Sechelt council has rejected RTC Developments’ request for increased density at its proposed waterfront development at the corner of Shorncliffe Avenue and the Sunshine Coast Highway.
The proposal had already been revised to bring it down from 48 units in four buildings, including a six-storey apartment building, with a maximum height of 21.5 metres, to 31 units at a maximum height of 13.5 metres.
The revised plan still faced opposition from neighbours at an Oct. 5 public hearing, and when the application to rezone the property from R1 to a new comprehensive development zone went to council for second and third readings on Nov. 15, councillors were divided on the density issue.
They ended up passing an amended bylaw at second reading that would allow for only 20 units, in a 4-2 vote (Coun. Darren Inkster was absent).
Coun. Noel Muller said the RTC project has been one of the most difficult applications to assess in his time on council.
“The height, now that it’s been reduced, is acceptable – it’s workable. The issue to me is the density,” Muller said.
For his part, Coun. Mike Shanks said a reduced density was a better fit with his interpretation of the Official Community Plan and its vision for development in the so-called “special infill area.”
Coun. Darnelda Siegers, who voted against the amended bylaw, said she would support the proposed density, especially since it would trigger a $412,000 contribution to the affordable housing reserve and produce homes that would list at a more affordable price-point.
“In order to allow for affordable housing, you have to allow for more density,” Siegers said. “That’s the only way to keep properties in the range that people can actually live there… I’m willing to make that trade-off.”
Reducing the density to 20 units would mean the district gives up the $412,000 as well as other community amenity contributions tied to the increased density. The only one left on the table is the expansion of Snickett Park.
Coun. Doug Wright, who was also opposed to the changes, tried unsuccessfully to get the vote deferred so staff could work with RTC on a lower density proposal that might work for both the company and council.
“I don’t know whether 20 units is the right number,” he said. “I’d like to see 20 units, but I also know that we need some of these amenities, and now you have to try to find that balance between what you’re going to give them in increased density and what you’re going to get in amenities.”
The revised bylaw is expected to come back to council for third reading before the end of the year. RTC has not said if it’s willing to pursue the project as a 20-unit development.
