Development re-zoning applications: Community Consultation
Developers are welcome to present their project at one of our regularly scheduled meetings. We will make an effort to contact the residents most affected by a proposed development to let them know about your presentation at our meeting but all subsequent communication with area citizens is the responsibility of the developer. We do not commit to act as a go-between. After the meeting with the community association, we will provide you with our written comments, questions and any concerns we may have. Contact with one member of the community association does not constitute communication with the association. Contact MVCCA through our website or via the current president. Our goal is to be supportive of sustainable development within our community.
We advise that the developer hold, one or more well-advertised meetings to the community. The initial meeting notice should be mailed to an extended area (not just 90 meters). A website, or Facebook page is a good way to communicate your progress reports and meeting dates, and also to get community feedback. It is important to educate the community and to listen to their concerns. NIMBY attitudes are often the result of a lack of information. A member of the community association will try to attend all your meetings with residents. Communication with residents and businesses in the area of the project, will help ensure the success of your application.
The community association requests specify details to be provided as they become available. The Saanich Planning Department will send us the final site plans and a form letter that asks if we have any objections. A copy of our written remarks will be available for the developer. We will make every effort to ensure that a representative of the community association attends the relevant Saanich council meeting. Generally, we will also make an oral presentation, as may members of the public.
First meeting with the community association: useful information to provide:
Who owns the property? Are there options on the sale of the property? When was the property last sold?
Site maps for the area under discussion.
Existing zoning and zoning application you will be requesting
Have there been previous rezoning applications for this property?
Preliminary drawings which include the area that surrounds the site.
What is your plan for communicating your proposal to the community?
General idea of timeline of applications to Saanich and the beginning of construction.
Indication that the proposed final development will maintain the character of the community.
Tree survey, if needed.
Variances that may be sought. (i.e. height, resident parking, guest parking, set backs etc.)
We may request the following additional specific information, as it becomes available:
- Project: Number of stories, total square feet, height, exact number of units (offices/residences). Number of parking spaces, (both above and below ground, both residents and visitors). Elevations in relation to adjacent neighbours.
- Drawings that show the development, as it will appear within the existing surrounding buildings and streets, including all roof equipment.
- Plan for deconstruction of any existing buildings
- Results of any studies and surveys conducted. (i.e. traffic study, hazardous material assessment, shadow study, tree survey, issues of environmental protection)
- Plan for reducing traffic, noise, dust etc. during construction.
- Details of timeline for applications to Saanich and construction timeline.
- Description of any existing covenants and any new covenants proposed.
- All variances being sought. (i.e. height, resident parking, guest parking, set backs)
- Amenities the developer will pay for and a time frame for completion of any amenity.
Sample questions that have arisen in the past:
- Does this use fit with the long term vision for this area – fit with Local Area Plan?
- How does the construction impact the space immediately around it?
- Character and design suitability to the neighbourhood, use of vision corridors, siting.
- Privacy, use of window placement and fencing
- Storm water management system and its impact on watershed
- Existing soil and infill, - history of contaminates, disposal procedure, where will it by taken to
- Materials used in construction and purchase of materials locally
- Will an effort be made to recycle existing materials on site
- Landscaping - use of native plants, maintenance of existing trees or features
- Estimate of number of people that will be working at any businesses
- Value-added features to attract businesses to locate here
- Increased traffic, street parking issues, noise, use of trucks for business
- Businesses hours of operation and after hours delivery trucks
- Layout – fostering green space or pavement,
- Covered bicycle space, secure bicycle lock up, motorcycle space
- Use of roof space (white roof, patio, solar power, green roof) - features above roof line
- Roof equipment – noise mitigation, screening, appearance
- New technologies in heating and lighting
- Light pollution reduced from windows or signage
- Amount of pavement needed, use of alternatives
- Commercial signage, size and location
- LEEDS / Build Green - or other type of certification sought or other sustainable practices
1. Site amenities - are those that apply to the residents and lease-holders of the site.
2. Local amenities - apply to the spaces near to the site
3. Community amenities - apply to the larger community
4. Community Assoc. support - helps the community association in achieving its goals
Some site amenities include:
Underground placement of utilities, bike lock up, car share program agreement, electric car stalls, green space, gardening area, children’s area, strata council controlled meeting room, solar power,outdoor space for employees, covered space for employees who smoke, art, water feature
Some community amenities include:
- affordable housing units (for example, 10 year guarantee or donation of funds to the
Affordable Housing Strategy)
- bus shelter, public washrooms, community bulletin board, park developments
- covenants - such as hours business, loss of rezoned status if property is sold or not built on
- public plaza, or benches
- public art, or mural
- public right of way within site, pedestrian safe walking routes
- sidewalks, cross walks, traffic calming measures, traffic lights
- tree planting beyond that required by Saanich
- signage improvements, such as for walking / cycling routes
- financial support for unspecified amenity to be developed by Saanich planning department
- financial support for affordable housing fund
Variance after the consultation process
It has been our experience that after the consultation process has finished a developer may come back to council and request variances. If that is the case, the community association may withdraw support from the development until a full community consultation can be conducted again.
prepared by Carol Hamill MVCCA updated 16 May 2017