The UCB was specifically meant to limit urban sprawl and all its associated problems. It was designed to increase the population density in urban areas, thereby allowing services such as transit, sewer, and water to be offered more efficiently, while protecting our diminishing rural land reserves. By developing outside the UCB, we risk throwing out the many years of hard negotiations that it took to come up with the Boundary, and make it easier for other development proposals to encroach on our remaining agricultural and forest lands; it also makes it harder to provide infrastructure services more efficiently.

* The development goes against Central Saanich’s Official Community Plan (OCP), which designated the area in question as part of our rural land reserve. The OCP was developed over a long period of time involving extensive consultations with the community, and was reaffirmed just last year. Therefore any forthcoming development proposal should conform to the OCP, and not the other way around.

* Rural land needs to be valued for its inherent importance, and not viewed as vacant space waiting to be developed. Rural land is needed to ensure that important wildlife habitat remain and that we can establish food security and not have to rely on food transported from hundreds, or even thousands, of kilometres away.


* The proposed development's density is far denser than the surrounding farm land and the Southeast Quadrant residential area. It does not conform to its surrounding environment.

* Using Stats Canada’s figure of 2.6 people per household and Natural Resources Canada’s figure of 1.3 cars per household, the forest above would have to give way for about 300 people and 150 cars

* Cutting down many of the trees on the hillside will mean a loss of habitat for wildlife, such as deer, eagles, owls, and other birds. It thus risks further eroding the Saanich Peninsula’s biodiversity.

* The new development could become an eyesore, highly visible from the surrounding countryside.

FREQUENTLY ASKED QUESTIONS

Q: What's all this about the Regional Growth Strategy and Urban Containment Boundary?

A: In response to the rapid growth of Greater Victoria, all 13 municipalities agreed to a so-called Regional Growth Strategy. In essence, the idea was to limit urban sprawl to several urban centres, thereby protecting the remaining agricultural areas, rural land, and forests. Protecting agricultural areas is crucial for implementing sustainable principles such as the 100-Mile Diet and local food security. Protecting rural land and forests is vital to provide a buffer between agricultural lands and urban centres, protect remaining biodiversity, supply us with breathable air, and provide recreational areas.

After years of deliberations, consultations, and negotiations, all 13 municipalities agreed to a clearly-defined boundary that would separate urban and rural land. This boundary is also known as the Urban Containment Boundary. A major issue with the proposed development is that it is outside of this Urban Containment Boundary, i.e., it is on land that was specifically set aside to be protected from such development.

If we allow one developer to build an urban-scale development outside of the Urban Containment Boundary, it becomes very difficult to deny other developers from doing the same; and if we keep shifting the Urban Containment Boundary, it risks to lose its meaning, resulting in the loss of more agricultural, rural, and forest lands.

Q: I have heard that the plans were changed and now are rural.

A: The plans were changed, but the development density still exceeds all existing rural zoning categories in Central Saanich. According to Smart Growth BC, a rural development translates into at most 2.5 dwelling units per hectare. Because the development proposes 35 townhouses, 24 duplexes, and 30 single-family dwellings (which could legally contain suites), the resulting density would exceed this definition of rural by more than 350%. Also, we are puzzled how townhouses could be considered rural...after all, they are called TOWNhouses! To us, this is still an urban-scale development.

Q: I have heard that the land is not in the Agricultural Land Reserve.

A: Part of the land used to be in the Agricultural Land Reserve until last year. We believe it was removed from the Agricultural Land Reserve to make room for this development.

Q: I have heard that the proposed development site is not arable.

 

A: Farms need less-arable lands for storage, composting, greenhouses, livestock, etc., to free up more-arable lands for growing crops. Fertility of the soil is only part of the picture when it comes to the issue of whether land is productive for agricultural uses. Also note that Central Saanich staff have warned that the development could threaten more-arable land surrounding the development. Concern has also been expressed about the Garry Oaks that are currently growing on the site.

Q: But won't this development help the farm?

A: We have not seen a business plan, so it is difficult to comment on whether or not the farm would be helped. We do know that the Vantreight family used to farm in the Gordon Head area, sold the land -- which was then developed --- and moved to the Saanich Peninsula. We don't want this to be repeated in Central Saanich. Furthermore, even if the development were to help the farm now, what if the farm needed money again in a few years from now? Should more rural/agricultural land be sold off for development? Also, what about other farms --- and for that matter, small businesses and individuals --- who are struggling financially? We do not believe that developing rural and agricultural land for personal, financial reasons is sustainable in the long run.

Q: Isn't Central Saanich in favour of this project?

A: While the majority of Council voted in favour, they did so against the recommendations of their planning staff and the Advisory Planning Commission.

Q: But isn't housing desperately needed in Greater Victoria?

A: Social housing is needed; however, the proposed development is not a social housing project. Furthermore, according to the Capital Regional District, the number of dwelling units in Greater Victoria has increased by 500% in just 5 years (2002 - 2007), whereas the population has increased by only 6%.

Q: Aren't you just against development?

A: We are not against development, as long as it is sustainable and within areas that were specifically set aside for development. We are against continuing urban sprawl.

Q: How can I get involved?

A: Please write to Central Saanich Council (municipalhall@csaanich.ca) today! Central Saanich Council is now studying aspects of this development proposal, so this is a perfect time to contact them and make your concerns known. When you write a letter, be sure to address it to the "Mayor and Council." That way the letter will be added to the agenda and you have an opportunity to speak to it at a Council meeting. If you only address it to an individual Councillor or the Mayor, your correspondence will be private and will not be seen by other members of the Council.

 

You can also send a note expressing your concerns to North Saanich Council (admin@northsaanich.ca), the Capital Regional District (http://www.crd.bc.ca/growth/index.htm), the Times Colonist (edit@tc.canwest.com), and the Peninsula News Review (editor@peninsulanewsreview.com).