May 31, 2018
The Vanke subdivision at Havies and Laurel was zoned for R-1 Single Family Residential Housing many years ago and at one time far more than 66 lots were proposed. The street pattern was examined at that time and increased traffic flow was considered when this zoning was approved.
Prior to 2009, Laurel Ave was not connected through the frontage of 4980 Laurel Ave. In July 2009 the District of Sechelt connected the north-south portions of the roadway into one. Due to requests from local residents at this time, three speedbumps were installed along Laurel Ave to ensure smooth and controlled traffic flow with a posted speed limit of 30 km/h, ensuring pedestrian safety along this stretch. The 2009 Bunt report and the Official Community Plan indicated that future extension of Laurel Ave should be considered and designed for Collector Road Standard, but did not address the classification of the existing Laurel Ave from Davis Bay Road to Havies Road. This extension will be constructed to the Collector Road Standard including separated multi-use pathways on both sides for pedestrians and cyclists.
Public Input and Development Variance Permits
The Vanke development does not require a rezoning, so no public information session or public hearing is required. The developer did request development permit variances (DVPs) for some of the road standards, which did require public notification. As required in the District of Sechelt bylaw, notifications to neighbouring properties within 50 metres of the Vanke property were sent out on April 6, 2018. The DVPs were considered by Council at the April 18, 2018 Regular Council Meeting and variances were approved as follows:
In all instances, except for one, the road standards were increased. The only one that wasn’t increased was determined to be a redundant road connection which ran along the back of several lots.
As part of the Vanke development Havies Road, from Highway 101 to the western Vanke property line will not be improved due to the existing right of way width and grade issues.
In lieu of improvements to Havies, the development will construct the Betty Road extension, between Nestman and Havies along the west property line of the development to District of Sechelt Half Urban Local Road Standard, including 6.0m pavement, sidewalk, curb & gutter and streetlights. This new access point provides an alternative to avoid the issues with the Havies Road grade and existing right of way widths. Due to the sightline issues and the existing grade, the Ministry of Transportation has suggested that this intersection must be right in, right out only.
The variance for the Laurel Ave Standard is to provide multi-use pathways on either side of the road, increasing the service level. In lieu of the Nestman Road improvements east of the future Laurel Ave intersection the developer will improve the west side of Nestman road to include a multi-use pathway on the south side and a sidewalk on the north side beyond the development site. This variance will give improved public pedestrian and cyclist safety along Nestman Road. All street lights will be dark sky friendly LED, complete with diming capabilities during the low traffic/pedestrian times. This will save electricity and minimize the impact of light pollution.
Nestman/101 Highway left turn bay
As part of this development the Highway 101/Nestman intersection will be improved with a left turn bay to handle the additional traffic flow without disruption for south bound traffic on Highway 101. This is a Ministry of Transportation and Infrastructure requirement and the developer’s engineer is currently completing their design package for submission to the District of Sechelt.
Vanke is required to provide a storm water management plan that ensures all water runoff from the property is addressed and not diverted on to any neighbouring property. The development permit will not be issued until this is confirmed.
The next step is for Vanke to complete the detailed engineering drawings so the servicing agreement with the District of Sechelt can be established. This will confirm the details of lot servicing, including electricity and telephone services. Currently the developer plans to install these services underground. A new sewer line will be constructed by the developer along Highway 101 to provide community sewer service for these lots. The District will provide more details about possible sewer connections for other residents in these neighbourhoods as these applications progress.