Several residents took to their computer mics to welcome a novel housing development proposal near Gibsons, while immediate neighbours opposed the increased density the 10-lot bare-land strata development would bring to their rural Area F neighbourhood.
About eight people spoke at the July 14 public hearing, with six supporting the bylaw amendments, including one of the applicants.
The applicants described themselves as a group of like-minded young professionals, including engineers, woodworkers and educators from the Lower Mainland, who want to create an eco-friendly housing development they could afford that would keep their community intact.
“We want to make the Sunshine Coast our home and we want to be good neighbours,” said applicant Colleen O’Toole at the hearing. “We’re excited to develop the property responsibly with protection and conservation of the environment at front of mind.”
To get there, Sunshine Coast Regional District (SCRD) directors must approve zoning and West Howe Sound Official Community Plan (OCP) bylaw amendments for the 1.5-hectare 1457 North Rd. property.
The proposed amendments include changing the land-use designation from Rural Residential A to Residential and the zoning from RU1 and subdivision District E2 to a new comprehensive zone called CD4, with some site-specific regulations.
In CD4, only one dwelling would be allowed in each of the 10 strata lots, and could only take up 30 per cent of the lot area, with lot sizes averaging 500 sq. metres.
About 50 per cent of the land would be reserved for common amenity and green space, with the houses clustered on the north and lower portion of the parcel and landscape buffers in place.
SCRD staff describe the area as a “gateway” because it borders the more densely populated Hopkins Landing neighbourhood.
Several residents supported the group because of the new approach to zoning.
Doug Baker, who lives in the gateway neighbourhood, described the CD4 zoning as “a chance to invent the wheel” and decide “how this densification might happen.” The group’s willingness to experiment was a “golden opportunity,” he said.
“Increase densification at some level, somehow, on the Coast is inevitable, it’s just obvious. We live next to an elephant, and the elephant’s name is Vancouver.”
Cathy Jennings, a resident who lives further from the development, called the project an “asset to our community.” She said the development would be “an opportunity for changes in the way future projects are formed.”
“I’ve lived here for 32 years, I know how the area has been developed and I think this is really a refreshing opportunity for all the Coast,” she said.
Immediate neighbours, however, were concerned with the changes increased density would bring to the area.
“The rural atmosphere is what drew us to this [property],” said Jackson Wright, who lives next to the development. “This comes as somewhat as a slap in the face to us,” he said, since they purchased the property on the understanding the OCP and area’s zoning are intended to maintain low density.
Light pollution and increased traffic were also concerns, he said.
Another immediate neighbour, Philip Chamberlain, opposed the proposal. “I just can’t see a 10-house subdivision next door as being kind of going with everything else around here,” he said. “I don’t see this being a gateway area.”
At the end of the meeting, Jackson asked directors to consider holding off on a decision about the amendments because of COVID-19. “We’ve spoken to our neighbours and they’re not in favour of this, either, but they don’t have the ability to participate in this moment. I would hope that this decision as a whole can be postponed,” he said.
