There was a bigger than expected turnout for Tuesday night’s public hearing on Phase 3 of the Parkland subdivision in upper Gibsons.
The Town set aside 15 minutes for the hearing, but it had already run overtime before the first speaker on the list was finished, forcing Mayor Wayne Rowe to hastily convene then adjourn the regular council meeting to let the hearing continue.
In the end it ran one and a half hours, with most of the speakers coming out opposed to the developer’s proposed changes to the original subdivision plan.
For Phase 3, Reed Road Developments wants to rezone the remaining portion of two properties on Payne Road, at the southeast corner of the subdivision, from single-family residential and two-family residential zone 3 (R-3) to small lot cottage residential (RC) and parks, recreation and open space zone (PRO). Those changes would allow for 25 new lots.
It would also mean removing an area of greenbelt that was in the concept plan and changing the storm water systems to move a pond created during earlier phases of the development and creating a natural storm water course.
The developer is offering a $60,000 affordable housing contribution as part of the application.
Many of the Parkland residents who spoke at the hearing said they were attracted to the neighbourhood by its “green” character, including the potential to hook into the Town-owned geo-exchange (geothermal heating and cooling) utility.
During his two turns at the mic, Gerussi Lane resident David Hayward raised issues around storm water management. He also said it was his belief the existing pond was supposed to be permanent, and that to move it now would destroy a valuable green space. “Six years later, that pond has got bulrushes, it’s got all sorts of infrastructure in there. It’s an ecosystem,” Hayward said. “If he [the developer] digs it up, there goes that ecosystem.”
Vel Anderson, who owns property in SCRD Area E downslope from Parkland, told the hearing that runoff from Parkland and Gibsons Park Plaza is causing erosion problems on her lot and nearby roadside ditches.
Parkland homeowner Lesleigh Farr said she doesn’t think the Town did a good job informing people and giving them a chance for input. On the specifics of the plan, Farr questioned the loss of greenbelt. “When my husband and I purchased our home we were assured there would always be a green space and walkway beside us,” she said.
Developer Blane Hagedorn also spoke, saying he was “absolutely amazed at the amount of the mistruths” he heard at the hearing.
According to Hagedorn, Parkland’s storm water system was carefully engineered, and if Phase 3 goes ahead Parkland will end up with fewer houses and more green space than originally envisioned.
Hagedorn added that the project has not been a money-maker, and that the company is only “recovering capital” with the development.
There were also eight written submissions ahead of the public hearing. Corporate officer Selina Williams said six were opposed, and two indicated support for the rezoning if certain conditions were met.
Council was scheduled to give the bylaw a third reading at the July 5 regular meeting, but after the lengthy public hearing decided instead to refer a number of questions, mainly around the storm water issues, to staff for answers and bring the matter back for debate at the first meeting in September. Coun. Silas White was opposed. He argued that the discussion should only be put off until the July 19 council meeting.
Under public hearing rules, councillors cannot receive any new information or submissions from the public ahead of the September council meeting.
