A few tweaks could mean compromises that would satisfy both sides in the heated debate over zoning for the vast expanse of rural and resource lands in Juan de Fuca electoral area, regional director Mike Hicks hopes.

Proposed bylaws for 132,000 hectares of land, stretching from the Island's west coast to the Malahat, are getting a second look by Capital Regional District planners after the CRD was swamped with comments objecting to the first draft.

The proposed basic zoning projects a 120-hectare minimum lot size with one house, but there are provisions to allow landowners to apply for rezoning for lots as small as two hectares in areas close to settlements or major roads. That, say opponents, would lead to urban sprawl.

There are also concerns about the voting process, which would see subdivision decisions made by a committee comprising the Juan de Fuca director and directors from the adjacent communities.

Groups such as the Dogwood Initiative and the grassroots Jordan River Steering Committee say the future of the sparsely populated area, which covers two-thirds of the CRD, should be decided on a regional basis, not by adjacent municipalities.

"Colwood and Langford have never met a development they didn't like," said committee member Vicky Husband.

On the other side, some residents of Juan de Fuca communities say the future shape of the forestry lands should be a local decision.

Bob Lapham, CRD general manager of planning, said the voting structure -- which was reinstated after a recent court case -- is set by the province.

"It can't be changed at a whim," he said.

Hicks contends that a few simple changes could reassure people that the vast area of waterfront and forestry land -- much of which was included in tree farm licences until almost three years ago, when the province gave Western Forest Products permission to withdraw their private land from the TFL -- will remain largely wilderness.

However, the tweaks would also ensure that the area is not totally frozen.

Hicks suggests the 120-hectare minimum be retained, with a basic use of one house. Land-use decisions would be dealt with by Juan de Fuca electoral area advisory planning commission and land-use committee, and then voted on by the CRD committee.

"But any subdivision of these lands would go to the full board for review -- that's a departure," Hicks said.

"We have listened to the whole region and time is running out because, right now, these lands are totally unprotected from development," he said.

Revised bylaws, which have not been released, will go to the land-use committee Nov. 18.

"Rather than just everyone going all over the place, I hope I have defined a direction that's a balance we can all live with," Hicks said.

Husband agrees that having subdivisions reviewed by the entire board would be a step in the right direction.

"But I want to see the fine print and ensure everything goes to the whole board to make sure it conforms to the regional growth strategy," she said.

If the land-use committee approves the next version of the bylaws, they should also go to the full board for review, Husband said.

"There's a growing public interest in this. It's just so huge," she said.

jlavoie@tc.canwest.com