Qualicum Beach council gave third reading to a zoning bylaw amendment application for a mixed-use development on five parcels of land on Second Avenue in the East Village area.
Mayor Brian Wiese, councillors Scott Harrison and Robert Filmer voted in favour, with Anne Skipsey opposed at its regular council meeting on Aug 10. Coun. Teunis Westbroek recused himself from the discussion and did not vote.
Two options were considered. One is for 70 units with two six-storey buildings including the parkade, and the second is for 72 dwelling units with a six-storey apartment building, including parkade, and a seven-storey condominium building including the parkade. The five parcels are zoned Industrial 1 and the proposed zoning amendment would change the designation for the four parcels to a new comprehensive development zone, and Comprehensive Development Zone 19.
A second public information hearing was held on the bylaw amendment application on Aug. 8 and most residents that spoke supported the commercial/residential development. There were also those who were against it particularly the seven-storey height proposal for the condo building. Some also took exception to Filmer’s comment, “they could get away” with the extra floor.
READ MORE: Qualicum Beach council votes 3-2 to advance controversial housing development
“I still stand by those words,” said Filmer. “It is a low part of town that we can get away with. What we can’t right here, you know, I can’t go next door to an empty piece of land or you know when town starts to look at the old fire hall and demolishing that, you can’t get away with seven storeys there because it’s going to tower over everything in town. So I absolutely still stand by my words that we can get away with extra height down there.”
Filmer said it’s an opportunity for the town to get it right and provide more housing that is badly needed in the area. Having moved to the Lower Mainland, Filmer pointed out it’s easier for him to find a place in Vancouver, one of the most expensive places in Canada, than between Qualicum Beach and Nanaimo.
“If I’m walking down the East Village in five years when it’s built, and I look at it, you know if we settle for a lower height or what not, and I’m walking down I go geez, we could have gotten another height on there,” said Filmer. “We could have gotten another floor and I could have gotten another 10 apartment buildings, another 10 condos and given 10 more people to live and built our market up a bit more. We have one chance to get it right and that’s what it refers to.”
Filmer said the proposed condos would give residents an opportunity to downsize from their large properties, which in turn could be developed into a duplex or threeplex.
“It’s giving us a whole other market,” said Filmer. “That’s what I hope this will achieve for us.”
Skipsey said the proposal is not in alignment with the vision and policies of the Official Community Plan but conceded council feels the need to advance the development. However, she would like some things incorporated into the development that include a commitment to Step Code 3, a provincial energy-efficiency requirement for developing housing, and solar panel wiring for buildings.
Since the town is going to be doubling the allowable density and height, Skipsey said the development should provide more value to the community. She cited they could be affordable housing, green buildings, adaptable design features and public amenities.
“We should then apply staff’s suggestion to make 50 per cent of the additional units available at 20 per cent below market,” said Skipsey. “And this was part of the original conversation with council and I’m really disappointed that I haven’t really seen any movement on that. So why aren’t we putting out our hand. If we’re going to offer up all of this density and we sold the property at half of its assessed value, what are we giving back to the residents of Qualicum Beach? We can do better for our residents.”
Harrison believes more supply of housing, whether it’s rental or condos, is a “good thing.” He pointed out that this favoured by federal and provincial politicians as well as Canadian Mortgage Housing Corporation.
The proponents of the project, Harrison indicated, is willing to have a third of the extra units being allocated at market or CMHC rates, or even lower.
“The CMHC two-bedroom rate right now is $1,028 per month so that’s pretty cheap,” said Harrison. “That’s a lot chepaer than the market.”
Harrison made a motion that the town ensures three units are going to be 20 per cent below the CMHC rate for the additional units in the rental building. This was unanimously endorsed by council.