THE CORPORATION OF THE DISTRICT OF CENTRAL SAANICH. Report of the PUBLIC HEARING Meeting Tuesday, September 29, 2015 Council Chambers

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1 THE CORPORATION OF THE DISTRICT OF CENTRAL SAANICH Report of the PUBLIC HEARING Meeting Tuesday, Council Chambers PRESENT: ABSENT: Mayor Ryan Windsor, Chair Councillors Jensen, King, Paltiel and Thompson Patrick Robins, Chief Administrative Officer Liz Cornwell, Corporate Officer Bruce Greig, Director of Planning & Building Services David McAllister, Director of Engineering and Public Works Councillors Cormier and Graham 1. CALL TO ORDER 2. OPENING STATEMENT BY MAYOR 2.1. Opening Statement - Public Hearing 15Sep29 The Chair of the Public Hearing, Mayor Windsor, read a prepared statement outlining the purpose and procedures for the Public Hearing. 3. CENTRAL SAANICH LAND USE BYLAW AMENDMENT BYLAW NO. 1874, 2015 [7410 Veyaness Road] and DEVELOPMENT VARIANCE PERMIT /15 The Chief Administrative Officer advised of the various pertinent documents available for public viewing. The Director of Planning and Building Services noted that in general terms, the purpose of the Central Saanich Land Use Bylaw Amendment Bylaw No. 1874, 2015 is to amend Central Saanich Land Use Bylaw No by changing the zoning designation of the property at 7410 Veyaness Road from RE-2 Rural Estate to R-1XS Single Family Residential Infill to permit the subdivision of the subject property into ten lots ranging in size from approximately 320 m2 (3400 sq) to 600 m2 (6400 sq). The Director of Planning and Building Services stated that a Development Variance Permit has also been requested in conjunction with the proposed subdivision to vary the following aspects of the Land Use Bylaw for the proposed lots within the subdivision:

2 a) reduce the minimum width of a Local Urban road right-of-way from 16m to 15m; b) vary the standard for a traffic turn-around to permit a hammerhead configuration; c) reduce the minimum rear yard setback from 7.5m to 5m; d) reduce the minimum front yard setback from 6m to 5m; e) reduce the minimum side yard setback from 1.5m to 1.2m; f) reduce the minimum side yards setback (total two sides) from 4.5m to 2.4m; and, g) reduce the minimum side yard exterior setback from 4.5m to 3m. He added that at its meeting held on August 17, 2015, Council gave first and second readings to Bylaw 1874 and referred this Bylaw and the Development Variance Permit to this Public Hearing. The Director of Planning and Building noted that in the motion passed that evening, Council required that the following would be ensured by registration of a restrictive covenant on the property prior to the site being redeveloped: 1. that all homes built on the lots meet an energy efficiency rating of EnerGuide 80 or better; 2. that the new houses be designed to meet the intent of the Design Guidelines for Infill Housing; and, 3. that tree protection measures recommended by the project arborist be followed during all phases of the development. The Mayor invited the applicant to speak on the matter. Dean Strongitharm, 5th Floor 844 Courtney Street, was in attendance with the owner, stated the following: lots are modest in size and fee simple as opposed to strata applications located centrally in respect to bus routes, Centennial Park, Saanichton, schools, etc., therefore appropriate to consider this rezoning application from a context point-of-view rectangular in shape with School Board owned lands to the south, ALR farmlands to the west, and residential zoning to the east layout tried to match the characteristics of the lot, such as a quiet street with houses fronting onto Veyaness Road there will be two driveways fronting onto Veyaness for servicing four homes land is approximately 1.5 acres, which is the minimum requirement for BC Transit use fully serviced smaller compact forms of housing within urban settlement area OCP supports infill development and proposed development is consistent with Regional Growth Strategy Boulevard Engineering completed traffic report and a trip generation report and stated no improvements for traffic would be needed, and there will be ample opportunity for parking on and off street have tried to site buildings to minimize impact on trees arborist gave specific guidelines regarding maintenance of trees during construction and applicant will adhere to a covenant agreed to offsite pedestrian walkways and watermain replacement will build energy efficient homes zoning permits secondary suites, five of the ten homes would have secondary Page 2 of 7

3 suites each home will not be identical, building scheme to ensure form and character, traditional style number of variances required that relate to the configuration of the lot will provide significant buffer - 25 metres from lot line to front of the house on the west side willing to place a section 219 covenant against the property with respect to potential noise The Mayor then opened the Public Hearing to the public and invited members of the public to speak on Bylaw No. 1874, Roni Anderson, 7042 Hagen Road, stated the following: has serious concerns regarding density and requested variances will lose significant stand of trees - currently a noise buffer clear guidelines in the existing Land Use Bylaw removing a turnaround and making it a hammerhead means people will need to back up in an area that may often be filled with children, pets, hockey nets, etc. reduced green space reduced rear and front yard setbacks leave little room to park cars community does not need houses squeezed together and so few trees little chance of trees survival or residents enjoyment of their property as homes would be very close together cluster housing with large common green spaces would be an improvement Rob Peters, 6915 West Saanich Road, read the late item dated September 27, 2015 from Donna Friedlander, and stated the following: D Friedlander's husband died recently and does not feel she has had time to think about the application thoroughly requested Council postpone consideration of development for sixty days if sidewalks are on both sides of the road, trucks cannot get in and out of the driveway development is a serious infringement on her privacy the way the houses face; they would look directly into her backyard Kate Clark, 1960 White Road, stated: Manages Tally Ho Carriage Tours horses are maintained on property west of the proposed development radical groups a threat to the horses and business protection of animals and business is essential to keep them in a private safe environment year round logistical concerns regarding increased traffic on Veyaness Road - three roundtrips to Victoria daily - turning out of driveway onto Veyaness is currently a complicated process which includes a blind corner concerned of noise complaints from prospective residents as large farming implements used early in mornings Tally Ho is celebrating 112 years in business - part of success is the standard of care for the horses at Hidden Acres - including the safety and security the horses Page 3 of 7

4 deserve Cathy Ounsted, 6665 Tamany Drive, stated: understands the need for density and infill in the community proposal to have five secondary suites with small lots and limited parking is a concern not opposed to having a development there Allison Peters, 6915 West Saanich Road, stated: spoke on behalf of Ms. Friedlander, who is dealing with the recent tragic loss of her husband appealed to humanity and hearts to adjourn this development for a period of time to adequately assess safety of the horses, business, issues of parking and the buffer zone landowner carries the liability and responsibilty for the safety of land, livestock, staff and family a covenant still leaves the landowner carrying all the liability and costs of handling unhappy neighbours over this development residing next to ALR land - farm smells may result in friction between neighbours Judi Tobacco, 7313 Veyaness Road, stated: lived there for 26 years and owns an acre of property on that road as well understood this would remain a rural area on a rural property accepts there may be small variations but to be an infill property is unacceptable - no sidewalks, rural road have been to Council several times regarding development applications for this property Sylvia Leard, 1993 White Road, stated: resident for over 35 years previously two petitions from neighbours against a density proposal such as this - last proposal smaller with seven townhouses with four secondary suites petitions were against density, additional traffic, and devastation to environment urged Council to read background materials from previous development applications on this property Matt Gruber, 2439 Twin View Road, stated: has been involved in this property in the past understands neighbours' concerns, but keep in mind the benefit to the greater community this development provides affordable housing for families, it is a piece of property that has more use than is currently providing close to bus lanes and Saanichton would let more families back into Central Saanich Laura Gabler, 1893 Prosser Road, stated: in favour of the development Page 4 of 7

5 would like the opportunity to buy a home that has a suite so she can have somewhere for her children to live nice development, done well Jim Leard, 1993 White Road, stated: understood there would be no secondary sites as the houses were too small opposed to the idea of crushing houses together and having children playing in the street suggested less development - cut down on number of homes and add green space where children can play safely Roni Anderson, 7042 Hagen Road, stated: most people moving into a community investigate the zoning around them and hope there is some security that it would remain rural everyone that has lived in the area for a long time should have an assurance that what is there will remain there in the future Marie Van Gurp, 7447 Veyaness Road, stated: lives directly across for the proposed development accepted Rural Estate 2, which means one house on it reside on the opposite side of the property from Hidden Acres - during spring and summer evenings, very strong urine smells, and flies from the farm spoke with her insurer with respect to trees on subject property - roots are intertwined, concern regarding huge danger of trees and the liability issues when they fall on her house will have water issues when trees removed poor visibility pulling out of driveway, especially if vehicles parked on Veyaness 15 units with limited parking, likely residents will be parking on Veyaness, additional difficulty for Tally Ho business possible water issues underneath properties already on Veyaness hill Wyatt Marchessault, 3150 Jutland Road, Victoria, stated: lived and grew up in the area for 20 years project makes it viable to move back to the Peninsula one day heard and understood concerns about area and what are existing problems, more people living in the area would provide more tax dollars and more support for the neighbourhood Brian Pearce, 7290 Veyaness Road, stated: initial information provided did not include secondary suites concerned about just hearing about the secondary suites at this meeting Randy Dahlquist, 7358 Veyaness Road, stated: voters are in attendance to defend their neighbourhood from somebody trying to maximize their profits Page 5 of 7

6 Debra Hicks, 1826 Cultra Avenue, stated: has been a resident in the District for 41 years, and as a resident supports the development as a realtor, this is what families need, affordable housing Warren Leader, 928 Lakeview Avenue, stated: former Deputy Registrar of the Land Title Office and formerly CEO of Redland City in Australia these issues happen in every community currently lives in Saanich but wants to live in Central Saanich, however, difficult to find affordable housing in the District developments like this are inevitable all areas were rural at one time, we always get a NIMBY, i got here first, no one else can come in, but then Council cannot comply with wishes for updated infrastructure without additional tax funds supports the project and would like to buy one of the houses and become one of the District's tax payers Rima Munro, 7031 Seabrook Road, stated: purchased four acres to raise family here if subdivisions are brought into the ALR, it is not our community anymore Jim Leard, 1993 White Road, stated: almost time for a review of the Official Community Plan this is a farming district density and infill developments takes away the value of his land that was bought years ago want to keep farm land Shelley Dunsmuir, 2294 Shady Creek Drive, stated: 45 year resident of the community moved to the area before sidewalks and streetlights raised horses on her property with a well and rights to a creek the well became contaminated due to the high density building which is now Cooperidge concern regarding the removal of trees which will result in the loss of additional trees impact of construction is detrimental to horses and agriculture Aaron Peterson, 6643 Foxglove Terrace, stated: plumbing contractor in the area these developments bring a lot of work for him in the area where he lives properties are larger and have larger houses - realistically regular working people can not afford these homes businesses on Keating Cross Road are currently not doing well housing systems like these add to businesses and the ability to buy a home below $600,000 is a good thing Page 6 of 7

7 4. ADJOURNMENT On motion at 7:37 p.m., the Public Hearing was adjourned to October 27, 2015, at 7:00 p.m. Liz Cornwell Corporate Officer I hereby certify this to be a fair and accurate report of the Public Hearing held on, this day of November, 2015 Page 7 of 7