Winter weather impacted local road conditions and attendance at the Jan. 18 the Sunshine Coast Regional District (SCRD) electoral services committee meeting. Some directors, staff and audience members opted to stay home and participate in the event via online connections. But what regional staff identified as boardroom technology troubles meant intermittent audio and video signals reached some attendees, including meeting Chair Area B director Justine Gabias. She kept discussions on proposals for three residential properties moving forward despite those problems. Her statement “let’s try and make the best of it” was delivered with a smile.
Affordable housing policy and site drainage discussions
The committee recommended that a rezoning application for 268 Stella Maris Road, a 3.8-hectare parcel in West Howe Sound, meet two conditions before third reading of an amending bylaw gets considered by the board. The first is to be receipt of Ministry of Transportation and Infrastructure (MOTI) approval of the layout for its proposed residential subdivision of up to 16 lots.
Along with road access to the proposed new properties, debate on referring the application to MOTI saw Area E director Donna McMahon point out that while the ministry requires a stormwater management plan for a subdivision request, those plans are not followed-up on. “There’s no enforcement, no requirement that the plan be followed or that it be effective. That can create serious implications for downslope property owners," she stated. She asked that work be done with the ministry to set better regulations for stormwater management in rural areas.
Area F director Kate Stamford said MOTI’s approach to water runoff management for new land development appeared to be “business as usual in an area that can’t handle business as usual." Her view was that Areas E and F properties, many with rocky soils and steep slopes, need better attention to drainage issues.
The second condition for further bylaw readings was that a $7,500 per lot amenity contribution from the developer either be paid to the SCRD or forwarded when subdivision approval is granted. That potential $120,000 (determined by the number of lots approved) payment is to be directed to the region’s affordable housing programming.
Asked by committee members how the amenity contribution rate was determined, staff noted that the amount had been negotiated with the proponent, with contribution rates from nearby jurisdictions used as references. Planning department manager Jonathan Jackson noted the money could be used to fund the background policy work that needs to be done to set amenity contribution parameters. Those, he said, could then be incorporated into Official Community Plan bylaws.
DVP applications deferred
Two other committee business items involving development variance permits (DVP) applications for residential properties were deferred pending more discussion with MOTI.
An ask for a variance on a West Howe Sound property, 1504 Tideview Road, was the subject of input to the committee from the architect for the property owner and a handful of neighbouring property residents.
Planning staff explained that a DVP is needed to reduce the road right of way setback as portions of the single-family residence planned for at the site would occupy space under the driveway. To permit such construction,would require the lot’s road setback for “structures” be reduced from five metres to zero.
Several meeting audience members expressed concerns that granting the variance will exacerbate an existing problem; a lack of parking spaces especially for construction-sized vehicles and work crews. If approved, they said they feared the variance would create more problems for road access to their properties during what could be a three-year build-out for the proposed new home. They reported being “trapped” on their properties last year for periods of up to eight hours when site geotechnical work was being done and vehicles involved in those efforts blocked their driveways.
“I don’t believe that is safe, don’t believe it is fair and don’t believe it is legal," Tideview Road resident Marilyn Crichton stated. A lack of notice that the variance was to be considered was another complaint that came forward.
Another woman pointed out she received a notice, but it arrived the same day the SCRD offices closed for 10 days over 2023’s winter holiday season. She said that gave her “virtually no time” to ask questions about the process or prepare her response. She also noted no signage had been installed at the site to make people aware that a variance had been applied for.
Concerns about the “fit” of the proposed development with the existing neighbourhood character were raised but Gabias noted those were not related to the subject of adjusting the road setback.
The committee recommended further consideration of that DVP application be deferred until after MOTI provides comments about the road setback changes. Stamford also asked the individuals who spoke to the issue to share their contact information with her, so that she can ensure they receive updates on further steps in the processes related to the lot’s development.
A DVP application also related to lot setbacks for a shed structure at 4141 Francis Peninsula Road in Madeira Park (Area A) was also deferred to future committee discussions. Staff noted that after the item was placed on the meeting’s agenda, MOTI advised staff that they were not in agreement with issuing the permit under the existing proposed provisions. In addition, area director Leonard Lee told the committee that he would like to refer the permit application to the area’s Advisory Planning Commission for comment.
