Colwood councillors are stuck between a rock and a hard place.
Their quandary is a rezoning application for 3333 Metchosin Rd., located on the corner of what locals call a "chaotic free-for-all" intersection.
Residents want the city to deny the application and improve safety at the intersection first. But councillors are worried that rejecting the application could open the door for other unfavourable proposals, because of incoming provincial legislation that will affect the scope of the city’s decision-making authority.
The “chaotic” Colwood intersection at the centre of the controversy is at Metchosin and Lagoon roads, just steps away from Sangster Elementary School. Showing a united front, residents voiced their worries for the safety of students, pedestrians and other road users at the May 26 council meeting.
“We’ve put our life in our hands walking across with our dog – we’ve watched others, small children … almost get injured at this corner,” said one resident.
The “huge traffic issues” have been an ongoing worry for locals, but the matter has come to a head because of the recent rezoning application.
Where a single-family home currently sits, the development instead proposes a three-storey apartment building, housing nine residential units and one live/work unit.
City staff say the rezoning application is “consistent” with policies laid out in both its Official Community Plan and the Metchosin Lagoon Neighbourhood Hub.
A transportation impact assessment notes that no intersection upgrades are required as a result of the development.
But locals disagree.
They say the increase in density will push the “already under stress” intersection to breaking point.
Among a number of residents who spoke at the May 26 meeting was a Sangster Elementary School crossing guard, who appealed to the city to put safety and children first, before development.
“I urge each and every one of you to come … and stand and watch what we deal with every day,” she said.
While sympathetic to the traffic safety concerns, councillors found themselves struggling to know how to move forward.
Looming large over them is the Housing Statutes Residential Development Amendment Act (Bill 44), which will require the land use bylaw to be updated by December this year to allow three to six units, at a maximum height of three storeys, on single-detached or duplex residential lots that are connected to sewer.
Denying the current proposal on the table for 3333 Metchosin Rd. could lead to “less desirable outcomes,” warned Coun. Misty Olsen.
“(It) might be the best of a range of not-so-great options,” said Coun. Dean Jantzen.
One of those “not-so-great options,” according to Jantzen, is the subdivision of the current single-family home lot into three lots, which under Bill 44, would allow for up to 12 units.
“I’d prefer to maintain some control rather than lose control to somebody else,” he said, leaning in favour of the current rezoning application.
The discussions took place at the same meeting where Mayor Doug Kobayashi called out the province for “micro-managing” the city.
The mayor had taken offence to a letter from Minister of Housing Ravi Kahlon, which acknowledged the city has delivered 54 per cent of its ‘year one’ housing target set out by the province.
In the same letter, Kahlon noted Colwood had denied an application for 44 townhouses and, according to Kobayashi, 'warned' that the ministry monitors all denied applications.
“And then, believe it or not … a cabinet minister sends us a letter telling us ‘unacceptable’ and ‘we’re watching you',” he said, giving his interpretation of the minister’s message.
It was a sentiment echoed by Jantzen.
“Our feet are being held to the fire to make a decision, with big brother watching,” he said.
Unwilling to make a hasty decision, councillors decided instead to defer the application to a Committee of the Whole Meeting. Council staff were also instructed to compile a report with options for how safety can be improved at the Metchosin and Lagoon roads intersection.
