The owners of Akasha Farm in ts'ukw'um (Wilson Creek) have been granted permission to expand their short-term agritourism accommodation from three units to five.
The initial rezoning application made by owners Tyler Gray and wife Lucinda, requested they be allowed to increase their two domed tents to three, add two small A-frame cottages with no cooking options, and place up to five seasonal tent/RV sites across the property, located at 1785 Tyson Rd., bringing it to a total of to 10 units.
But at a Dec. 18 regular meeting of the District of Sechelt council, the five structures were approved, but not the five camping sites.
A staff report recommended that before any amendment was made to the zoning bylaw, the existing sauna and spa structures must be removed or relocated from the property, there must be confirmation of zoning compliance regarding the removal or decommissioning of unauthorized long-term and short-term accommodation units, and that the business-licence application include a survey from a provincial land surveyor, which clearly delineates the locations and dimensions of the proposed number of units, parking area and driveway access areas, to ensure conformance with the Agricultural Land Reserve regulation that less than five per cent of parcel area to be used for agritourism accommodation.
The staff report also included four options for council to consider, including: approve the original proposal of up to 10 units (three geodesic domes, two A-frame cabins, five tent/RV sites), approve a modified proposal of up to five units (three geodesic domes, two A-frame cabins), deny the proposal due to the perceived negative effects on agricultural use on the subject property, or deny the proposal due to the perceived negative effects on residential use on neighbouring properties.
Ian Holl, development planning manager for the district, told council the 10 units are in line with the default number the province allows, but the removal of the tent or RV sites offers a "middle of the road option," given some of the concerns from the public regarding the number of units.
"So, staff are trying to provide an additional module for council to consider in terms of the original proposal of 10 units, the recommended option of five units, which does allow an increase for the applicant over what they currently have, while still addressing the concerns from the public over the overall increase," Holl told council.
Some of those concerns raised during a Nov. 14, public hearing included excess water use, air-quality concerns around dust caused by increased traffic, the chance of possible wildfires due to the wood-burning hot tub and disregard for the spirit of the Agricultural Land Reserve.
Coun. Dianne McLaughlin asked staff if they had considered the recommendation from One Straw Society that the number of units be capped at two, considering the size of the 6.5-acre farm.
"With all due respect to staff, I think we've all learned a lot about agritourism. I didn't know anything about farming until I started traipsing around some of these properties and I still believe that we should go on the advice of our local agricultural association group," said McLaughlin. "They know a lot more about these things and I don't really agree with spot zoning in this case, because it does set a precedent, which is concerning to me, and also to the residents that are surrounding this property. So, you know, I think also we should consider, really just going with two."
McLaughlin added if the five units are approved now, there's no going back.
Holl told council it was because of input from the Sunshine Coast Farmer's Institute, One Straw Society and the community, that staff support the lesser number of units.
"So, staff are trying to, again, provide a compromise to meet some of the intent of those interests, at the same time as trying to meet the interests of the applicants and having an increase in the number of units," said Holl. "That's why we settled on five, as reducing the overall impact, while still providing the applicants some expansion options…"
Coun. Adam Shepherd said while he was in support of the recommendation, he would like to see a standard put in place going forward.
"I think it's a great compromise. I think the planning is sound for listening to the public hearing and listening to all of the comments of the people who are objecting to it and adopting the recommendations," said Sheperd.
Coun. Alton Toth told council he'd rather see three domes and two tenting sites as the final solution.
"It seems the three geodesic domes and two A-frame cabins, is still five structures and the RV tenting sites could be RV tenting sites," said Toth. "They could be a cropped field one year. They could sort of be a flex space, if you will. You know, five structures are going to be five structures. And really we were looking at five structures under the original proposal as well. So, I'm really leaning towards three domes, two tenting sites. I don't know how big of an operation we really need here for different rental."
The motion to approve the rezoning was approved with Coun. Alton Toth opposed.
