Editor:
Re: District of Sechelt’s Official Community Plan (OCP) Amendment Bylaw 492-35 – public hearing July 10.
The proposed changes are to significantly increase the height of dwelling structures and floor area ratios (FARs)––which in general terms is the square footage of buildings relative to the size of the parcel. Communities particularly affected include the downtown of Sechelt and adjacent village infill areas, West Sechelt, Davis Bay and Wilson Creek. If the bylaw is passed, there will be no opportunity to participate in a public hearing on zoning to implement these changes.
The proposed changes are to be made by replacing Figure 17, which is critical in the interpretation the OCP.
What are some of the implications and potential issues?
Policies related to height and density bonusing for community benefits will become redundant. For example, an increase in height from two-three storeys on waterfront properties in Special Infill Area 2 in Sechelt is currently conditional on waterfront walkway dedication. This conditional increase would no longer be relevant.
The significant increases in FARs and typical heights will be applied uniformly to all communities in areas designated as Special Infill Areas (four storeys), Neighborhood Centres (five storeys) and Multifamily/Mixed Residential (six storeys). The current Figure 17 has a range of typical heights of two, three and four storeys and up to six storeys in some locations. This recognizes varying neighborhood servicing and land use considerations and the goal to integrate development into established communities.
Special Infill Area policies are explained in the current Figure 17. They are not in the proposed Figure 17, creating uncertainty in West Sechelt with respect to the number of storeys to be permitted. The Village Infill area would no longer be considered “infill” – six storeys would be allowed.
These changes would be in addition to the provincial directive to allow four dwellings on sewered parcels. What are the potential growth impacts and changes to neighbourhood character? Have they been analyzed? This OCP Amendment appears premature given an impending overall review that could provide an opportunity for in-depth public consultation on future density and growth options and targets.
Judy Skogstad
West Sechelt
