Could a four-unit, strata building on a single-family lot be a progressive alternative to subdividing land in Sechelt?
A proposed four-unit, strata building at 6089 Rosewood Place received a development permit from the District of Sechelt at its regular meeting of council Nov. 6. Tyson Baker, senior development planner at the district, told council the project meets its three zoning and parking regulations in regards to the units. He explained, the building would include four units, with the garage on the bottom storey, living space on the second and three bedrooms in each unit on the third floor.
Development planning manager Ian Holl said it’s likely the district will see more of these strata buildings used as small-scale, multi-unit housing moving forward.
“…I think in general, with the small-scale housing, with the duplex, triplex, quad-plex-type of housing forms, it's very likely we'll see more of these building stratas done where there's an existing lot and somebody's trying to put new dwelling units or additional dwelling units, that they'll try to stratify that, just as a way of being able to sell the units individually,” says Holl. “Because they wouldn't be able to subdivide the land any further.”
Coun. Darren Inkster questioned whether the style of the building was compatible with the surrounding neighbourhood. Inkster said the three-storey building would be in contrast to the single-family homes surrounding it.
“So, does planning see this fitting in with all these other one-to-two-storey, single-family homes right next to them?”
Baker said due to the building’s location within the subdivision, the contrast would be minimal. He noted, to the rear of the property there is a single-detached dwelling, but it’s located on higher ground. A second single-family home is located to the south of the property.
“In regards to the context of the neighbourhood, small-scale, multi-unit housing, as everyone is well aware, the province is really pushing this,” said Baker. “It is new. I would argue a lot of planning departments across the province are trying to incorporate it into neighborhood scale so, I can see it being a challenge. But I think this is something that we're very likely going to see more of and staff will have to be cognizant of the neighbourhood, but it is a challenge to say the least, to try and incorporate what's existing and then what's being permitted.”
Mayor John Henderson said he’s aware of the complexities that can come with living in a strata-managed building. He added it will be interesting to see how that’s handled should this style of small-scale strata building become more common. Henderson did agree, the project is in line with development trends.
“I've actually got friends who live in this area and I think this type of development is the way of the future,” said Henderson. “It is already. They're technically single-family homes, but they're quite dense. And I think it's perfect… And I think it's the right thing in the right place.”
Coun. Alton Toth was also supportive of the development permit. He noted, the application is zoning compliant.
“This is what the province is telling us they want us to do and this is what the applicant is doing,” said Toth. “Which is something that is compliant with their zoning and provincial regulations around increasing housing.”
Toth noted the property is in close proximity to a creek but added the original subdivision in which the building will be located had already been zoned for building.
“Given that it's next to the creek, I suppose there is valid concern about proximity to the riparian area and things like that, but I have to trust that the original subdivision took the riparian zone into account,” said Toth. “And so, the land that was created for the lot in that subdivision is buildable and it gets the coverage and it fits our zoning. So, I don't really take issue with this moving forward.”
The development permit was approved with Coun. Inkster and Coun. Diane McLauchlan opposed.
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