The mayor of Sechelt said the Sunshine Coast Regional District’s (SCRD) proposed official community plan (OCP) changes could end up being “an open invitation to developers on the Lower Mainland to come in and build suburban sprawl from Langdale to Middlepoint,” instead of the boost to affordable housing the regional district is hoping for.
The SCRD proposal, which would amend OCPs for Halfmoon Bay, Roberts Creek, Elphinstone and West Howe Sound, came to Sechelt council Nov. 1 for input. The regional district says the changes have several broad objectives, including to increase the supply of housing through infill development on eligible parcels; direct cluster housing, medium-density and mixed-use development to affordable locations, such as village core areas; and encourage small-lot subdivisions with density bonusing and adequate utility servicing.
Mayor Bruce Milne said he thinks the OCP changes miss the mark and show “a rather naive view of how development works.”
He said he’s supportive of the SCRD’s statement that affordable housing should be developed so it integrates into rural communities and strengthens community identity and character, but their proposals won’t ensure that happens.
“Drive into West Sechelt and ask yourself if that’s what you want in Roberts Creek, Halfmoon Bay, in Elpinstone – because that’s what they’re putting in place here,” Milne said. “Everyone wants to help on affordable housing… The policies around it that they’ve put in it will not do that. They’ll destroy rural character, and will undermine the current identities [of the rural communities].”
Planning staff in Sechelt recommended the SCRD also set out “containment boundaries,” ensure increased density happens only close to public transportation, and consider a program of mandatory affordable housing contributions when residential, multi-family or mixed use rezoning applications come forward, as well as other changes.
Council supported those recommendations, and Milne added two others to deal with practical concerns about water and how bio-solids from an increase in septic systems are going to be managed if rural areas are allowed to densify: that no additional density be considered until water sufficient for Stage 2 supply for all users be secured and available at all times during the year, and that arrangements must be in place for all bio-solids and septage from increased density.
Councillors also passed a recommendation calling for Sechelt, the SCRD, Town of Gibsons and Sechelt Indian Government District (the municipal government arm of the shíshálh Nation) to draft a joint regional growth strategy, a move that would require support from the province.
