Councillors have asked staff to take another look at an application for a small lot subdivision in the village area of Sechelt following a public hearing that saw the majority of respondents oppose the development.
The location is a corner lot on 5547 Trail Ave., across the street from the Sechelt Fire Department.
Gaetan Royer, CEO of planning consulting firm CityState and former Metro Vancouver chief city planner, is applying to reduce the minimum parcel size to 350 sq. metres from 700 sq. metres to create a two-lot subdivision in the Residential Village Infill Zone 2A (R-2A).
A single-family home already exists on the lot, formerly the Bethel Preschool, and the intent is to build a new home on the proposed parcel that fronts Starfish Lane.
The consulting firm operates out of the existing location as a home-based business.
Second reading was given for the amendment in December. Only nine members of the public attended a public hearing in February, and Royer was the only person to speak, explaining his desire was to build a 1,600-sq.-ft. home, including a garage.
A letter submitted by his daughter, who also works for CityState Consulting, explained her husband and child were forced to move from a rental due to the financial impact of COVID-19 and that the subdivision might be “the only chance to have a nest egg we can call our own.”
Seven other letter writers spoke against the application, with several suggesting a laneway house would be a preferred option, fearing a subdivision could set a precedent for the area.
Citing a need for workforce housing, the Sechelt and District Chamber of Commerce supported the application.
The Sechelt Village Residents Association said in a letter it didn’t approve the project since a laneway house could be added to the lot without zoning changes, and due to height considerations.
Coun. Matt McLean pushed back against the proposal at the March 3 regular council meeting, where councillors were expected to give third reading to the bylaw amendment.
At issue for him was the fact that the change wouldn’t be site-specific and so could open up the area to more small-lot subdivisions, which he said could be considered “an instant cash payout.”
“This development is not a one-off… The intent is to create a zone for the village residential infill area,” he said, adding laneway homes, which are allowed by the current zoning, bring housing diversity and are “by definition a rental house.”
Mayor Darnelda Siegers noted people’s concern about a possible precedent, but said she understood staff are looking at this option only at ends of blocks where a lot backs on to an alley with a street on the side.
Staff said each project would be reviewed individually and that future applications “would still be at discretion of council.” Staff also noted “large-scale adoption of small-lot subdivisions” hasn’t occurred in municipalities that have adopted similar zoning.
Coun. Alton Toth noted the proposal is consistent with the Official Community Plan, adding, “just because a lot has been subdivided doesn’t mean it can’t still be rental housing.”
McLean countered that council had passed the R2 A zone without considering small-lot subdivisions. “We’re changing the entire zone when we do this property,” he said.
He also said the future of the village residential infill area should be larger housing such as townhouses and low-rise apartments and that smaller lots make that more difficult.
Toth asked how far into the future councillors should be attempting to plan. Entire blocks in Vancouver are consolidated if developers can make the numbers work, he said.
McLean moved to deny the rezoning application with the support of Coun. Tom Lamb, but that was voted down.
He then moved that staff revise the bylaw for CityState to be a site-specific zoning bylaw amendment. Council voted in favour of that recommendation, except for Siegers and Coun. Brenda Rowe.
Director of planning Andrew Allen said staff would look into whether a second public hearing would be required and provide a report on next steps. On a March 17 regular council meeting agenda, a staff report included a recommendation to move ahead with third reading, with a modification that the changes be site specific.
