A new residential and commercial development is coming to the entrance of Ucluelet.
The project will see two lots merged into one at 2102 Peninsula Road with eight resort condo short- term rental units and about 4,000 sq. ft. of groundfloor commercial space at the front of the site and 12 long-term housing units in the back.
It is expected to include 55 parking spots on-site.
During their July 30 regular meeting, council approved the development after hearing a report from district planner Anneliese Neweduk.
Neweduk explained that the site was zoned for mixed commercial and residential units, but that a rezoning was needed to allow for the housing units and commercial units to be in separate buildings.
“Residential use is already permitted within the zone, but only when it is in combination with a commercial element all in one building,” she said. “What this bylaw would do would allow the residential use to exist on its own in a separate building without any commercial aspects to it.”
During the meeting, council also reviewed a letter from Shane Hilder, who identified himself as a direct neighbour to the property and expressed concerns.
“I do believe there are some wonderful community benefits to the proposed development, namely the construction of townhouses. But I am opposed to the idea of allowing Resort Condo uses within this development. I don’t feel that’s a need for our community. There’s a lot of uses proposed on the property and I totally understand that’s within the framework of the zoning there,” Hilder wrote. “But it would be a bit of a precedent in town to allow resort condo, commercial and long term accommodation within the same development. The Moorage is one example that’s close. My understanding of community feelings towards that project is regret that short term accommodation was ever allowed.”
He added that he would like to see a more “scaled-back” version of the project that allowed more room for greenspace and added that he’s concerned the balconies on the resort condos would directly face his property at higher elevations than his home, producing a negative effect on his family’s privacy.
Hilder also expressed concern over a proposed retaining wall and foundations proposed “very close” to his shared property line with the site.
“Ultimately, I’d like to keep every tree/bush along my property for as much privacy as possible from this project. I’m concerned there will be erosion/over excavation/tree and slope stability issues in forming major below grade foundation walls within 5’ of a property line,” he wrote.
“There was no additional protection added for the root boundary of trees along the creek protection area/our shared property line on this commercial development. I would like to make it known that I will not be allowing any access over my property line for excavation/forming work. The developer should take every precaution necessary to survey, flag and protect root boundaries of trees within my property line.”
Hilder pointed out a salmon bearing stream in the area and suggested it would need to be protected from the development.
Coun. Shawn Anderson acknowledged Hilder’s letter and asked Neweduk about the stream as well as any protections in place for the trees along the property line.
Neweduk responded that the environmental concerns would be addressed during the development permit process and that an existing covenant specifies a setback of 15 metres from the stream, which provides more room than the 10-metre setback a Qualified Environmental Professional had suggested.
She added that there should be no encroaching construction onto Hilder’s property.
Anderson suggested the district keep in touch with Hilder throughout the construction to ensure “things are going well” in regards to encroachment, potential erosion and slope stability.
In terms of the project’s form and character, Neweduk suggested the new development would fit within the neighbourhood’s aesthetic.
“The applicant has used the OCP guidelines and policies to inform the architecture and design of the proposal to align with West Coast fishing village heritage,” Neweduk said.
She reiterated the fish bearing stream and riparian area surrounding it was assessed by a Qualified Environmental Professional who confirmed “the area is of excellent mature forest quality and the stream itself is fish rearing and spawning habitat.”
“The setback has been set at 15 metres, which the proposal is outside of and all of the additional environmental mitigation measures are conditions within the (Development Permit),” she said.
Coun. Mark Maftei was the only vote opposed to the project and was outnumbered by Mayor Marilyn McEwen and councillors Jennifer Hoar and Shawn Anderson. Coun. Ian Kennington had recused himself from the discussion and decision due to being involved with the development.
Maftei explained he was opposed to the project because he did not feel the zoning was appropriate.
“I don’t feel that the amendment to zone was justified, so I can’t vote in favour of the project based on that,” he explained.
The zoning had been discussed during council’s June 25 regular meeting, where Maftei had questioned the short-term rental use.
At that meeting, Director of Community Planning Bruce Greig had explained the two buildings at the front of the property would house resort condo accommodations and about 4,000 sq. ft. of commercial space with the 12 townhomes located at the back of the site.
“It’s a very contemporary approach, but using materials that are kind of West Coast in their origins, if you will,” he said.
Coun. Mark Maftei asked if the resort condo units were integral to the development.
“Is that an absolute requirement from a financial perspective?,” he asked.
The applicant, Ucluelet’s former mayor Mayco Noel, explained that the goal is to build approximately 700 sq. ft. bachelor units that purchasers would have the choice of renting out or living in or both.
“Perhaps we might be able to sell all of them as long-term accommodations giving the owner the ability if they want to live in the place or be able to rent it,” he said.
He likened the project to The Moorage building in Ucluelet, albeit with a smaller footprint.
Maftei asked if Noel would consider taking out the short-term rental use and commit all units to long-term housing.
Noel reiterated the option to rent out the units or live in them would likely result in a mix of long-term and short-term occupants as well as residents living in the units for some of the time and renting them out when they’re out of town.
“I think it’s a doable option,” he said. “You would probably see similar numbers that you see at The Moorage.”
