multiple years with extensive opportunities for input.

Transportation, Parks & Trails Planning

Submissions sought clarification on how the OCP aligns with the Transportation Master Plan and Parks and Trails Master Plan. Several residents expressed concern about conceptual shoreline access or trail routes shown near private properties, emphasizing the need for clear communication that these are long-term concepts, not commitments.

Property Rights & Constructive Taking Concerns

A number of submissions referenced the Annapolis v. Halifax decision and questioned whether environmental DPAs could limit reasonable use of private property. Staff clarify that:

• DPAs regulate how development occurs, not whether land may be used.
• The OCP does not grant public access to private property, change zoning, or remove permitted uses.

Indigenous Acknowledgement Language

Some residents questioned references to “unceded territory,” while others supported keeping reconciliation-oriented language. Staff confirmed that acknowledgements are non-regulatory and do not affect land title or private property rights.

Growth, Housing & Infrastructure

Residents raised concerns about:

• Density and growth targets.
• Highway 14 congestion and servicing capacity.
• Potential taxation or financial implications.

Others supported the compact growth strategy and alignment with provincial housing legislation.

Staff Response

After reviewing all written and verbal input, staff advise that:

• No substantive amendments are recommended at this time - please see the staff report for fulsome responses on input and clarifying information.
• Issues raised do not require changes that would alter permitted uses, densities, or activities in a manner that would trigger a new Public Hearing under the Local Government Act.
• The OCP’s environmental, growth, and policy frameworks are consistent with best practice across B.C. and legally defensible.
• Engagement requirements have been fully met, and the Public Hearing provided a complete and transparent record for Council consideration.

Next Steps

With the Public Hearing complete, Council will consider Third Reading and potentially Adoption of OCP Bylaw No. 800, 2022 (November 2025) on Monday, December 8, 2025

If adopted:

The OCP takes effect immediately, and staff will proceed with:

• Guidance for applicants, including information on DPA triggers and exemptions.
• Public-facing materials, including FAQs and homeowner bulletins.
• Updates to application forms, checklists, and technical guidance.
• Bringing forward required amendments to the Fees and Charges Bylaw and Development Procedures Bylaw in early 2026.
• Notifying development professionals, agencies, and partner governments of the transition.