A Public Hearing was held at the January 23 Council Meeting, regarding a zoning bylaw amendment for Minnie Road at West Coast Road.
Summary, the bylaw was to rezone an area from Rural Residential to Small Lot Residential in the area of Minnie at West Coast Road. The intent is residential development. The initial application along with first and second reading was made in 2013. Council considered it for the third-and-final time at this meeting.
During the Public Hearing, much concern was expressed about the environmental sensitivity of the area which included underground springs and a swale. There was also concern about construction waste that has been and might continue to be dumped into the area.
Staff assured council that these concerns would be addressed. Because it’s an environmentally sensitive areas, appropriate requirements will be triggered. The third reading passed.
Following are the more detailed notes, should you be interest.
Bylaw No. 558, Zoning Amendment Bylaw (600-3) – 1781 Minnie Road & 7057 West Coast Road PH Pkg -BL558
Recommended motion: THAT Bylaw 558, Zoning Amendment Bylaw (600-3) be read a third time
Staff presentation: Rezoning from Rural Residential RU4 to Small Lot Residential R3. First and second readings were completed in May 2013. In Nov 2016 the properties were included in the sewer specified areas. The draft plan is for 11 to 14 lots, though this may change after various studies are completed. The Ministry of Transportation will not allow access from their highway (Hwy 14), so that will have to be incorporated into planning. The sewer will have to be expanded into this area, paid for by the developer. Drainage will have to be addressed. Staff concluded by stating this fits into the Official Community Plan.
Herb Haldane, the applicant on behalf of the land owner, added that they were applying for a zone that allows for smaller lots, they will likely apply for a pressure lines sewer system, which will keep the properties larger.
Berger asked how the sewer would be hooked up. Staff said that level of detail had not been addressed yet. And, could other neighbouring properties hook into the sewers as well. Staff said that will have to be looked into.
- Stephen Powell: Concerned about density. The bylaw opens the door for a density that is out of proportion compared to the other nearby properties. There’s also a big shift from Rural Residential to Small Lot Residential. Larger lots should be maintained.
- Laura Gorse: The very high water table in the area, along the First Nations land. It’s called a swale. There are underground springs there as well. By Wright Road creek. Sea otters have been seen in the area, there’s a racoon family in the area. This is the forth attempt made by this property area. The riparian area will be reduced. Local residents will have flooding problems, these already exist, and they will get worse. Colin Corby developed the area on Marathon Lane, and excess water runs into the swale. Down stream erosion on Wright Road creek will get worse, and that is a salmon bearing stream.
- James Duggan: Spoke to the water and the plant, animal and human life. Suggested they bring in some real water experts before they proceed.
- Gail Hall: This is extremely confusing, because it’s from 2013, 2016. This bylaw is not complete within itself. It’s interdependent with another bylaw. This bylaw is only about the zoning change. There’s nothing in the bylaw to make it a standalone. Bylaws written by Mr. Lidstone must be sufficient to stand alone. This is not that. It’s time we started to grow up.
- Ellen Lewers: The 2013 bylaw spelled things out more, included description, definition and interpretations. This one doesn’t. Also concerned because the first and second readings were done by a completely different council. It doesn’t seem right that a completely different council gives it a third and forth reading. Also concerned about how the riparian will be treated. If as a park, it becomes a cost for the District. This is really quite confusing, vague, and with a huge time gap. Wright Road Creek has to be dealt with, and dealt with properly. Waterways according to our OCP are to be enhanced, not destroyed. The water has to be filtered properly.
- Laura Gorse: Concrete has been broken into the area, and possibly ashphault That fill was not there earlier. It is not native soil that is there. She’s very concerned about the fill that is there right now, and what it is doing to the water.
Kasper noted three pieces of correspondence that will be attached and included for the record.
- James Duggan: This proves his point. We are killing the water. This is why the water coming out of your taps in dead. If we keep this up, we’re going to kill everything, including ourselves. What’s going on here sounds fishy.
The Public Hearing was wrapped up.
Pearson moved that this bylaw by read a third time. Reay seconded.
Berger: Asked about environmental studies. Staff said a riparian report has been done by and further environmental studies will be done, as it is an environmentally sensitive area. Berger asked about the covenant attached to the file. Staff said it’s specific to amenities contribution and Ministry of Transportation requirements, it says nothing about the study, so environmental requirements are triggered.
Parkinson: Asked about parking. She echoes the concerns about flooding.
Reay: Asked about the issue of the flood plain and water level. I assume it will be all done properly? Staff answered, yes.