A proposed 49-unit development in West Porpoise Bay passed first reading last week.
Sechelt council gave first reading to the Official Community Plan (OCP) and Zoning Bylaw amendments to allow for increased density at 5875 Reef Road.
The OCP amendment allows for a maximum density of 38 units per hectare and 0.6 Floor Area Ratio. The rezoning would see zoning change to R5(Medium density) from R2(Low density).
Proponent CityState Consulting’s proposal was first seen in a Dec. 21 2022 council meeting, when staff was given permission to start developing a zoning amendment for the area. Most recently, the proposal was seen at the advisory planning commission level on Sept. 5.
Ian Holl, development planning manager, said that project adjustments have included number of units and site layout.
The updated proposal includes a community amenity contribution of $245,000, which would be split evenly between statutory reserves for affordable housing and amenity contributions, the staff report stated.
Coun. Alton Toth noted that the property line had been changed to exclude the nearby riparian zone, and asked who would then be responsible for managing these sensitive areas.
The district will have to determine the tenure of the riparian areas moving forward, said Holl, calling it an unresolved issue.
Council asked staff about the decision to not create a road dedication across Marine Way, as previously proposed.
Holl responded that after much deliberation, planning and engineering staff decided that the extension of Trail Avenue to the west, linking up with Lighthouse Avenue, would be easier than trying to work with Marine Way.
The proponent has made layout adjustments to accommodate fire truck turning radius and as part of the first reading process will do another formal review with the fire department, council heard.
Deferral proposed – defeated
Coun. Dianne McLauchlan said the project seemed premature, and that she would like to defer first reading until more information is received about the provincial Homes for People Program and saying that council may find a more sustainable use for the property after a cursory review of the OCP.
“We already have a lot under way,” she said. “And this is, I think, too much for us to take on at this point. Our planners are going to be busy doing a lot of other things.”
McLauchlan also raised that the district should also consider the water demand when approving large developments. “If we approve developments, to me, that is like giving a commitment to provide water to these developments for the entire future,” she said.
McLauchlan added that Sechelt shouldn’t “just say that every rectangular piece of three-acre property that comes up is something that is good for us and it's good for the environment.”
Toth moved to amend the deferral to request further information about how the nearby riparian areas will be managed.
The motion to defer the application until the riparian concerns are addressed and more details are received on the Homes for People Program, in addition to a cursory OCP review of the surrounding area completed, was put forward.
Coun. Darren Inkster spoke against the deferral, saying, “These are good ideas to look at in terms of changes in the area. But in a sense, the district has to get ahead of what's happening in our community.”
Toth responded that a deferral was a way for the district to get ahead of things. “We might get to the first or second or third reading and when the rules from the province come down, they might change this project midstream on both us and the developer.
“Certainly I don't think waiting a couple of months to hear from the province is going to be the end of the world,” he added.
Coun. Adam Shepherd spoke against the deferral, saying that the issues flagged by council will be addressed by staff in second or third reading, further down the approval process.
“For my part I'm quite happy with having those issues raised, keeping the application going and noting down what our concerns are,” he said.
The motion to defer was defeated.
First readings of the OCP and Zoning bylaw amendments passed with McLauchlan and Toth opposed.
The proposal will have to pass two additional readings before it is presented before council for adoption.
Jordan Copp is the Coast Reporter’s civic and Indigenous affairs reporter. This reporting beat is made possible by the Local Journalism Initiative.
