— Cottonwood Drive development gets some concerns & some plaudits —
(OSOYOOS TIMES — August 8, 2007) —
By Chad IngramrnOsoyoos Times
Osoyoos Council heard mixed reactions to the proposed Indigo project Thursday night, as nearly 200 residents packed themselves into a hot and stuffy Legion Hall for a public hearing on the matter.
The hearing commenced with a presentation by Greg Rohland, the principal of the luxury resort housing development. Rohland reiterated what the development's contributions to the community would be under DCC charges and density bonuses (more than $1 million) and reminded attendees that the development would include a 0.4-acre public park. He also spoke of geothermal heating, mitigating potential traffic problems and his company's determination to leave the smallest ecological footprint possible.
Rohland also emphasized that the zoning for his project is site-specific, and that it would not set a precedent for future developments.
Sure, sure, sure, was an audible response from one woman in the crowd.
Other members of the Indigo team were on hand as well, including architect John Clark, who took the podium after Rohland.
Clark asked the crowd not to be deceived by his appearance “ slicked hair, dress shirt, cuff links “ as he explained that he is familiar with small towns, Osoyoos in particular.
Do we go big or do we stay small? he rhetorically asked attendees, pointing out he realized the delicate crossroads the town has come to.
With the aid of a PowerPoint presentation, Clark took the crowd through the process he goes through when designing a building, starting with an assessment of the architectural needs of the community.
The architect said he began by making a number of trips to the town.
We try to discover what makes Osoyoos what it is, he said. Clark said that what made an immediate impression for him were the town's trees, its rocky desert terrain, the terraced hillsides, the lake and Osoyoos' vast blue sky.
He explained that he tried to incorporate the area's vineyard culture into the design of the structure.
In a nutshell, the building is mimicking a terraced hillside, Clarke said. He added that he tried to accommodate Osoyoos' Spanish-American Southwest architecture by giving the entranceway an Adobe-style treatment.
It was then time for Osoyoos citizens to take the floor.
I'm pleased with the way it looks, but I still have some concerns, said one man who identified himself as a resident of Luna Rosa, a resort housing development near the proposed Indigo site at the end of Cottonwood Drive. His concern was over security issues. The man cited drunken pub patrons using the facilities of, and stealing boats from, his and other nearby housing developments on Cottonwood Drive.
Possibly on their way back to the RV park, he said. The resident said he felt the addition of a public park near Indigo would only exacerbate this type of behaviour.
Frankly, if you're going to go ahead with this decision, you may want to reconsider the park, he said.
In his rebuttal at the end of the hearing, Rohland addressed security saying that the building's terraced structure would allow neighbours to keep an eye on each other and their surroundings, thus creating a safer community.
A number of residents said they have no problem with the proposed building itself. In fact, many offered kudos and compliments to the developers for a job well done.
However, there seems to be great concern over the circumstances the proposed project might create “ like increased crime and overcrowding, both on Cottonwood Drive (which already has a problem with boat trailers being left on the road) and Lake Osoyoos itself.
Most of the evening's speakers seemed to fit into this tentatively-acceptant, slightly-apprehensive demographic.
Other residents made it clear they are dead-set against the Indigo development.
I'm in favour of development, said Allan Taylor, identifying himself as a resident of Cottonwood Drive's Sole Vita resort condo complex. I'm in favour of sensible, carefully-planned development. Unfortunately, I do not believe this project qualifies.rnTaylor pointed out that with about half of Osoyoos' condos empty for about half of each year, it seems extreme to add another 177 units.
I want to ask a simple question of Council, he said. Why?rnThen, after a pause: It's money. The answer is money.rnA seeming advocate for low-density housing, Taylor pointed out that Sole Vita, with 86 townhouses on 9.6 acres, is probably the lowest-density housing development in the town.
What if I wanted to put 500 units on 9.6 acres? he asked council rhetorically. I'll give you a million dollars.rnAt this remark the hall filled with rambunctious applause, forcing Mayor John Slater to call order to the room.
Taylor proceeded to address what he called the farce of the park, saying that he believed such a small public park so remote from Osoyoos' core would be used almost exclusively by Indigo residents.
Other opponents of the Indigo project cited density and height as concerns, as well as fear the seven-storey structure might set an unwelcome precedent for future developers.
You know there's a 12-storey waiting in the wings to see what happens here, said resident Paul McAvour, who suggested the issue go to referendum.
Another speaker was Charlotte Sanders, a councillor for the Osoyoos Indian Band (OIB). Sanders said she'd just learned of the Indigo development only the day before the hearing.
We're your neighbours, she said. We're not a member of your community, but we're neighbours.rnSanders said the Band doesn't have a problem with development, and that they have and are constructing projects of their own. However, she said that since the proposed Indigo development backs directly onto one of the OIB's vineyards, the OIB would appreciate being more involved in the process from here on in.
Rounding out an evening of varied opinion, there were also those who totally endorse the Indigo project, as is.
I'm in favour of it, it's a great design, said Bill Robertson. It seems to take into account all the things we discussed with the OCP (Official Community Plan). I think it's a great development, the developers have done a good job, and I think it would be good for the town.rnIn all, more than two dozen residents took their turn at the microphone in a hearing that lasted approximately two-and-a-half hours.
Slater said that council will deal with the issue at its next scheduled meeting, Aug. 13.
