Need for diversified housing stock met water supply concerns as Sechelt council considered two development applications to bring up to 160 townhouse units to the area near Sunshine Coast Arena. Council endorsed the proposals' respective staff recommendations at the Dec. 21 Sechelt council meeting.
117 units proposed for Shoal Way
Sechelt-based CityState Planning’s application on behalf of the owners of 5981 Shoal Way received first reading of zoning and official community plan amendments. Their concept is to build up to 117 townhomes on a site across the street from the arena. That proposal is now referred to stakeholders before the bylaws come back to council for consideration of further readings, which could lead to a public hearing.
Coun. Alton Toth stated the site “was a perfect place for additional density." While he expressed concerns related to the road network in the area, Toth's support was based on the project’s proximity to recreation facilities, an elementary school and existing transit services. In his view, those are reasons to keep work on the proposal going.
In July 2022, the previous council reviewed the developer's plan and gave staff permission to proceed on further work with the proponent and the draft bylaws. Those efforts also led to additional recommendations for the project which the current council also endorsed.
Recommended was a developer amenity contribution of six units in the proposed complex towards the community’s affordable housing supply. Those are to be held permanently as below-market rate rentals.
Other potential conditions on the new project that staff introduced and council wants pursued involve water conservation measures. Recommendations for on-site rainwater harvesting and exploration of potential grey water reuse within the units were approved. Grey water reuse could see systems installed to have water from showers and sinks drains internally filtered, stored and reused in toilets.
The area’s current water supply struggle was one reason Coun. Dianne McLauchlan said she was opposed to first readings of the bylaws. “Why do we continue to entertain such large developments” she asked her council table colleagues.
McLauchlan also cited concerns shíshálh Nation raised in its preliminary review, impacts of the project proceeding before district development cost charges are adjusted to reflect current infrastructure construction costs, along with the need for a neighbourhood plan for the area. Her motion to table the matter failed as it was not seconded. She was also the lone vote opposed, as the recommendations on the application were endorsed.
In debate on the matter, Mayor John Henderson and Coun. Adam Shepherd both acknowledged concerns around the area’s water supply but stated that the community is facing other challenges that also warrant council’s attention. Henderson said those included calls for increased housing supply. Shepherd’s comment was that “we have to move forward with both.”
Rezoning time restrictions to be discussed
An idea floated at the meeting by McLauchlan that received council endorsement was for a staff report on the potential for council to require developments granted rezoning to proceed to construction within a set time frame. In her view, such a condition could reduce land speculation and project sites sitting idle awaiting resale after increased density has been approved.
Potential for 43 townhomes on Reef Road
In addition, council gave staff permission to proceed with work to develop a zoning amendment for nearby 5875 Reef Road. Included was a recommendation that the proponent host a public information meeting on the project.
The landowner's application looks to adjust land use to allow for 43 townhomes on the site. Staff recommended similar water conservation measures to those proposed for the Shoal Way project and council agreed.
While a move to next steps for the proposal passed, McLauchlan and Shepherd did not support the motion.
McLauchlan again expressed concerns about water supply after being advised the potential density lift could increase the number of units on the land from two to as high as in the 40s. She also said a neighbourhood plan “to show developers what the community wants and where we want to have it” was needed before rezonings in the area are considered. Director of planning Andrew Allen agreed the area could benefit from such a plan but stated that the district does not have resources identified for staff or consultants to do that work.
Shepherd cited “many unknowns” about area transportation and on the environmental side for the site. He questioned if now “is the right time for the project to move ahead.”
Mayor Henderson noted that the permission to proceed that was granted only commits the district to invest staff time in further discussions and explorations on the proposal. He explained that it can also provide the applicant with information on council’s views on the project’s potential so that they can decide on how and if they want to advance their application. Further staff reports and council actions are required before rezoning of the property can be considered.
With regard to concerns about water for both development proposals, the mayor noted that each will take considerable time to advance to any potential construction start dates. He said it was his belief that the community’s water supply crisis would be addressed before those happen and hinted that he anticipated positive news about water supply earlier in 2023.
