8 min read city council cliff notes

Development & Planning Meeting Cliff Notes - June 16, 2025 - Salmon Arm

Development & Planning Meeting Cliff Notes - June 16, 2025 - Salmon Arm
Let’s be honest — most people aren’t spending their downtime wading through Planning and Development Committee agendas. The city’s website isn’t exactly a user-friendly dream, and these meetings don’t exactly scream “must-watch.” That’s where we comes in.
Below is a plain-English summary of what actually happened — who raised what issues, which developments got the green light, and what proposals got punted to some future maybe. It’s not exciting, it’s not funny, and we don’t clog up your inbox with it. But if you care about what’s being built, approved, or shut down in Salmon Arm, this is where to start.
Think of it as your shortcut to planning literacy. Necessary? Debatable. Entertaining? Not even a little. Should it exist in an accessible way? We think so.

Disclaimer: This summary is provided for informational purposes only and may (probably) contain errors or omissions. While we do our best to capture what happened, it is not an official record and should not be relied upon as a complete or fully accurate account of the meeting. For the official minutes and decisions, please refer to the City of Salmon Arm’s website. Also, it's seriously so boring so read at your own risk.

Video available here if you REALLY wanna watch the full thing:

TLDR:

  • New Rental Housing Development Approved: Council greenlit a 12-unit rental housing project (1231 First St SE) with variances for parking and retaining wall height, securing rental units through a housing agreement and density bonusing.
  • Comprehensive Building Bylaw Overhaul: A new Building Bylaw was given first reading, aiming to update regulations, manage risk, align with new codes (including Energy & Zero Carbon Step Codes on the provincial timeline), and clarify enforcement. It will now go for public and industry (SCIP, EAC) consultation before further readings.

Key Recurring Themes/Actions:

  • Facilitating Housing: The development permit approval directly addresses housing needs with new rental units.
  • Modernizing Regulations: The extensive Building Bylaw review is a significant step in updating City regulations to current standards, codes, and risk management practices, with a focus on clearer discretion for staff.
  • Consultation Focus: Both approved items emphasized a process involving further review and input, particularly from industry professionals and relevant committees for the Building Bylaw.

Full Meeting Summary

Attendees:

  • Mayor Alan Harrison
  • In Chambers: Mayor Alan Harrison, Councillor Sylvia Lindgren, Councillor Debbie Cannon, Councillor Kevin Flynn
  • Virtual: Councillor David Gonella, Councillor Louise Wallace Richmond, Councillor Tim Lavery
  • Staff: CEO Erin Jackson, Planner Shannon Paymont, Director of Planning and Community Services Gary Buxton, Director of Engineering and Public Works Rob Niewenhuizen.

Meeting Summary:

1. Call to Order & Land Acknowledgement

  • [00:43] Mayor Alan Harrison called the meeting to order.
  • [00:56] Acknowledgement of gathering on the traditional territory of the Secwépemc people.

2. Agenda Adoption

  • [01:33] Motion by Councillor Sylvia Lindgren, seconded by Councillor David Gonella, to adopt the agenda as presented.
  • [01:46] CEO Erin Jackson confirmed no staff adjustments to the agenda.
  • Passed unanimously. [01:54]

3. Approval of Minutes

  • [01:54] Minutes of the May 20, 2025, Development and Planning Services Committee meeting.
  • Motion by Councillor Louise Wallace Richmond, seconded by Councillor Sylvia Lindgren.
  • Passed unanimously. [02:17]

4. Business Arising from Minutes

  • [02:17] None.

5. Disclosure of Interest

  • [02:24] None declared for the two items on the agenda.

6. Development Permit Application No. 460 (1231 First Street SE - AR Broadview Holdings) [02:38]

  • Motion: That the Development and Planning Services Committee recommend to Council that it authorize the issuance of Development Permit No. 460 for Lot A Section 16 Township 20 Range 10 West of the 6th Meridian Kamloops Division Yale District Plan EPP103309 (1231 – 1 Street SE), subject to the registration of a Section 219 Covenant for Rental Housing and a Housing Agreement; and further, that the Committee recommend to Council that it approve the following variances to Zoning Bylaw No. 2303:
    1. Section 4.1.1(a)(ii) – reduce the minimum number of required parking spaces from 20 spaces to 17 spaces; and
    2. Section 4.1.2(a) – increase the maximum height of a retaining wall from 2.0 m to 4.6 m.
      Moved by Councillor Debbie Cannon, seconded by Councillor Sylvia Lindgren. [03:02]
  • [03:14] Planner Shannon Paymont presented the application:
    • Proposal for two multi-family row-style buildings with 12 rental units.
    • DP issuance subject to covenant and housing agreement for rental housing.
    • Variance 1: Reduce required parking from 20 to 17 spaces (supported due to unit mix of studio/1-bedroom units).
    • Variance 2: Increase retaining wall height from 2m to 4.6m (supported due to site topography, wall is terraced and vegetative).
    • Proposal meets R14 zone requirements and OCP guidelines. Staff support the DP and variances.
  • [05:08] No proponent present.
  • [05:44] Councillor Sylvia Lindgren expressed full support, appreciating the design and livability.
  • [06:15] Mayor Alan Harrison asked about density bonusing related to the housing agreement.
    • [07:11] Ms. Paymont confirmed density bonusing was acquired (extra 2 units/hectare per rental unit provided), secured by the housing agreement.
  • [08:41] Councillor Tim Lavery asked if the parking reduction for smaller units is reflected in upcoming OCP/bylaw changes.
    • [09:47] Director Gary Buxton stated the OCP supports a review, but changes would be in the Zoning Bylaw (review underway). This is a live consideration.
  • [10:38] Councillor Tim Lavery asked about garbage/recycling/food waste collection for strata developments opting into the City program, specifically if a community bin is sufficient or if individual unit access is required.
    • [11:41] Director Rob Niewenhuizen confirmed individual bins identifiable to each door are required for the City program, not community bins, to manage contamination.
  • Motion Passed unanimously. [13:03]

7. Building Bylaw No. 4725 (Repeal and Replace) [13:08]

  • [13:31] Director of Planning and Community Services Gary Buxton presented the proposed new Building Bylaw, which repeals and replaces the current 2012 bylaw.
    • Purpose: Risk management, general updating, code changes, small-scale multi-unit housing (SCHMOO) related changes. Based on an MIABC core bylaw template.
    • Key Changes Summarized by Mr. Buxton:
      • [15:30] Forms delegated to Director; solid fuel wood burning appliance provisions removed.
      • [16:19] Clarification on farm building exemptions.
      • [16:48] Provisions for limited application to existing buildings (renovations/expansions).
      • [17:25] Provisions for shipping containers (consistency with zoning).
      • [17:31] Site plan requirements (permeable coverage calculations - SCHMOO related).
      • [18:02] Changes to survey certificate requirements (discretion outlined in new policy).
      • [18:52] Reduced time to commence construction (6 months to 3 months).
      • [19:05] Photo submission for minor deficiency corrections.
      • [19:12] Provisions for partial occupancy.
      • [19:25] Limits on relocating buildings over 35 years (with engineering report option).
      • [19:39] New regulations for pools (fencing, latching gates).
      • [20:02] Updated provisions for retaining walls (structural vs. landscaping).
      • [20:25] Temporary buildings/residences (consistency with zoning, less impact due to SCHMOO).
      • [20:44] Fire safety provisions (based on MIABC core bylaw).
      • [21:21] Zero Carbon Step Code & Energy Step Code: City to follow provincial schedule; no current recommendation for accelerated adoption. (Energy Step 3 now, Step 4 in 2027, Net Neutral 2032. Zero Carbon EL4 by 2030).
      • [22:44] Updated offenses, orders, and enforcement (penalty for work without permit can be doubled up to $10,000; discretion in new policy).
    • Associated Bylaw & Policy Changes:
      • [23:51] Ticket Information Utilization (MTI) Bylaw amendment: Parallels fines; $1,000 for stop work order violations.
      • [24:32] Fee for Services Amendment: Most permit fees unchanged; work without permit fee can be doubled (max $10,000); meaningful reductions for professional plan certification.
      • [25:35] Policy 3.2 (Building Bylaw Admin & Enforcement): Repealed and replaced; guides enforcement discretion.
      • [26:24] Policy 3.4 (Geotechnical Assessments): Repealed and replaced; guides discretion for requiring reports.
      • [27:00] Policy 3.11 (Emergency Vehicle Access): Rescinded (covered in new bylaw).
      • [27:11] Policy 3.14 (Contaminated Site Profile): Rescinded (outdated).
      • [27:28] Policy 3.15 (Phased Permits): Rescinded (covered in new bylaw).
      • [27:41] Policy 3.19 (Site Survey Discretion): New policy; guides when to require site surveys.
    • Public Consultation Plan:
      • [28:33] Refer to Shuswap Construction Industry Professionals (SCIP) and Environmental Advisory Committee (EAC). Post on website for general public review.
  • Motion: That the Development and Planning Services Committee recommend to Council that it give First Reading to Building Bylaw No. 4725; and further, that the Committee recommend to Council to direct staff to undertake appropriate public engagement regarding Building Bylaw No. 4725, including referral to and discussion with the Environmental Advisory Committee and the Shuswap Construction Industry Professionals. Moved by Councillor Tim Lavery, seconded by Councillor Kevin Flynn. [29:55]
  • [30:02] Councillor Debbie Cannon asked about time limits and fines for non-compliance with stop work orders on foundations.
    • [30:51] Mr. Buxton explained time limits are case-dependent and at the officer's discretion; daily fines are possible but unlikely to be pursued unless for immediate life safety, and their collectability can be an issue.
  • [34:11] Councillor Debbie Cannon asked about timelines for SCIP/EAC referrals.
    • [34:26] Mr. Buxton: SCIP meeting likely next week; EAC likely September.
  • [34:49] Councillor Kevin Flynn asked if the new bylaw increases bureaucracy or simplifies.
    • [36:51] Mr. Buxton: Tighter, more effective bylaw; policies provide clearer discretion and guidance for building officials. Increased bureaucracy is largely code-driven, not bylaw-driven. The bylaw follows the provincial code schedule.
  • [39:24] Councillor Kevin Flynn questioned reducing the construction commencement time from 6 to 3 months, arguing it's not onerous to hold files longer given development timelines.
  • [40:36] Councillor Sylvia Lindgren asked about advancing the EL (Emissions Level) step code and provisions for tiny homes.
    • [40:54] Mr. Buxton: EL2 (e.g., electric stove, heat pump) is a possibility; EAC/SCIP will provide input.
    • [41:48] Tiny homes are addressed by code compliance regardless of size; zoning is more of a factor. No minimum build size in the bylaw. Non-permanent tiny homes (on wheels/skids) likely need to meet code similar to mobile homes if intended for residency.
  • [45:17] Councillor Tim Lavery asked about site survey certificate discretion and current requirements for shipping containers.
    • [47:29] Mr. Buxton: Survey policy (3.19) aims to require surveys when close to setbacks and waive when not.
    • [48:22] Shipping containers are not allowed permanently in residential zones; temporarily allowed for storage during renovations with a defined departure time, followed up by bylaw.
  • Motion Passed unanimously. [51:01]

8. Adjournment

  • [51:22] Meeting adjourned.
That’s the meeting — in all its procedural glory. If you made it this far, congrats: you now know more about local government than 99% of your neighbours.
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