By Sebastian Kanally, Times Chronicle
An application to amend the Okanagan Valley Zoning Bylaw to make way for a future subdivision at 16963 Old Richter Pass Road has been denied by the board of the Regional District of Okanagan-Similkameen (RDOS).
The application was to amend the zoning of the property from Small Holdings Four (SH4) to Small Holdings Three (SH3) so that two 1.0 hectare sections could be developed into a subdivision.
The board determined that the application did not align with the policies of the Regional Growth Strategy or the Official Community Plan, and did not properly address the water or environmental conservation policies established for the Kilpoola Settlement Area. Nor did it respect the significance of Spotted lake for the Syilx/Okanagan Nation.
Brad Elenko, the applicant’s agent, addressed the board in an effort to convince them to reject the denial of the amendment. He assured the board that all environmental considerations are being dealt with and there would be no impact on groundwater.
He argued that because of the allowance of accessory buildings in addition to a main house on each lot already there in the current zoning, there would not be an increase in density because the owner would preclude any such accessory buildings to be constructed on the smaller sections.
In addition, he argued that there is 750 metres (2,460 feet) between the lots and the sacred Spotted Lake and therefore the development would “not disrespect the integrity of it.”
“I would suggest we at least allow the application to go to a public hearing and have the public weigh into this, we have taken care of environmental and water issues, ground water is not an issue, density is not an issue, character of the neighbourhood really is not an issue,” he said.
Mark Pendergraft, chair of the RDOS board, said that pushing through a “one off” amendment to allow minimizing the size to build down to one hectare is a “foot in the door” and that public hearings do not get much turnout.
Mayor of Osoyoos Sue McKortoff concisely put the same point when she said: “We need to look at all of the issues carefully before we go ahead with allowing this. So I think we need to take a wait and see approach on this one.”
Some discussion resulted among the board about addressing this issue later on. Density increases in rural areas and having smaller building lots to help with the costs of housing is something to be considered. But the board determined it should not be amended on a “one off” basis and is something they should return to later.
