Good evening. We begin this evening by calling to order our public hearing. This public hearing
is an opportunity for any person who believes they're interest in property is affected by
the proposed by law to be heard. No one will be, or should feel discouraged or prevented
from making their views known. Speaker should begin your address to council by clearly stating your name and address.
It is important that all who speak at this public hearing limit their remarks to matters contained in the
bylaw, and it is my responsibility as chair of this hearing to ensure this. All written submissions
and all representations from the public form part of and are disclosed through the public record.
This public hearing is being streamed live and the recording will be posted to the district's website.
Once the public hearing is closed, council will not receive any additional information or representation from the
applicant or members of the public other than to clarify issues raised at the public hearing. Council will make it
views known, deliberate, and make its decision at a future regular council meeting. If I can point out to anyone
looking at the agenda in the gallery, there are also rules or procedures for closing the public hearing on the last page under item three.
Our first item of business under 2.1 on our agenda this evening is land use bylaw amendment bylaw number two zero seven six with respect to seven four two zero
vannus road. We have a presentation by our planner and record as well as represented from the applicants.
Miss Pickard. Thank you in the evening. So the subject property is a point seven
hectare property at the corner lot of vannus road in white road, which is currently an undeveloped well-treated property.
The proposal is to rezone to allow for an 84 care of sorry 84 space child care facility and a 431 square meter building, which is roughly 4600 square E.
It is a pre complicated structure, and it would be designed and operated as a nature base learning culture.
Initially, the proposal was for children aged 3 to 5 years, but the service hammock spanna to also include 12 spaces for infants under 3 years of age
and 24 spaces for after school care to 730 p.m. Overall, the proposal would provide 84 child care spaces. However,
there would only be up to 60 children on site at any one time due to varying arrival and departure dines.
Overall, the proposal includes 12 under 3 years of age spaces, 48 spaces for 3 to 5 year olds and 24 for after school care.
The property is currently zone rule state two, which is inconsistent with being located inside the urban containment boundary.
No variances to the land use by law are required for the proposal.
Resoning to the neighborhood institutional key one a zone is recommended, which also prevents assembly
in Syracuse child care facilities, community care facilities, memorial gardens, and and care tapers dwelling.
The two electrical vehicle charging spaces and two accessible parking spaces are included.
A traffic impact assessment was provided for the proposal that can be repaid showed the nearby land
section would continue to operate exactly following the development. While most trees would be retained on site,
many of those two be removed would be due to the road and pedestrian improvements along the three
frontages, which would occur in the form of a concrete sidewalk on bay and a seven road,
a gravel roadside path on white road, and a pathway that would run between trees on the area road dedication,
which is 15 meters wide at the western edge of the property. Thank you.
Thank you miss Pickard. We have representatives of the applicant here, I believe the architect,
Brad Shua and Rod Lum, if you would like to come forward to one or both of you to make the presentation.
And just check that the microphone green light is on there.
Good evening, Mary and Council. We are pleased to be here. My name is Jason Reed. I'm the secretary
treacher with the school district and with me is Rob Lum, director of facilities of the school
district and Brad Shua, the architect on the project. I'll speak to the first, first, to report slides that
with relation to the history, the consultation, the date, and Rob, and Brad will go through the project design.
So this this site was donated to the predecessor of this energy school, this right 149 years ago,
by Mr. William Turgus with the condition that it'd be used for public school purpose in perpetuity.
And it was the location of a two room school house, self-centered school, which was open from 1873 to 1913.
And this site has always been intended for school use and it's only used has been
as a school site long before it became a residential neighborhood.
An extensive community community consultation was initiated in the spring of 2017 and was concluded
in the fall of 2018 when the Board of Education directed staff to look at the feasibility of
developing this nature-based early learning center. In the fall of 2020, the Board of Education
directed us to seek funding through the BC news faces child care fund. And after a second
application that fund, we were successful on security funding in the spring of 2022.
In addition to the two-year consultation, we've also through the process Heta, we've
canvas the community and we recently had a community information meeting at Keating and in November.
The benefits our child care spaces are needed in the community and the early learning
program aligns with the educational mandate of the Board of Education and it also respects the wishes of the
donor. Also that proposed use as a early learning center is less impactful on the site and the community.
Then alternative uses for the site. The program includes infant to school age. It is 60 spaces
and the program will be delivered in partnership with beacon community services.
beacon community services has a long history on the peninsula and over 30 years experience delivering
child care programs. The programs will also include the integration of other support services
for families that beacon is able to deliver and the program will also include indigenous program content.
So I'll pass the presentation over to Rob. It's going to go through the key aspects of the site,
Thank you Rob Long, Director for Facilities for the Center School District here.
Just so the first slide up there is our Tree Preservation Plan. It's approximately 250 significant trees
on the site as it is now from our office report. We are planning to retain as many as those as
humanly possible. Right now it's about 72% are going to stay. We want to leave the vegetation
around the site around the envelope the site and we'd also like to get rid of some of the
invasive species that have taken hold in that area. Some of the community Satan Hatsons were doing is a new
concrete along the frontage, widened vine as road, a new pedestrian crosswalk at the white road and
by nest, a new gravel sidewalk along white road and also a wide-needed white road.
There's going to be a fence to play area within the site that will contain the the children
to that area. They won't be running around the entire site. They're going to because of VR rules. They
have to be contained in a fence area and supervise at that time. There's a 50 foot wide easement at the
west of the property which is going to form a natural buffer zone between us and the in the
every property on the on the west according to that drawing. A new pedestrian and bike path to
Lake Seabro Road with a white road and if you look at the the the the the slide up there we've
configured that path to wind it through the trees to eliminate removal of trees and it also
allows us to avoid the neighbors driveway which is actually in our property. We have no no no no
no desire to change that we want to get the the path away from the most of that driveway.
And we're also putting a new privacy hedge at the west edge of the site.
For the four plans in the actual design and we turn over to Brad, Shia.
Good evening Mr. Mayor members of council and ladies and gentlemen my name is Brad Shia from Bradley Shia architect
and as Mr. Reed and Mr. London have mentioned I won't get into the the side aspects of the project
but the building many have heard it's modular and the reason for that is economy essentially it's
the most economical way to deliver a building these days and and for the budget that we have on the project
the building itself is is made up of essentially four modules which are three studios and one
administrative core and so that's how the building is grouped but there also be a site built elements
which include the entryways all the stairs the ramps and there's some main entry can on pieces well which
are going to be site built and there'll be a timber frame and there'll be a
the look very exactly the look great because they'll actually make this whole building come together
like it is a purpose built site built building so that's really the the essence of the project modular
but it doesn't look modular so it'll be you know they'll look like any other building in a central
sandwich building is also designed to to step code for the building code so energy efficient
I believe the minimum target was step one but we're probably in the realm of step two or three
because it is a high performance building and one of the benefits of site built is you can control the
the environment where you build this it's in a factory which is totally climate control so all the
elements of the building from interior drywall to exterior insulation are all assembled in a factory
so it gives us a very very good product as far as building thermal efficiency
and the look at the building is we're trying to build something that doesn't look invasive
it's low profile it's it's got elements of wood it's a wood grain sighting and trying to make it
appear that it belongs in the forest so very low impact to the neighbors doesn't obstruct any views
in fact as mentioned there's a lot of trees on the site so we're trying to build the building
in a very sympathetic way so it doesn't impact these the significant trees on the site so
when I mentioned the site built elements in many modular buildings look like they're actually
raised up above the ground but in this case we're actually taking all this a cladding down to grades so
it'll be it'll look like any other building so the foundation will be concealed around the
perimeter of the building so it won't appear like a modular or portable building does
lots of natural light from a large windows and so we bring in a lot of that that's a natural
light to these studios and again like I mentioned the entry canopy which is this very large
general provide protection for this main entrance I know traffic's become a and what of concern
with the local residents so we did do a traffic impact assessment so the findings of that assessment
were essentially that the the the main escort or is designed to accommodate you know future growth
and this this particular project does not have a lot of vehicle access to the site
looking at some 50 car trips in another site in the morning potentially and in the afternoon and that's
say that's a high number for for the purposes of the report so the reality is probably less and
because it is in a residential area we feel that there'll be a lot of residential foot traffic to the site
and we already mentioned the pedestrian enhancements to the property so so hopefully a lot of
local residents will use this facility and not require cars that's you know cars will obviously be
accommodated on the property but the
Volumes of the traffic, essentially we're looking at a 3% increase in volume on a road which has seen 3,000 car trips per day.
So it's a very minor amount of traffic. And if this was a school, it'd be much more.
And even if we looked at a multifamily residential building on the site, that would even incur more traffic.
So this is a very low impact building type for the traffic concerns.
So we feel it's, you know, concerns will be there, but we've mitigated it.
It's not, it's not a lot of vehicular traffic. So that's my last slide.
I welcome any questions.
Thank you. Councilor Pink, go ahead, please.
Thank you.
What in terms of on that topic of transportation?
Is there to encourage incentivize in terms of an amenity proposed recycling?
Good question. There is a bicycle parking on the property.
And then we have also, of course, evening charging stations.
We haven't done bike EVs, but we could consider that.
It's another potential we have designed for vehicular EV.
But bike is another one we could definitely consider.
It seems like it's a trend that's only growing in terms of that.
And there are many families that like to take their kids on a bicycle.
And the big question is do they feel safe? Do they feel there are enough amenities to encourage them in that regard?
A bike lockup.
I don't know if perhaps staff can answer is that like the level 1, 2 or 3 bike lockup for this facility.
One being the standard loops that are outside of most establishments to being something covered.
Three being locked in.
Yeah, the bylock is not required.
Secure long term bike facilities for development such as this that applies to residential.
But it does require the short term parking, which they are providing.
So there's no bylock requirement for secure long term security.
Thank you, that's probably a good answer from staff from the proponent then.
I guess you've got options of when I've referred to as a level 1, 2 and 3 for bike parking.
Yeah, we can look at it.
Very good point.
Shelter parking covered parking and enclosed.
So secured by parking is certainly something we could consider.
So I think that's a very valid point.
Thank you.
But there are questions.
Councillor Newton.
Thank you, Mayor.
To the to the proponent or the architect to design just.
Regarding the surface for the parking lot.
Is it paved entirely or is it a gravel sort of substance or substrate that's being used.
It's a combination of both we have as fault where the parking stalls are located adjacent to the buildings.
I should be able to point with this device or not.
They might not.
I can actually.
No, okay.
Maybe use their on the mind.
The only problem is that we won't capture your comments on the microphone.
I can explain it as you as you drive into the site from being as immediately to your right.
There's five stalls I believe they're plus along the peripheral building drop off those are paved and the loading zone because they have to be loading is going to be paved.
Thank you very much.
So those those areas are paved at the moment the rest of the driveway in the circular route and the stalls on the.
But southern periphery are it's a compacted gravel systems so.
So and that's for stormwater retention purposes so it's not a hard surface.
So that answers your question.
It does it to some degree just around sort of the mobility and concerns around wheelchairs or strollers and how they function or don't function and some larger course or grade road base material.
So there's a perimeter sidewalk maybe rather if you can point to it.
Starting right from being s.
It wraps all the way around the parking area and the drop off and to the southern most stalls so there's a concrete sidewalk.
You can provide access for strollers wheelchair, etc.
And it was hard to see on the diagram about the accessibility parking about where those are located right next to the building rock.
There's two stalls there.
And one of those is sufficient for a van or.
Yes, yes, there's two stalls.
The design for barrier free requirements.
Okay, plus there it's also the frontage parallel parking that we could consider as well if it's a short term drop off.
So there's three stalls at the front of the building.
So great.
And those would be paid correctly.
Yeah, those are paid.
Through your traffic study use sort of highlighted 3000 sort of cars that we're doing.
Car trips along the van s.
How did you sort of come to that I was surprised that seems like a large number to be honest so.
Yeah, it's it's in the traffic assessment report and so what they did is the monitored.
All the traffic on on the whole the BNS corridor so they did morning counts.
They did traffic counts in the morning and in the afternoon.
So they're looking at it and a bit of this is a projection as well because we're looking at it 10 year volume.
So we're looking at 10 years forward to 2032 so that the total number of trips.
They're actually projecting that as.
I'd like to make that clear but 3000 is actually that's the 10 year.
Oops.
The 10 year projection per van s.
And just to be clear the corridor runs for Sally's cross road through up to where it merges back onto eScent.
Correct.
Thank you.
Great.
Any further concern?
And just was the again this sort of the the road base or the material that was used for the the southern portion of the the trail as well as the the multi use trail that would connect.
To to see Brooke from sort of white and just.
Right, you know, good points.
So the the seabird connection is designed to be a gravel trail and a reason for that is is the trees in the area.
We're trying to mitigate any damage to trees and so if we did a on say a concrete or even an asphalt it becomes a little more difficult to place a route like that.
She's a word route but to place a path in the root zone with potentially damage those trees so to keep it as natural as possible is a compacted gravel.
Like and pedestrian path and then the same is along the edge of white road again for tree route mitigation so you don't dig into that root zone.
And yeah, I guess that.
I'm not going to get into the engineering, but just the the material used to be compatible to allow for you know strollers and wheelchairs and and that is.
Yeah, it would use like reasonably.
Yeah, it wouldn't be like a large granular material be more of a finer material which we can be compacted.
So like a basalt for instance, something that's compatible yet will still drain.
Great.
I can.
Councilor Palto.
Thank you very much.
Just curious what steps have been taken either with.
Landscaping with setbacks or with the building design itself have been taken to.
I'm going to mitigate over look and any privacy concerns from either the residential and or the the agricultural neighbors within the area.
Yeah, great question to the west there's a 50 for the easy it's been dedicated to the.
For the super bike and pedestrian path so starting out from the west up to a huge might need you wrong.
So that's a huge easement of a plan so along the western corridor we've also installed a cedar hedge along that western property line or a screen for the adjacent neighbor.
And as Rob mentioned the driveway cut for that particular neighbor does impact the school district property.
And that's the reason why we actually relocated the bike path further to the east.
Plus there's a huge group of trees there so we're removing it naturally to avoid trees and so that's where that's why it's actually taking that sort of it's exact shape as far as the rest of the site.
You'll see the building itself.
It's essentially centered in the site.
We do have some topography that's you know it's sloping on the site, but we're in a natural clearing.
So we're not impacting trees where the actual building footprint is and we're trying to maintain the vegetation around all four sides of the property.
We still will impact some trees as you see in the lower to 250 significant trees that we're document in the arborist report.
We're keeping about 180 of those so 72% and that doesn't include all the.
Smaller shrubs which are on the arborist report you know smaller caliper trees and shrubs so only the northern property line.
There's a significant green belt so that's going to be maintained and of course to the south there's a large green belt.
So there's there's a lot of natural vegetation.
That's essentially a buffer to the site.
On follow up on that is just as we've seen increase drought over the last couple of summers and just curious how you through your landscape plan intend to maintain the edge it's being proposed as screening.
We can there's a couple of ways we can deal with that.
It's typically if we're putting in a vegetation like that we can run a irrigation line to it or else the district need to say they'll just hand wire.
During the summer months so that's something we can work out with the facilities.
But tonight it's a concern we can certainly make sure there's a irrigation until the trees become established.
Do not see any further quote counts or can go ahead please yeah no just very quickly.
I think I think the answers that.
I hope we've been somewhat satisfactory in terms of some of the questions about accessibility and path material.
That was one that came in from the community.
I've noted that there is as as the presenter.
I'm a significant amount of invasive species of IV and deafening there's a lot of work to to rid it of that area so we have a hard time in our parks so.
Yeah but that would that would be an improvement and if that cycling infrastructure could be refined in terms of what that is that would be right here.
Thank you.
As we continue through the public hearing thank you to the presenters from the school district.
We have one speaker who registered and is joining us via.
Video conference leave it's and I forgive forgive me if the pronunciation of your name is wrong Miss Janney.
Why see is present in the meeting if.
Think about mute.
I wasn't actually expecting to speak I really wanted to attend in terms of hearing.
What you counselor had to say.
I would like to say though I'm greatly relieved I live in the neighborhood I'm greatly relieved to hear about the attention that's been paid to.
I would like to say thank you for the attention to the natural state of the property and trying to.
Just keep it as intact as is what one of the gentleman called a purely possible so I really.
I really appreciate it about the school district really listened to those of us who did have feedback.
The only thing that I haven't really heard about it I appreciate it probably seems rather petty is.
Whether any care has already thought has been given to.
The.
How to sort of minimize impact on wildlife so specifically birds.
There is certainly not a migratory population that comes through there so I wonder if any thought had been given to.
Making the windows.
Designed or use of some glass not familiar with the technology that might minimize.
The impact so it's wonderful to leave the trees and the habitat there but the fact is that the building.
Well impact the wildlife so I just wonder if there's any comment on that.
I suspect probably.
It's not something the district could do much.
I'm about in terms of conditions placed on the building, but I do think it's a reasonable request, and I'm getting nods from the proponents, perhaps checking with them afterward, but it sounds to me like they view it as a reasonable request.
Thank you. Thank you. Thank you for joining us. So what I'll do now is because we don't have any other speakers online. I'll open it up to those in the gallery. So we just ask that you come forward and state your name and your address. Please.
Good evening. My name is Steve Carbanya, and I live at 1975 Wake Road, and this is my way of curdling. I have sent in some information. I was trying to get access to a visual here, but I was denied that. I don't know if you guys received that or not.
It's all laid items, yeah, are forwarded to us because there's images, et cetera. So I just want to be sure how that your disposal when I'm speaking.
I didn't want to wondering if I could put the preservation landslide. If that's possible, just so I can reverse the people in the current and the audience.
Give us that moment just to do that. Thank you.
That's the one you were looking for.
Yes, that's the thank you.
Okay, so I'm pretty much just going to read what I said you guys, but I want to be a certain that's everyone here here's it as well.
Yes, so like I said, I live at 1970 by the white road, and we're here regarding the nature based early learning center.
And while we do support this project, we think it's one of the project. We do have some issues surrounding safety along the west side of the most facility. So that's white road.
The bottom there.
And as you can see.
Yeah, you can be the prices.
As you can see, white road turns on a flying corner and become see broke.
That's what that's what I'm here to talk about today.
So our specific concern revolves around the emission of studying the flying corner at see book and white road in the traffic impact assessment by the white consulting group.
Seabroke is then white is currently a dangerous intersection.
The equals originating from the south and southwest of see book and still is cross for a basically coming from Brentwood Bay area continually use this narrow route as a shortcut.
To access the NS road, we'll head towards sandwiched for example.
This practice subtracts approximately 35 seconds from their journey.
And of course, this occurs in directions.
There's a image there. You may be seeing just illustrating that.
Pedestrians, cyclists and some orders are continually on high alert at white and see group.
As some drivers proceed to the flying corner at a high rate of speed using very little caution.
Motors meeting at the flying corner, traveling in opposite directions has resulted in many close call motor vehicle incidents that I witnessed from my window.
We live show where we live.
Right there.
The traffic that times occur between the hours of 730 to 930 a.m.
And 430 to 7 p.m. Monday to Friday.
This is just from observation as well as I have taken a fair bit of video, which does hope it to show just how much traffic goes through this corner in the stainless corner on week as the traffic is even worse.
And it's consistent all day long.
If you walk along this area, you would see on residents lawns, many, many slow downsides.
Some from talking to neighbors.
We've only been living here now since you.
We have been informed that local residents have been the pass approach to municipality about traffic calming measures.
But all have been turned down or ignored.
So this is indeed an ongoing issue of concern.
However, once the child care center is in built way road will now be populated with unsteady walking toddlers.
Parents pushing babies and strollers, as mentioned earlier, bikes with children on board and overall more cars.
So, you know, we are expecting more pedestrians on the road.
And on these cars, even there's going to be babies and children on board as well.
And this will occur mainly at the peak hours already mentioned above.
And then the winter months, this will occur in pitch blackness.
So that's something to take into consideration, for sure, because we're looking at the safety of children and cyclists and and motorists as well as just everyday pedestrians who walk the dogs in that area.
Another area of concern, which which we have is we do not.
Sorry, we feel the proposed pedestrian bicycle trail, which we've noticed today has now been changed from its original location and used to come straight down to the corner there.
But we feel this wasn't.
Sorry, excuse me for one second.
So another area of concern that we have is the proposed pedestrian and bicycle trail planning to connect the seabroke along the west side of the learning center.
So we're seeing there.
While in theory, it's a wonderful idea in order to access this trail, many pedestrians and cyclists will have to cross the street at this blind corner.
Now, not so much, but it's still kind of an interesting maneuver, especially for cyclists.
And that'll actually be even harder for anyone coming around that corner now coming from seabroke onto white road to see anyone crossing the road there if they were trying to do so.
So a very dangerous maneuver.
So all these things considered it is imperative that some kind of action be taken to avoid injury to anyone at this crossroad.
So we're going to talk for check news for years now as a producer and a videographer and I can't tell you how many you know pedestrians struck I've seen and I don't want to see them in the front of my house and they especially when I think I can be avoided.
So our proposal to counsel is to create a road closer.
At the corner of white road and seabroke road.
So that's right in the corner there.
This will stop all that local traffic along white road, white and seabroke making the streets safe for all.
The impact on the neighborhood would be negligible as the striving saves next saves next the no time for anyone as I mentioned earlier.
For residents who live north, which is the yellow was you know that way.
Yeah.
North, the white road wanted to drive towards Sandwich to invite a van S will simply use still East Crossroad a street that is designed for higher traffic volume and is safer pedestrians.
The pull out at the corner of seabroke and white may be large enough although I'm going to expert to create a turnaround for any service vehicles or residents.
Creating a note through road would create an extremely safe environment of all pedestrians.
Especially the young children will be attending the Child Care Center and allow for an excellent and safe cycling corridor as well.
Connecting seabroke to seabroke.
I didn't have a couple of the points that I thought are to be stranded out.
Oh, ask it on.
White road itself has a total of five driveways.
That's it.
So I don't through road would have very little effect on white road residents and there's only approximately four houses which we can't see here on the northeast side of seabroke.
Yeah, so before you get the next street which would allow you to go.
So minimal impact would be there too.
And I do respect to a fire and police it today according to Google Maps.
No time is reduced for a central sandwich fire or central sandwich police to arrive in the in the area with with the roads closed.
I have spoken with Ivan Silvestor about this in Great Lane a few weeks ago.
He was going to hopefully be investigated further but I don't think that has had occurred.
As mentioned, I do a video of this intersection and what happens there if anyone's interested.
And yeah, thank you for your time that's that's my busy day.
We thank you and we have been looking at the letter as you've been speaking it's early I have so reviewing it as you've been following along to to your references so that was helpful.
Thank you.
Did you have a question for letter writer.
Okay, councilor Newton had a question.
Sure.
I'm just looking at the map using a little technology with Google Maps.
Yeah.
And just it's a significant tree canopy.
I'm just wondering if there's.
You know, a hedge worker something that can be done on that corner.
Whether it is actually.
We're talking seeters for the most personally that doesn't this tree canopy doesn't affect.
Sight lines there.
There are some things on our property, which we are going to be chopping down a little bit to help with that in the winter months it's pretty good.
But that that is on our properties.
Sure idea that was I just around that question about where there's opportunities to, you know, help improve those lines of sites.
If you're a party look into that.
That's great.
I'm just going to respect if there's anything that they can look at doing or improving if there is anything on the boulevard of the right away so.
Yeah.
One more question perhaps from Pelso Peltio.
Mine was to staff.
Okay, well in that case.
I'll invite you to take your seat and Councillor Peltio go ahead with your question to staff please.
Thank you, Mr. Good morning.
I appreciate your input this evening and I'm not a traffic engineer.
I do I do know that there's a lot of times when concerns or correspondence will get deferred to the traffic safety committee, which comprises a police fire and engineering.
Well, I know we wouldn't want to convene a meeting while I think they're all sitting in this room right now.
I do wonder if it would be at all possible that if, for instance, this this this item this evening was to move ahead with there be an ability for us to evaluate.
The process wise, you know, kind of what the traffic impacts have been six months or a year after opening to kind of do a, you know,
got check on the on the neighborhood and what those kind of, you know, knock on impacts are to them be able to evaluate and perhaps this proposal is the right solution maybe there's others.
So I would respond with what I would probably always respond with, which is if it's additional direction to staff to do that.
Work towards possible solutions to impacts and understanding those impacts. I think staff would take those under advisement as a condition of moving forward.
Am I reading that right Mr. Matano.
Yes, that's correct.
Thank you.
Certainly look to being a potential condition.
All right.
I'll look to other speakers, please.
Just to state your service setting your name and address, please.
This is my two clothes.
No, you're fine.
Okay, great.
My name is Jessica Tweetau and I live at 7371 zebra road.
So one of the four houses that is just up the corner from white and zebra.
I'm here tonight representing the four families along that little stretch who be directly impacted by the decision to build the nature based early learning center on being us road.
We have two main points of concern, but what I'm going to speak to tonight is about the traffic.
Earlier on in the consultation we did request that zebra was included in the traffic survey and I don't believe that it has been or we've seen no information that it was included.
So if anyone has that information that would be great to see.
But the zebra is a very narrow road to vehicles cannot pass at the same time.
They must slow to around 10 kilometers an hour and drive on to the shoulder or the lawns of the homes.
This is all the way from stellies to that corner of white road.
So it's not just that section of four houses.
It's the entire way along.
It has a blind 90 degree corner where it intersects with white road.
zebra road currently has a 50 kilometer an hour limit unless it's posted somewhere and there's no speed signs along that streets at all.
This has been appealed by residents in the area for many times over many years.
It does not have the capacity for any street parking or increased traffic volume.
Despite parking access to the child care center being proposed come from Baynes Road.
zebra road and white road will absolutely see an massive increase in the traffic parking and safety concerns, especially with the sidewalk access.
Joining the two sides of zebra together.
The center that will offer up to 84 child care spaces which I was not aware that it will only be 60 students on site at a time.
But that would equal up to 168 vehicles a day just for child care drop offs and pickups plus 11 staff vehicles, which is 22 more uses of the road.
That's approximately 190 additional vehicles on our roads are narrow small rural roads every day.
What we would like to see is that zebra road and white road be closed to vehicle access.
That 90 degree corner was concrete barrier. Bicycle access, course writer and carriage access, and bicycle, pedestrian access can still proceed through. If emergency vehicle access is of concern, non-table curves can be installed, however, in our experience, having to call emergency vehicles that never take in that blind corner have always looped around the other way due to safety and visibility concerns.
We would like no parking signs to be installed along both the narrow white road and seabro road and any kind of traffic calming initiative can be installed along seabro road like a speed bump or a speed limit enforcement.
This will divert traffic onto a higher classified road like FANS. We would also like to make sure that there will be no direct access to the centers parking lot from white road.
The plan is done. Show that, but you never know what might change.
We, the residents of seabro and white road, have previously requested many times for their to be traffic calming initiatives along seabro road.
We have contacted police before and asked if there's any kind of speed trap system and nothing's taken place.
But being told that it's not necessary in the due to a municipal by-law, they wouldn't be able to proceed with installing anything like a speed bump along seabro road.
So if the property at 7.4 to 0.0 bay and S can be resowned for a child care center, we would hope that some sort of traffic calming initiative like closing the road like speed bumps could also be put in.
And we appreciate the opportunity to voice our concerns regarding the rezoning of the property.
We hope that there can be a mutual agreement made to maintain our peaceful rural quiet setting that we're in that's why we moved to the area.
Thank you.
Thank you for your comments.
Just Councillor King, did you have a question for the speaker?
Yeah, I'm intrigued by this. The road closure that's come up in the two presentations and I'm wondering if thought has been given to one way direction versus closure.
And I don't know if that says benefits or not, but in terms of you still would be able to go all the way through but only in one direction versus both with that reduced the overall amount of traffic potentially.
Right May, like the previous speaker said, there's not really a need for that right now living where we do we see the same vehicles often speeding down sea broke hitting that line corner and then having to break very rapidly to turn just to cut maybe 35 seconds off of their route.
So it's possible that it would change the traffic con with traffic slightly.
I don't know how you would choose which direction would be more beneficial.
And I think if you did that, you would still need to have no parking signs everywhere.
I don't see any questions and follow up to that. I will put a question to staff at this juncture just because there are people who have expressed interest.
If a road closure or change to the road was considered in light of this application.
What would be the mechanism or communication with the neighborhood because there are people who may not be here this evening, for example, who live on one of the other side streets and make go this route as a matter of habit.
So perhaps staff, let's speak to that.
Through the chair, so we probably very similar to what we're doing currently with early place and start going through a education in survey process.
Be very similar process.
But there isn't like with development applications, there's a sort of you know, statutory requirement to notify a hundred meters or whatever I would assume.
Talking survey.
The outreach to the neighborhood, even though it's not a statutory requirement is what we'd be talking about doing.
That fair.
Yeah, certainly. I'll just remember we can match that.
That broad area because they were notified during the rezoning process.
Wouldn't impact the land use per se.
So impact this public hearing would have any impact on that advance in this forward.
That was a question of this mayor.
That it was definitely part of it. I can foresee a potential concurrent action taken by the district.
If Council were to move forward that this could be an additional piece.
So I thought it might be helpful context for those who are in the room as well as those who may not be.
So thank you.
I'll ask for other speakers at this point to may wish to address the by law.
We respect the 74 20 vanas.
Good evening here in Council.
My name is Donna Freylander. I live at 1960 white road, which is right at the corner of white road in Cbroke.
So I'm right across the street from these people.
I own an off rate telling a carriage tours, which is on the agricultural land that is right there.
I think this Council is aware this proposal is right next to agricultural land.
I'm hoping actually once again, we might not bring out that tree up our zone map to be able to kind of look at a couple things.
Yeah, I think stuff to do that there we are.
Thank you.
And I did send in a piece of course.
So day with some concerns written down,
some Council members have already responded? Thank you very much for reading that evening.
I came in with it late for you today.
And my apologies because I was away in November.
So I was not able to attend the community meeting that happened in November.
There's been a couple of things that come up tonight already that are creating more concerns to me in addition to what I already noted in my letter.
One of them was that I was not aware that there was going to be 24 after school care spaces and the facility with the open till 730 p.
730 p.m. at night in a residential area. That is quite a concern to me. As people, as some of you know,
this, there was a townhouse development put in also right next to my land, which is also
zebra road. That development was completed a few years ago. I have been significantly impacted by that
development. My operations have been impacted by that development and privacy. My security
have been impacted. I have late pollution. I have noise pollution. All the things that were promised
to me that weren't going to happen with that development have happened. Trees that were to be
maintained have not been maintained. They have died. They have not been replaced. I don't have the
buffer zone that I was promised. So if you can forgive me, but I'm a little bit leary of going into another
process, whether there's another massive development coming next to agricultural land with promises
being made and no security to guarantee that those promises will be fulfilled.
I do have concerns of a light pollution and noise pollution coming in addition to my property and
addition from this child care facility. One of the things that was mentioned tonight that hadn't
crossed my mind before was that there's likely going to be HVAC systems. And my guess is that those are going
to be external to the building. Those are going to also be noise pollution. The lights required for this
building will not only impact myself, but they will directly impact the white road neighbors in the
Vanness Road neighbors. It's not clear to me yet and I think it's been mentioned already significantly
tonight. How the traffic on white road in Seabrook is going to be managed because there is absolutely
no doubt that we are going to have increased problems. I too, the that corner. It is dangerous. I see
every day people cars whizzing through there. There's definitely something that needs to be done.
I was not aware of any discussions amongst neighbors right now about closing white and Seabrook.
I would hope that would result in further discussions because of course my property would be
significantly impacted and I need to be able to get trucks and trailers in a note of my driveway.
One thing I am also gravely concerned about is the pathway that is being talked about to link Seabrook Road
to Seabrook Road. It's not clear to me right now where that pathway is actually going to go. Is it
actually going to go into this from Seabrook Road to Seabrook Road? Or does it go from Seabrook Road down to
the NS Road? One of the reasons I'm concerned about this pathway is for my own privacy and security.
And again, buffer zones have not been maintained on existing developments that are next to agricultural land.
So why would I think they're going to be maintained here? I do very much appreciate that the
developers are considering that and I know thank you for putting thought to that.
I'm just a little bit jaded on what's going to happen there.
There is real concern for me for the privacy and security of my property. I operate a business in that
property that is subject to animal rights activists abuse. I have had issues on the property.
I have issues when people have access to the property. And when we're talking about putting in pathways
and opening up areas, that means that more people have visibility. I'm looking
about my business and happy to invite people onto the property but what I don't want to be subject to is
people coming onto the property or standing at my property lines and invading my privacy more than I
already have. That is a concern for my only safety and my this lay animals quite quickly.
I'm also concerned about my ability to continue to use this area because it is a rural area.
We live on rural roads that are designed for rural purposes. We use this area for a training ground
for our horses and carriages all the time. And with increases in small children in the area,
additional pedestrians, additional cyclists, whatever the additional vehicles, it does impact
the rural atmosphere. I leave my property quite regularly. We didn't do it today. We're
out training horses today. We leave the property. We go down sea rock road. We maintain ourselves on
rural roads not mean traffic areas in order to help horses get used to the environment that we're asking
them to work in. This is one of the main safety is protocols for my company and keeping us safe
and the public safe from what we do. I'm concerned about my ability to mean to be able to do that
if traffic is increasing to the extent that it likely will. In the letter I wrote today I also did
talk about my ability to get in and out of my van S Road entrance with trucks and trailers with increased
traffic. There's times right now where I can be stuck at my driveway entrance for probably six or seven minutes
while I wait for enough clearance to be able to get a truck and trailer out of my driveway
from both directions coming on van S. So van S, I appreciate there's a traffic survey been done
that when you live there and you're out to try and to use it on a daily basis, it is already a very,
very busy road. I don't know how we're going to have another 60 vehicles coming and going
AM and PM and I'm going to be able to actually be able to get in and out my driveway. I don't drive
and normal size vehicle in and out. This is trucks and trailers that require both lanes of the road to
get in and out because we are again in a rural area and zone is agriculture. I should be able to get
my equipment in and out without causing issues for the community as a whole because as soon as I'm
blocking traffic everybody else around this is intact and I want to be that person.
I do actually sorry I'm going to go back to the pathway discussion for just a moment. I am
not understanding as of yet why this pathway has been either requested by the municipalities or
introduced by the developer, I'm not sure where the idea has come from, but I'm not understanding
what the benefit to this pathway is. Right now that pathway is going to mean that as my neighbors have
talked about already, it's going to be more dangerous for people to enter and exit. That pathway is
not really cutting off any time for pedestrians or cyclists to be able to get from each zebra road.
If you were going down from zebra to white to the NS, you're not cutting off a lot of area there. This
isn't we're not talking about blocks and blocks here. We're talking about maybe a minute of travel time.
So I'm not really sure what it's gaining. We're taking out trees to put this pathway in a pathway to
nowhere basically and a pathway that borders agricultural land and presents more challenges for the use of
that agricultural land. I think I'm going to leave it there because you do have my letter today
voice in other concerns and I'll leave it at that. What I do want to kind of put out there is that
one of the things my letter I talked about today was personal security and security on my property
from me. That's a major issue. I'm happy to talk to council members about that separately. If that's
something anybody would like more information on. Okay. Thank you, Ms. Redlander. Just checking with council
there are any questions for Ms. Redlander. No. Okay. So we'll have you take your seat. Thank you for
submission in your comments. Councillor Peltiel. Thank you very much. I appreciate this
submission and I have been made aware of that some of the challenges and the commitments that were made
by a neighboring proposal with to that end. I'm curious to staff specifically when it comes to the
screening elements like a hedge would it would have bond be required from the applicant to ensure
that those commitments do get executed during the building. Thank you. That could be a condition of
council. It could be a different rezoning that that right of way be designed in that manner. It's not
a development permit, but to recommend it be through a mechanism like a covenant. The right of way right
now doesn't exist. That would be something that is secured through this rezoning and would
be under the municipality's control.
We'll follow the reasoning process. Thank you. Typically, how long after installment, especially if it was like a landscape bond, would the municipality follow up to release those funds back to the district to ensure that the works were done to an acceptable level.
Thank you Mr. Mr. Mayor. We generally keep that for a year and ensure the landscape and takes place.
Just following the a the more recent drought conditions we've had and also just the fact that the concerns that have been raised from the neighboring context.
Would it be possible for council to increase that condition to a two year period? I don't want to make a sting for the district here, but at the same time, if we held it back for two years, then we can actually ensure that the bond was to, you know,
that the plans were to take in the screening would actually be maintained to help reduce those pollution concerns that have been raised.
Certainly, that could be a condition of covenant that a bond be secured for a period of two years.
Thank you.
Okay. Thank you staff. I don't see any further questions, so I'll return back to the gallery and ask again, if there are additional speakers, please come forward.
All right, I'm going to ask for a second time.
And I'll call for a final time.
No, okay, so that item is now closed for this evening and we're moving in the agenda to item two point two, the land use by law amendment by law number.
Two zero and nine one with respect to six six seven six.
Would we're drive and we have a presentation first by our acting manager of development services Mr. Vander Camel.
Thank you, Mr. Mayor.
Now, applications have been made for rezoning on the veins from it and subdivision for the property at six six seven six what we're driving.
The intent is to resolve the property to the meeting lots single family residential R1 M zone from its subdivision of the parent also in the two lots on one of which the existing dwelling would be retained.
Can you walk with the belt with the single family dwelling without secondary sweep.
The proposed dwelling would be two and half stories are seen from the road in consist of five split levels of living area.
In you walk will be approximately six hundred and sixty one screen news and then proposed dwelling would be well within the allow the lot coverage and floor area ratio.
Parking would be provided in the forward and attached to a garage with additional parking on the side of the dwelling.
Approximately three trees would need to be removed.
However, four trees would be remain.
Meaning the tree type agency of the district three management by law.
Vences for the proposed dwelling have been requested to allow a front yard set back of one point ninety two leaders and a way out set back of one and a half meters.
Events to reduce to be our check back from the new property line to the existing dwelling has also been requested.
Thank you.
Mr. Render camp. I'll now go to.
Representatives of the applicant to come forward, please.
You are. Hello, my name is Todd Martin. I'm with not to box design. I'm here for six six seven six.
Woodward drive.
Subject property actually borders not only woodward, but borders. Ben Benudo on the south side. So it kind of makes it a perfect.
Opportunity to subdivide it into two and still have frontage off both roads.
The existing property has a small about 1300 square foot bungalow house on it.
That are clients are quickly growing up with a young family and two young kids at home. They're little two bedroom houses rapidly becoming too small.
So initially we looked at maybe making that bigger, but it.
It just turned into subdivision potential looking at all this kind of land that wasn't being used on the this south side of the property.
The new house we designed on the lower side of the property is like you both said it's it's a five level, but it's split.
So it reads is a two and a half level property from the road from all the other properties it almost looks like a rancher.
It's set right into a very steep cliff and a lot of care was taken to minimize any over look on any neighboring properties.
Both the neighbors to the north and the south.
Both have seen the plans and have no problems with the subdivision and the design of the home.
We we also tried to minimize what we do to the house that we leave on the property as it was built in 1990 it's in very good shape and we think it would be great to leave it in the rental market.
It's something that I think everywhere in Victoria needs right now is another rental.
The house is very good shape we minimize everything we do to it and the way the property is actually.
Kind of split from flat to steep terrain the upper portion is being maintained at about I think 600 and 60 square meters.
It actually is quite flat and makes a lot of sense for the way we're subdividing the north side of the property off.
So the we are requesting a couple of variances.
Someone took away my control.
Thank you.
The we are requesting a variance to the Ben Benudo side as it's a very steep property and the bulk of that variance is coming from just the entrance stairs and the landing to get to the front door.
We initially designed so that we would meet all the other set back requirements but the way the by law is reading it's kind of flipped a few of our.
Our set backs around so where we're asking for variances to rear yard set backs.
We're they kind of read more like a rear yard set back rather than a side yard set back so those have been flipped so where we're asking for variance.
And also have the opposite side yard set backs where we have a rear yard set back for the structure and that happens on both buildings.
The.
The house had been designed to meet step code number four we've been successful in hitting these before in the past.
Being that it's built into the side of a cliff it'll be mostly be done out of ICF.
Insulated concrete formwork which is very efficient and very thermally sound.
We designed it also with a stacking kind of central staircase so a house like this you can open.
A door to a rooftop party at the top side and it will naturally ventilate it shouldn't need any sort of AC or extra age fact to create a natural stacking in fact in this design.
And.
Yeah, I think that's about it.
There's any questions.
Thank you.
We're off with questions about the step code level because I find it intriguing again encouraging to see striving for higher level.
Would with the proponent be willing to consider that being.
Built in as as a condition not because we don't believe.
But just simply as since it's already proposed if it was formally put in as a condition.
I would have to check your building by laws but most municipalities are moving to work for my next year.
And then you'd say this would be I believe the first or one of the early ones in central sandwich and so.
Since that's a move in that direction, there's a benefit it goes beyond the site to setting it.
The knowledge level and trend, but perhaps that comes up at the later stage if it were to be entertained as a condition is for all of these public hearing items those can be.
I was giving me proponent an opportunity to to speak to that if it were.
Before it as one staff.
I mean we have a fairly aggressive timeline for step code anyway, I think we were going to hit step five by twenty twenty five if I recall so.
Thank you, Mr. Mayor that's in our climate leadership plan there's a discussion today about our advancing that so there's options for council available.
But right now we're at we're at step three is a requirement under our regular building permanent application.
So we don't have a firm timeline for step four but we're 2022 and it's twenty twenty five potentially for step five so it's not.
Not that difficult to imagine that there's a wide degree of this certainly I'm sorry just for the purposes of this this evening I'm not hearing any.
Opposition if because once this this meeting is closed we can't hear from the proponent and we expect that no problem.
I mean step four so I just.
Right thank you then that's the feedback I was looking for so if it were to come up with a later date we would have heard from the proponent on that.
Thank you yep.
Okay any other questions.
Councillor Newton.
Thank you Mr. Mayor.
Through to staff and upon looking at the sort of the proposed residents.
And those discussion around the the grade of the property is there any concern about the driveway.
And the material used at all where it butts against the property lines sort of to the.
To the west.
I'm.
The honest I haven't visited this site myself personally this sort of have a look and see but just.
With you know extreme weather events whether there's a erosion or any concerns at all from that side or if it's just bedrock that's sort of blasted out there.
And just to clarify so sort of concerns with them with a driveway greed of the shock of the problem.
It was just with respect to to the variances and where the driveway butts up against the additional property lines.
And you know I guess how that's being presented.
I'm not sure if we're really discussing the driveway or not but I just realize that.
And I think that's what it says you know significant grades around it and that's even feasible to get to accomplish.
So the applicant has worked with them with an engineer too to review the grades both on the property and from the proper line.
I'm truly terrible.
Based on the primary plans to do work.
But they will have to be confirmed at the time of subdivision and construction.
And then just to follow a similar concern around the easement that sort of in between the two properties to staff anybody concerns around the easement or what the the purpose of that easement is in relation to where the the new residents is going to be.
I will not aware very any issues with the potential to move that.
Thank you.
Okay.
So that easement is an existing even comes from the northern house and it's a plumbing easement.
I believe it's sewer that's running here there and it will remain we've designed around that easement so that.
I guess that's a couple sort of interested questions that triangular property.
It looks it doesn't have an address.
Who owns it we know.
One between nine hundred benvenuto and six six seven six.
Would we're drive.
Is that just a construction like just a vacant lot.
Thank you is that rate of front of the property will be a drive.
But I know no Benvenuto side there's a triangular piece that six six seven six backs on to.
There's another one lot that's nine hundred Benvenuto.
Just if I can compare the property to the west of the shopping property is owned by the school district.
It's on the bill.
Okay, that'll try and get a piece.
Okay, thanks.
My I guess my.
All right, I think that that's my question, thanks.
Okay.
And I don't see any further questions.
Oh, council can go ahead.
Oh, may as well.
Does it proponent have any thoughts about well.
The surfacing I think it was mentioned like councilor Newton for the driveway area.
And then permeable surface.
Maybe it already.
All right.
Anything further from the applicant?
No.
Okay.
If I can just talk to you for a second.
I was in correct.
It wasn't a school district.
But your garden said, I'm still trying to represent land.
Thank you.
Okay.
All right.
Yeah, you can retake your seat and we'll open it up now to anyone who wishes to speak. I have a couple speakers registered online, Laurel McIntosh and Gregor McIntosh.
So this is connecting to audio.
Okay, maybe just give it a moment to see if it connects.
Okay, this may take some time. So I'm going to open it up to the floor and then if we're successful in coming back to this speaker online. So anyone in the gallery wish to come forward to speak on the item.
No speakers from the gallery. I was hoping for a reprieve here.
All right, it looks like perhaps the McIntosh has connected to audio.
If the Laurel or Gregor are you there and able to unmute and speak if you wish.
Technology is not always our friends.
I assume they indicated a desire to speak since they're on my list.
Well, we're doing our best here. It's been a little while since we've had to accommodate speakers online.
Is there a chat function perhaps we could reach out to them and just verify that they have no wish to speak.
And again, there's no one in the gallery would like to come forward.
Can you hear me?
We can, yes.
Perfect. I just have one question.
Hi, we're it's words. Hello.
So you're sort of cutting in and out.
Perhaps if you type your question in the chat box staff could then we did a chat box.
Sorry.
We're only getting about every second word at the moment.
I do want to speak.
And we would like to give you that opportunity.
Is there an alternative?
I don't want to deny a speaker.
They're right to speak.
I can't.
It's too small for me to see from here.
What's going to occur at the end of when we're drive?
Okay.
That's a question I guess to staff.
Do we have a sense of.
Well, it's hard to understand the content.
Thank you, Mr. Mayor.
Woodward drive at this point.
Yeah, there's no change at the end of Woodward drive.
There was a council motion to explore that.
You'll see a report in the agenda that just.
Line.
Potential there, but recommend referring it to a future study.
And that's separate anyway.
That's a totally separate issue.
It was just it was connected to this application just through the council motion.
So for absolute clarity.
It is not the subject of the public hearing.
That's only the property access, not for Ben Vanudeau for this evening.
So if that is what this speaker was curious about and that satisfies them then.
I see additional messages.
But again, I can't make out the text.
So I'm half blind apparently.
So the question is whether or not the barrier is going to be removed.
But it sounds like that's a separate that's not a part of this.
Again, yes, separate issue, right?
Yeah, okay.
So again, just to be absolutely clear, it's only the home.
The rezoning to allow the subdivision for the home on Ben Vanudeau.
Okay.
Because we're not able to get a constant connection with this speaker.
I'm going to assume that that's providing the clarity that's needed.
But there's additional messages now appearing.
Right out.
Yes, basically would also like to know about the drive off Ben Vanudeau that that intersection is dangerous
and we are concerned about additional driveway on Ben Vanudeau.
Okay.
So that's a comment of concern.
I guess I can be noted, unless that's our response.
But probably not.
Okay.
All right, well, I'll take that as the input from that speaker.
That Councillor Peltiel.
I'm sure the question just stayed heard that the district wanted to remove the barrier
between woodward and wallets and whether or not that was going to happen.
That's another question.
It sounds like no, because this is not the subject of it, right?
Yeah, I was wondering, okay.
So again, for absolute clarity.
Yeah.
Okay.
And given that there are no further speakers.
I'm going to call one final time.
And I'm going to declare the public hearing for six, six, seven, six is closed.
Okay.
Thank you.
We just need...