In a four-three decision, District of Sechelt council has approved a zoning amendment, which will allow for the development of a small-lot subdivision with multiplex units at 5476 Mills Road.
The zoning amendment to Bylaw No. 580-18, means the front, rear and exterior side setbacks for a dwelling have been reduced to 1.5 metres, while lot coverage has increased to 60 per cent.
The proposed modifications were supported by staff at a March 5 regular meeting of council, and approved by Mayor John Henderson and councillors Brenda Rowe, Alton Toth and Donna Bell, with councillors Darren Inkster, Adam Shepherd and Dianne McLauchlan opposed.
According to a staff report, following a Feb. 19, 2025 council meeting, the applicants had proactively amended the proposal by reducing the number of proposed parcels from eight to seven and decreasing the parcel coverage. Lot coverage would increase from 50 per cent to 60, instead of the previously proposed 70 per cent. Setbacks would be reduced from three metres to 1.5 metres.
Coun. McLauchlan said while she does acknowledge the number of lots was reduced from eight to seven, she believes four lots would be more appropriate for this kind of density.
“When you take the normal lots, subdivide them into half and then put as many homes onto each lot than you ever planned,” she said. “I think Bill 44 encourages us to do things, but I don't think this is appropriate, given this is the Sunshine Coast and not Surrey.”
She added some members of the community have already said they don’t like the form and character of this particular development — and she agrees.
“And is it attractive? Not according to the community, and it should be attractive. Are there amenities? Not really? Is it close to services? No. So if you push forward with this type of design, and councils may well do that at their peril, they will be responsible for the impact of this development on this community. I did not want to be responsible for that,” she said.
McLauchlan added, she’s never seen this kind of development in Sechelt.
“Where have you seen this kind of density on such small lots? This four housing units on one lot under the guise of single-family development in basically a rural community. I would like to know where is that? I can't see it. I haven't seen it. So, I just wonder why we're doing it here.”
Andrew Allen, the district’s director of planning and development, wanted to clarify that the development is not being presented under the guise of single-family dwelling.
“I think we're on the forefront of what the province has demanded and expected from us through the Residential Amendment Statues Act. And this is one of our first efforts of it,” said Allen.
He added, the difference is that in this case, there's a subdivision in which to create new lots. He noted, each and every lot in Sechelt village is presently zoned for four dwellings, which would be hard to do on this property.
“And we'll uncover some of that through the development permit. But we feel as though this is setting the stage,” said Allen. “The difference here being that it's a subdivision to create more lots. Particularly here in Sechelt, we’re on the forefront of this newer type of land use and housing.”
The most recent report notes, the original proposal contemplated access from Mills Road, but the design elements of the subdivision layout have changed. Due to the terrain, sanitary and storm sewer servicing needs to be at the rear of the property, which can also serve as property access. This provides a pedestrian-friendly streetscape along Mills Road, which would allow neighbouring lots to the east access to the lane for future use and development.
Ian Holl, development planning manager for the district, said in the report that while these will be smaller lots than Sechelt has seen in the past, the project will provide a broader range of housing options in a small area compared to the traditional single-family development.
The reduced lots with smaller, multiplex dwellings also support the province’s Housing Needs Report, which highlights the need for more units of all sizes, including studios and one, two and three-plus bedrooms, the report notes. Those changes also comply with the official community plan and “is generally consistent with the residential land use designation.”
"This application includes needed housing forms as identified in the Housing Needs Report."
