An aerial photo map shows the location of the proposed development. Only one neighbour, Rick Neumann, spoke at a hearing Monday. He supported the development as long as steps are taken to improve the traffic situation on 92nd Avenue on the hill east of Elks Lodge. (Regional District of Okanagan-Similkameen)
It appears the path has been cleared for a new subdivision in Osoyoos to be built that will include 18 duplexes on a former gravel pit located behind the Osoyoos Elks Club.
During a public hearing held Monday afternoon, the only presenter was Rick Neumann, who voiced his strong support for the development as long as major steps are taken to improve traffic flow and excessive speeding he says has become a huge problem along 92nd Avenue heading down the hill east of the Elks Lodge.
Back in 2009, this particular piece of land was approved for a 109-unit mixed-use housing development, but the approved developer never did move forward with construction.
Amritpal Toor, the owner of Sigma Stone Inc., has officially applied to the town to amend a zoning bylaw to build the 18 duplex units and change the current zoning from high density residential to low density residential.
Toor is hoping to develop a total area of 2.58 acres on the north side of 92nd Avenue, between 87th Street and Braeburn Place.
There are currently single-family homes north along Braeburn Place and east along Braeburn Place and 92nd Avenue. There is the Elks Lodge and single-family dwellings within the Regional District of Okanagan Similkameen (RDOS) along 87th Street to the south and agricultural lands within the RDOS west of the property.
The subject property was formerly a gravel pit and is currently vacant apart from some vegetation.
Newmann told members of council that he lives on 92nd Avenue directly across from the proposed subdivision and he’s strongly in favour of this proposal.
“I’m very glad it will be developed and get rid of that eyesore gravel pit … I’m especially pleased with the low density being recommended,” said Newmann.
However, before any home construction takes place, Newmann said the developer and town have to work together to ensure major improvements are made to 92nd Avenue.
The hill leading down 92nd Avenue towards Spartan Drive “is one of the most dangerous curves in this town” and there is often bumper to bumper traffic during the busy tourist season, said Newmann.
Despite heavy traffic, many users of this road drive “up the middle of the road” at excessive speed and he’s seen numerous close calls over the past several year, said Newmann.
Comments in a staff report to widen 92nd Avenue won’t work “as widen is just another word for drive fast,” he said.
Newmann has studied what has worked in other jurisdictions to try and correct speeding and suggested the town or developer look at construction of what are called “chicanes” that are common in Europe to slow down traffic in residential neighbourhoods.
The chicanes force drivers to drive on the right ride of the road and are spaced close enough to each other to force them to slow down, he said.
“You won’t be able to drive up the middle of the road” at excessive speeds if these chicanes are built, he said.
Newmann also said the traffic problems that have plagued his quiet residential neighbourhood have only become worse since the former town council voted to turn Spartan Drive into a one way street three years ago.
“Since turning Spartan into a one way street, you have doubled the traffic,” said Newmann. “By adding another 36 houses, it will double again.”
Newmann reiterated he’s not against this development as long as proper road improvements are made to ease traffic and speeding in the area.
“It’s an accident waiting to happen,” he said.
Alain Cunningham, the town’s director of development and planning, told Newmann his concerns will be forwarded to Terry Underwood, the town’s engineering consultant.
Underwood has joined a team of people working on this project and Cunningham said Underwood will be made aware of his concerns and all other concerns presented during a recent open house back on May 18.
Brad Elenko, a senior planner with McElhanny Consulting Services Ltd. in Osoyoos, said the impact of this development from the one approved by council back in 2009 would be minimal.
Instead of 109 new homes, this one will only have 36 and the amount of pedestrian and vehicular traffic that will result shouldn’t be significant, he said.
The developer has prepared a geotechnical report that has been forwarded to the town to ensure the sloping of the land where the duplexes would be built is strong, said Elenko.
The developer is also willing to build a small wall to catch any loose pebbles or sand that might slip down the slope at the back of the proposed 18 units, he said.
KEITH LACEY
Osoyoos Times
