Plans for a subdivision in an area once subject to a bylaw designed to protect sensitive ecosystems is generating resistance and questions about process.
Saanich staff are currently reviewing an application by Love Developments to build 12 units on land once subject to the Environmental Development Permit Area (EDPA) bylaw. The site of the proposed development is in SaanichB次元官网网址檚 North Quadra neighbourhood.
According to the official description, the applicant plans to consolidate four existing lots on Milner Avenue, then subdivide them.
Area resident Stefanie Cepeda said the proposed subdivision represents the predictable outcome of SaanichB次元官网网址檚 decision to eliminate the EDPA.
B次元官网网址淚 think this is probably the first of many development applications in ecologically sensitive areas, and without having the EDPA in place, people can expect to see this happen more,B次元官网网址� she said.
, but critics of the bylaw say it restricted their ability to modify their properties in lowering their property values.
She acknowledged Saanich is moving ahead with plans to replace the EDPA with an alternative regime. B次元官网网址淏ut that will take a , and by the time, that is ratified, there may not be many substantial areas of Garry oak ecosystems left on private land,B次元官网网址� she said. B次元官网网址淚 think developers can see this [development] as a green light to go ahead if this one proceeds and this growth [of Garry oaks] is cut down.B次元官网网址�
Saanich planning staff received the application on April 20 B次元官网网址� three days before the final reading and adoption of a bylaw rescinding the EDPA. This said, counci first signalled its intention to rescind the EDPA and
According to Cepeda, the developer has proposed a tree covenant to protect 127 of the Garry oaks on the property, while cutting down the remaining 39 trees. She said the covenant would not protect the ecosystem as a whole. The development will destroy the wildflower meadow, native plants, and animal habitats as homes with lawns, decks and gardens replace the natural areas.
B次元官网网址淲ithout the full ecosystem to support them, the Garry oaks will also disappear over time as they reach the end of their lifespan without new trees growing to replace them,B次元官网网址� she said. B次元官网网址淚t is a small growth, but it is important for biological diversity,B次元官网网址� she said, noting that it serves as transit area for some species Christmas Hill and Beckwith Park and Blenkinsop Lake. B次元官网网址淚t has been a nice feature of the neighbourhood as well.B次元官网网址�
Cepeda also expressed concerns about the fact that the application will not appear before council. B次元官网网址淲e were all pretty shocked that it wouldnB次元官网网址檛 go before council either,B次元官网网址� she said.
Council, she said, has a responsibility to protect the remaining untouched Garry oak ecosystems, and must ensure that development applications that involve the destruction of endangered ecosystems follow appropriate processes.
Saanich confirmed that council will not hear the application. B次元官网网址淎s the zoning of the property allows for the proposed use, and the submission does not include any variances, the applicant is not required to appear before [council,B次元官网网址� said Megan Catalano, a spokesperson for the municipality.
Staff (SaanichB次元官网网址檚 subdivision approving officer) will instead decide the fate of the application, she said.
Staff have also confirmed that council would not have considered the application, even if the EDPA had remained in place. B次元官网网址淚f the EDPA was still in place, based on a [council] approved process, staff would have handled EDPA related matters as part of the subdivision application review,B次元官网网址� said Tara Zajac, a spokesperson for the municipality.
So when will Saanich make a decision? B次元官网网址淭ime lines are unique to each application,B次元官网网址� said Catalano. B次元官网网址淲e would anticipate that a preliminary decision would be reached later this year.B次元官网网址�
She said residents having questions or concerns about the proposed subdivision should make them known in writing to the Planning Department so that they become part of the application file.
Saanich B次元官网网址 sent several questions to a representative in contact with Kasapi Construction, the company that owns the property, but did not receive a response.
Like us on and follow us on
