Buffering our agricultural land

Saanich rejects housing proposal in agriculture zone despite amenities
Developer hoped to build six houses in agriculture zone off Lochside Drive
By Bill Cleverley, Times Colonist July 15, 2009

Promises of road widening and improved parking and student drop-off zones for Lochside Elementary School weren't enough to sway Saanich council this week into allowing six new single-family houses just inside the urban containment boundary.

The rocky, flood-prone, 7,352-square-metre, triangular parcel on the west side of Lochside Drive south of Royal Oak Drive is zoned for agriculture, but has never been farmed.

Several residents opposed the proposal, saying it threatens the integrity of the rural Blenkinsop Valley.

"Even though it's never been farmed, I saw the value in the land as a buffer for the valley. [I] think it serves a valuable purpose as a natural water-filtration system, and it provides ecological benefits in its natural state," said Coun. Dean Murdock.

He said locating large residences (up to about 4,000 square feet) in the area could have a significant impact on the farmers in the valley.

"When it comes to conflict between those residents and, say, farm vehicles or farm equipment and the usual odours and noises associated with agriculture, often those [new] residents end up winning out over the agricultural practices. That's not something we want to see in the Blenkinsop Valley," Murdock said.

Limona Construction, known as a "green" builder, wanted to rezone the parcel from agriculture in order to create the new single-family lots.

Limona had offered to widen Lochside, build additional parking on the nearby school property, improve the pick-up and drop-off areas for students, construct the sewer connection, build a new sidewalk from Royal Oak Drive, plant trees and do landscape work on the boulevard between the sidewalk and the road.

An area of 368 square metres was to be dedicated as park space, and five per cent of the value of the property was to be given as a cash contribution for park acquisition. Five of the six lots were to be accessed from a new cul-de-sac, while one lot would be accessed via a driveway onto Lochside.

Municipal staff had recommended approval, saying the area would feature the same zoning as properties in Broadmead.

Coun. Paul Gerrard, who voted in favour of the rezoning, said the arguments for creating a buffer were persuasive.

While opposed by the Blenkinsop Valley Community Association, the proposal had support from School District 63 (Saanich), the Broadmead Area Residents' Association, the bicycle pedestrian advisory committee and the Greater Victoria Cycling Coalition, Gerrard said.

Mayor Frank Leonard, who voted against the proposal, said amenities shouldn't be a reason to rezone.

He said he would have preferred to have seen something with some protected areas and perhaps clustering of the houses rather than "more of the same" as next door in Broadmead.