One view of the area where the second phase of the Meadowlark housing developments is planned.
Dale Boyd/Osoyoos Times
Dale Boyd
Osoyoos Times
Members of the public put forward concerns about a kettle pond and traffic safety measures on 74th Avenue at a public hearing on March 2 for two major housing developments in Osoyoos.
The developments in question are the next two phases of the town’s South East Meadowlark Plan off 74th Avenue — with phase two expected to bring 23 single family homes and eight units within four duplexes. Phase three will also include a minimum of eight secondary units within single family homes, with 18 lots included in the draft plan.
A packed house of roughly 24 people came to the hearing on Monday in council chambers to put forward their comments.
Multiple residents expressed concern about the pond located on the property where phase two is planned. The pond plays host to a multitude of wildlife as shown in a video submission by Isla Petreny-Mackenzie with the help of Richard McGuire highlighting the animal life that frequents the pond.
A conservation covenant will be registered on the foreshore area of the pond “in order to protect the habitat of the species that live in and near the pond and frequent the area,” said Gina MacKay, director of planning and development services for the Town of Osoyoos.
“The pond itself will be dedicated to the town and preserved as a natural habitat,” MacKay said.
In response to the environmental concerns, developer Hart Buckendahl, who worked to bring the first phase of the Meadowlark Plan to reality, said the environmental assessment is not yet finished. Buckendahl noted as a developer it is rare to give up two acres of land for conservation.
“All together it is over two acres on the pond. That’s a lot, out of five acres, to give up and I don’t think there is any precedent before for people doing a subdivision giving up that much land. It was a hefty amount to give up and we’re glad to do so,” Buckendahl said.
He added the pond is an “unnatural waterway,” with no inlet or outlet.
“Over the years it has dropped in overall level because with orchards coming out there is less water seeping in and the water level will go down. That’s just the way it is. It will come up again once people get lawns in and stuff like that, but right now we’re excited and so are the people that are waiting for it,” Buckendahl said.
Multiple residents stepped forward to support the development, saying it will improve the lack of housing and rental units in town and also attract young families to Osoyoos.
Local realtor Eileen McGinn said there is already interest in the proposed housing units, and the first development in the Meadowlark Plan has already brought young families to Osoyoos.
“All four of the homes that went below market value housing all went to young couples that wouldn’t have stayed in the community if they hadn’t had the opportunity to buy those homes,” McGinn said.
Catherine Greve said, as a young professional in town, the price of the “near-market” housing is not affordable.
“I think the reason this development is not attracting young families is because even with the subsidy it’s too much,” Greve said. “I feel we need more rental units. I feel you should be able to rent a place for $1,000 to $1,200 a month, year-round. Not $1,600 to $1,700.”
Greve said she would love to see more young people in the community, but $450,000 homes are too expensive even for couples with dual income.
MacKay said the town is currently in the process of conducting a housing needs assessment as part of the Official Community Plan review.
“We do recognize that for the most part housing is unattainable in our community, which is no different from any other community in British Columbia,” MacKay said.
Read more: Major housing developments in Osoyoos sent to public hearing
MacKay added the town is looking at opportunities to work with developers on town-owned properties in the future for subsidized housing projects.
Multiple residents also mentioned concerns with increased traffic in the area, mostly due to the turn on to Highway 97 off of 74th Avenue.
Mayor Sue McKortoff noted the highway is under the purview of the Ministry of Transportation and Infrastructure and not the town, however council and staff indicated they may look at the origins of a particular hedge which blocks the view of those turning on to the highway.
“(Highway 97) belongs to the department of highways, so we do have to deal with them when it comes to the highway,” McKortoff said.
The developments are technically agricultural land, but the town struck a deal with the Agricultural Land Commission (ALC) to release the land from the reserve in a phased approach, with housing level requirements the developers need to meet to turn the land over.
Should council give a third reading to the development the ALC will need to release the land from the agricultural reserve, and the projects will need MoTI approval as well. The town will also need to sign a housing agreement with the developer to dedicate 15 per cent of the units to near-market housing prices.
