Oliver Town Councillor Petra Veintimilla listens intently as Catherine and James Hodge outline their rezoning proposal for Apple Beach RV Park.
Dale Cory photos
Tuc-El-Nuit Lake, and the potential for residential development, is back in the spotlight.
Apple Beach RV Resort, located at the north end of the body of water which lies just inside the town boundary, is at the centre of what is sure to be a controversial issue.
Apple Beach RV Resort owners James and Cathy Hodge have submitted an application to change the zoning at 915 Bulrush Drive to accommodate a 10-lot subdivision. The zoning proposal would change the designation from tourist commercial to low density residential.
Council asked the owners to get public consultation because of the fact this is a new proposal they haven’t come across recently, and because council will be asked to give its blessing to a situation which will see an established campground closed down.
So, at the request of Oliver Town Council, the Hodges’ held a public information session March 9 at the former Search & Rescue building on Kootenay Street.
“Essentially there are two issues which need to be addressed – the removal from tourism commercial status, and the density. So, they’ve asked us to get feedback,” explained James Hodge. “We’ve spoken to people around the lake, the people who are closest to us who are greatly impacted and asked their opinion. A few of the people are writing letters in. We have had positive feedback. What we are trying to do is share the information, and explain why we are having to go through this. It’s not something we chose to do. It’s just because of circumstances, and problems with the trees, and also because of the fact the demand for camping in a campground such as ours, a small campground with limited services, has declined in favour of the bigger campgrounds with the swimming pools and tennis courts.”
The Hodges are adamant that re-developing the campground would cost them a “couple of hundred thousand dollars”. They would need to remove some old-growth trees, an expensive undertaking which would leave the campground wide open, and very hot in the summer months.
“We formed this application for the town just to get their opinion, to which they said, we can’t give an opinion until we’ve heard what the public has to say,” explained James. “What you’re (the town) giving up is a campground in favour of 10 residences, nine extra actually, because we live in one of the places.”
The Hodges have heard from people adamant they don’t want a lot of extra density around the lake.
“They are worried about the pressure on the lake. I hear that. But once people realize they are giving up 30 campsites for 10 properties, which will be families who come into town,” explained James. “The advantage as I see it will be that this development will increase the tax revenue. People have to understand that the houses around here pay a huge amount of tax and they have lovely houses. My neighbours are concerned about protecting their investment, but also the lake, and the environmental concerns of the lake. I don’t see that there is any extra pressure on the lake through our development.”
The Hodges say they are not property developers, and that, from an income standpoint, they are not going to retire rich (from the re-development).
With regard to the public information session March 9, the Hodges had maybe a dozen people sign in by 3 p.m., an hour and a half into the two-hour session. Many of those who had attended by that point where members of Town Council, or close relatives.
And the next step?
“We will take feedback back to council and then we will likely have to go through first reading. There may be some extra feedback from council,” said James. “Then I hope to get the proper public hearing to address the change – both from an OCP (Official Community Plan) and re-zoning. If anybody’s got an concerns, they can always contact us. We would like to incorporate as much feedback, but you have to understand that some people would like to see no change whatsoever. But that’s one thing I can’t do. I can’t leave the trees as is. I can’t have people sleeping under those trees.”
Mayor Ron Hovanes said it’s now up to the Hodges to bring back an application for their residential development.
He noted the apparent increase in rezoning applications such as this one is perhaps a sign of the times.
“Maybe the economy is picking up,” said Hovanes.
He pointed out that members of the Area 27 racing project have started to purchase housing in Oliver.
Councillor Jack Bennest said maybe the new correctional centre development is spurring these rezoning applications.
Dale Cory
Oliver Chronicle
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- Dale Cory photo
