Oliver Town council is giving the public an opportunity to have its say on a rezoning application that will have a significant impact on the Official Community Plan.
The proposal involves changing the zoning of Apple Beach RV Park from tourist commercial to low density residential in order to facilitate a 10-lot subdivision.
While the Town’s planner recommended that council deny the application, council decided to schedule a public information meeting.
Apple Beach proprietors James and Catherine Hodge at 915 Bulrush Drive propose to develop 10 residential lots on the 1.06-hectare property at the north end of Tucelnuit Lake.
The Hodges say they plan to run the RV park for a few more years but are making future plans for the site. They feel that the rezoning could “create housing, which would benefit the many families employed at the new jail.”
According to the Hodges, the property has become economically “unviable” as an RV park due to a number of factors. They say there is little demand for RV sites outside the August long weekend, and increased competition is prompting some parks to accept long-term rentals (for financial security) – a practice not permitted at Apple Beach under the current zoning.
BC Assessment has valued the property based on future residential waterfront uses, which exceeds the revenue generated from the current RV business.
In addition, many of the existing trees on the property require removal for safety reasons.
Town planner Christopher Garrish said a campground is the only permitted use under the current zoning. He noted that council must ask itself whether residential development is appropriate on this property.
Garrish said one objective of the Official Community Plan is to ensure that sufficient land is protected and designated for commercial use.
“Staff are concerned that there are only nine parcels currently designated tourist commercial within the Town.”
Garrish said the proposed conversion of the Apple Beach property would reduce commercially designated land adjacent to the lake by 28 per cent, with no clear opportunities for the Town to designate other land adjacent to a large water body.
“While staff are sympathetic to the applicant’s assertions regarding the difficulty of running a campground operation, this is not seen to be a valid land use consideration,” the planner stated.
He also noted that converting this site to residential may create expectations that converting the remaining tourist sites adjacent to the lake would similarly be supported.
Garrish said other options are available to the applicant, such as seeking a rezoning to CT2, which allows for a wider range of uses, such as hotels, motels and restaurants. But the Hodges previously stated that financing would not be available for a hotel.
Garrish noted that parcels of land west of Apple Beach have already been designated for future medium density residential, such as townhouses, apartments and cluster housing.
Mayor Ron Hovanes said one of the Town’s priorities is to review the Official Community Plan, noting there have been some applications involving potential zoning changes.
“The time is needed to review the process, which will have serious budget implications,” the mayor said.
Councillor Jack Bennest said the Apple Beach proposal does need public exposure, which will help the Town make a decision on the application.
Lyonel Doherty
Oliver Chronicle
