Newsletter March 6, 2019
“Suddenly It All Became Very Clear”
This is what they want our waterfront to look like.
“Suddenly It All Became Very Clear”
This is what they want our waterfront to look like.
Note: Proximity and Size of Proposed 2nd Subdivision House. The Planning Department sanctioned the illegal wall blocking public access to shoreline (see picture left), while condoning stairway to shoreline area for subdivision residents.
If this is the future appearance of our shoreline, perhaps this is why the public’s input was restricted and why, during this 4-lot subdivision approval process, the Planning Department withheld reports and did not provide the Community, the neighbours and Council with the subdivision’s built form / architect’s rendering.
Note: The trees on the left side of the picture that protect the privacy of Trafalgar Park are greatly embellished in the picture, The proposed replacement trees, according to the Planning Department report and the Urban Forest consultants, have little chance of survival. There were options to preserve most of the property’s existing urban forest but this would have required reducing the many millions of dollar profit.
See Appendix #1 For pictures showing the outcome of the Professional Environmental Protection Report that indicated there may be impacts:
Recent Oak Bay Watch Newsletters have highlighted a number of similar subdivision developments that have been approved by Council. Some of the many resident concerns have been:
(See Appendix #2 for the Planning Department’s account of The Advisory Design Panel’s concerns and the “spin” that the Planning Report puts on projected tree survival prospects and the Urban Forest canopy coverage).
Oak Bay Watch Perspective
To date Council has not indicated that they are aware of the full extent of the over-development that’s going on in Oak Bay. This is problematic as the indicators and constant resident submissions and complaints about this serious problem are now commonplace (the subject of this Newsletter is a prime example). It is noticeable, presumably based the last Council's approval of a staff “efficiency” and “cutting red tape” policy”, that many new developments are now by-passing Council and the Advisory Planning Commission. This resulted in reduced transparency and cancellation of all Advisory Planning Commission meetings and environmental oversight for a six-month period (August 2018 through January 2019).
While setting policy and guidelines for the Planning Department will help, the concern is that at present the Official Community Plan, Zoning and often Legislative resident protections are currently over-looked. Even the Provincial legislation that prescribes minimal Park Acquisition development charges was misinterpreted by the Planning Department in favour of developer exemptions. So what is to prevent new policy receiving any attention?
Why is this so important now? Council is about to set the District’s most urgent priorities and budget allocations. While there are indications that Council has a handle on what problems require immediate attention, what is not clear, based on recent staff presentations to Council, is: is the expertise at hand to implement the required changes and remedial actions. Residents cannot continue to carry such large staff compliments and continue to pay expensive consultants for the required expertise. In most communities tax dollars are only available to contract out or hire in this knowledge and skills, not both. More on Priority Setting in our next newsletter.
Appendix #1
Note: in the following pictures and what was reported as: “potential impacts on the environment will be disturbance of existing vegetation and soils, erosion”
If this is the future appearance of our shoreline, perhaps this is why the public’s input was restricted and why, during this 4-lot subdivision approval process, the Planning Department withheld reports and did not provide the Community, the neighbours and Council with the subdivision’s built form / architect’s rendering.
Note: The trees on the left side of the picture that protect the privacy of Trafalgar Park are greatly embellished in the picture, The proposed replacement trees, according to the Planning Department report and the Urban Forest consultants, have little chance of survival. There were options to preserve most of the property’s existing urban forest but this would have required reducing the many millions of dollar profit.
See Appendix #1 For pictures showing the outcome of the Professional Environmental Protection Report that indicated there may be impacts:
Recent Oak Bay Watch Newsletters have highlighted a number of similar subdivision developments that have been approved by Council. Some of the many resident concerns have been:
- The limited amount of information provided to the Community and the difficulty in getting it released.
- The District‘s failure to collect the development cost charges to offset the burden the new often over-development will place on the existing infrastructure. The cost of this burden is currently being provided by existing Oak Bay Taxpayers.
- The amount of paving and over-building allowed that restrict the size of replacement trees and increase the run-off thereby further impacting the municipal infrastructure.
- The inadequacy of the Planning Department’s notification process and the imbalance provided between the public interest and developer benefits.
- The fact that the Public, the Neighbours, Council and Council’s Commissions and Committees are not provided with the projected built form of the subdivision development until after approval. At present Planning Department policy is to recommend the subdivision development based on the site outline and dimensions. At a much later date the Planning Department provides the architectural details (what the houses will look like) one house at a time. For residents to view the subdivision when completed, would require a site visit.
(See Appendix #2 for the Planning Department’s account of The Advisory Design Panel’s concerns and the “spin” that the Planning Report puts on projected tree survival prospects and the Urban Forest canopy coverage).
Oak Bay Watch Perspective
To date Council has not indicated that they are aware of the full extent of the over-development that’s going on in Oak Bay. This is problematic as the indicators and constant resident submissions and complaints about this serious problem are now commonplace (the subject of this Newsletter is a prime example). It is noticeable, presumably based the last Council's approval of a staff “efficiency” and “cutting red tape” policy”, that many new developments are now by-passing Council and the Advisory Planning Commission. This resulted in reduced transparency and cancellation of all Advisory Planning Commission meetings and environmental oversight for a six-month period (August 2018 through January 2019).
While setting policy and guidelines for the Planning Department will help, the concern is that at present the Official Community Plan, Zoning and often Legislative resident protections are currently over-looked. Even the Provincial legislation that prescribes minimal Park Acquisition development charges was misinterpreted by the Planning Department in favour of developer exemptions. So what is to prevent new policy receiving any attention?
Why is this so important now? Council is about to set the District’s most urgent priorities and budget allocations. While there are indications that Council has a handle on what problems require immediate attention, what is not clear, based on recent staff presentations to Council, is: is the expertise at hand to implement the required changes and remedial actions. Residents cannot continue to carry such large staff compliments and continue to pay expensive consultants for the required expertise. In most communities tax dollars are only available to contract out or hire in this knowledge and skills, not both. More on Priority Setting in our next newsletter.
Appendix #1
Note: in the following pictures and what was reported as: “potential impacts on the environment will be disturbance of existing vegetation and soils, erosion”
Appendix #2
King George Terrace Planning Department Report July, 2019
"At the meetings of the Advisory Design Panel, comments: The Panel stated that the house designs for all four lots were too similar and sought more differentiation. The Panel emphasized that the seascape is extremely important and the ocean fronting elevation should be well thought out with less glazing. They also suggested the roof venting be clarified, that exterior stone finishes be modified, and noted the proximity of the 15 m setback of the Shorelines Development Permit Area (SDPA)".
The applicant responded to suggestions from the Panel by reducing window massing on the ocean side, strengthening rock features, adding rock to the chimney, and increasing the setback from the foreshore. The applicant is also proposing roof vents that are low in profile minimizing their appearance”. The picture on page #1 however tells a different story and shows what little consideration was given to these Council’s Design Panel recommendations.
Spin City (Planning Report)
“A review by the District arborist indicates there are no protected trees on Strata Lot 3. The overall four-lot development has been comprehensively reviewed for proposed planting and canopy coverage. While the proposed planting is extensive, it is not anticipated that trees will reach maximum canopy coverage due to the rocky terrain . However, full credit toward tree canopy cover will be given due to the natural challenges to growth that are present on the site. Tree protection fencing required in order to minimize damage to protected trees".
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*******Please help us continue to provide you with information about Community concerns and Council decisions and actions. Oak Bay Watch members also help community groups with their specific development concerns. Donate to Oak Bay Watch - even $5 or $10 dollars provides expenses for door- to- door handouts and helps us maintain our website. Oak Bay Watch is committed to ensuring the Community gets the full range of information on budget, governance and all key development issues – a well informed opinion cannot be made without this.
(Please use Donate Button at bottom of oakbaywatch.com Home Page)
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King George Terrace Planning Department Report July, 2019
"At the meetings of the Advisory Design Panel, comments: The Panel stated that the house designs for all four lots were too similar and sought more differentiation. The Panel emphasized that the seascape is extremely important and the ocean fronting elevation should be well thought out with less glazing. They also suggested the roof venting be clarified, that exterior stone finishes be modified, and noted the proximity of the 15 m setback of the Shorelines Development Permit Area (SDPA)".
The applicant responded to suggestions from the Panel by reducing window massing on the ocean side, strengthening rock features, adding rock to the chimney, and increasing the setback from the foreshore. The applicant is also proposing roof vents that are low in profile minimizing their appearance”. The picture on page #1 however tells a different story and shows what little consideration was given to these Council’s Design Panel recommendations.
Spin City (Planning Report)
“A review by the District arborist indicates there are no protected trees on Strata Lot 3. The overall four-lot development has been comprehensively reviewed for proposed planting and canopy coverage. While the proposed planting is extensive, it is not anticipated that trees will reach maximum canopy coverage due to the rocky terrain . However, full credit toward tree canopy cover will be given due to the natural challenges to growth that are present on the site. Tree protection fencing required in order to minimize damage to protected trees".
---------------------------------------
*******Please help us continue to provide you with information about Community concerns and Council decisions and actions. Oak Bay Watch members also help community groups with their specific development concerns. Donate to Oak Bay Watch - even $5 or $10 dollars provides expenses for door- to- door handouts and helps us maintain our website. Oak Bay Watch is committed to ensuring the Community gets the full range of information on budget, governance and all key development issues – a well informed opinion cannot be made without this.
(Please use Donate Button at bottom of oakbaywatch.com Home Page)
Keep informed please sign up for our newsletter – bottom of Newsletter Menu Item.