Despite significant changes to the original proposal, some neighbours are still not satisfied with developer RTC Properties’ plan for waterfront land at the corner of Shorncliffe Avenue and the Sunshine Coast Highway in Sechelt.
The company applied last year to have three lots rezoned from R1 to a new comprehensive development zone allowing for more density.
RTC’s first design called for 48 units in four buildings made up of a two-storey town home, two three-storey town homes and one six-storey apartment building, with a maximum height of 21.5 metres. That proposal went to public hearing in early January, where it met with considerable opposition from neighbours.
The new proposal lowers the height to 13.5 metres and reduces the number of units from 48 to 31. It also includes a restriction on building width of 45 metres.
The community amenities include nearly 1,600 square metres of waterfront to be used for an expansion of Snickett Park, trail improvements and either two affordable housing units or $412,000 cash-in-lieu.
James Pawley, who owns property nearby, told an Oct. 5 public hearing that in his opinion the project still doesn’t meet the Official Community Plan (OCP) guidelines for allowing increased density in that neighbourhood.
“I feel this RTC proposal does not resemble this in any way whatsoever,” he said. Pawley also expressed concern about the loss of more trees in the downtown area. “Are we going to be happy when all of Sechelt looks like Arizona from the air? This is heading in that direction.”
Another neighbour, Stan Lubin, offered a summary that touched on many of the issues opponents would raise at the hearing. “The RTC proposal has too many units, is too high, means cutting down almost every big tree, definitely does not fit with the surrounding area R1 [zoned] houses, and frankly does not meet the requirements of the OCP for special infill,” he said.
Uwe Mummenhof said the neighbourhood supports development, but called the RTC plan an “unreasonable and destructive proposal … This [land] will be developed. Fine. It’s OK. But let’s do it in a way that we can be proud of.”
Neighbouring property owners told the hearing they’ve got 200 signatures on a petition opposing the project.
Chris Moradian, one of the partners in RTC Properties, said the proposal does fit with the OCP.
“The property is designated in the OCP allowing for the density we are proposing – and more. Granted, some of it is optional and subject to some criteria being met,” he said. “I run into people every single day who are looking for affordable homes… We are being portrayed as greedy developers. We are not. Part of affordability comes from density, and density belongs in the downtown core, and that’s where we are.”
He also said with building massing limited to 40 per cent of the property, there would be an opportunity to preserve trees.
Presenters at the hearing were split nearly evenly on whether they supported the project, with supporters pointing to the developer’s willingness to make changes and the need for increased density in the core.
The bylaws will now go to Sechelt council for consideration. Discussions on form and character of the buildings will come if and when the project gets zoning and OCP approval.
