Town council talking strategic plan.
Lyonel Doherty photo
Town council has given first reading to a rezoning proposal that would see a 52-lot residential development on Meadows Drive.
The developer is seeking to amend the Official Community Plan to change the land designation from medium density residential to low density residential to accommodate manufactured homes on the 3.5-hectare site.
The property owner (Robin Agur) states that this attractive housing community would be supported by buyers and will attract new families to Oliver. He noted that he hasn’t been able to attract a single “multi-family” builder to this site in 25 years.
The area is bounded by the Okanagan River to the west, Meadows Drive to the east, an oxbow, and a medium density development (MacPherson Meadows) to the south.
Town planner Christopher Garrish said the land in question has sat vacant for 30 years. He noted the property was previously excluded from the Agricultural Land Reserve to accommodate the Town’s future housing needs. The binding agreement was that the property be utilized for medium density purposes, Garrish said.
Two previous proposals for a mobile home park and an “adult” residential development did not proceed.
The current medium density zoning allows for a wide range of housing, including apartments, triplexes and townhouses.
In 2008 council approved a permit to allow for the development of an 11-unit, three-storey town home. A building permit for the first four units was issued in 2009 (these units have since been completed). The remaining seven units have been abandoned, and the area upon which they were to be built is part of latest rezoning proposal.
Because the area has remained undeveloped for so long, it “may” be reflective of an inappropriate land use designation, Garrish said.
But he added this application is premature in light of council’s recent decision to initiate a review of the Official Community Plan.
Representing the owner, Hart Buckendahl said multi-family residential developments do not work in Oliver (for unexplained reasons).
“They (people) won’t move into condos in Oliver . . . they won’t work.”
Buckendahl asked for first reading so that the issue could go to a public hearing for input.
“A substantial number of people are in favour (of this proposal) . . . we think the market is right.”
Buckendahl said these manufactured homes will be built on crawlspaces and have concrete foundations. The lots will be rented out for a monthly fee like Gallagher Lake Village Park, he pointed out.
Mayor Ron Hovanes raised a concern about potential “living restrictions” on the property.
Buckendahl said they will be “everything friendly,” meaning anyone can buy.
But Hovanes said his fear is that after some of the homes are built, the strata will make it an adult (55-plus) community.
Councillor Jack Bennest said he would need way more feedback from the public before proceeding. Therefore, he recommended first reading in order to move the process forward.
However, council outlined the following conditions: A public information meeting be scheduled; a riparian area and environmental assessment be completed; and a right-of-way be granted to maintain public access from Meadows Drive to the river channel.
Garrish said the developer had plans to close a road access, so he said the Town should ensure that pedestrian access be maintained.
Orville Dyer, a provincial ecosystems biologist, noted that environmentally sensitive habitat for species occurs around this property.
“Changes to the zoning will increase the risk to some of these resources,” he pointed out.
Dyer encouraged protection of a 30-meter buffer around the oxbow to the north. He noted this would provide protection for the wetland and habitat for the threatened Great Basin Spadefoot (toad).
Dyer said more than 40 per cent of open water habitats have been destroyed in the lower elevations of the Okanagan Valley.
Lyonel Doherty
Oliver Chronicle
