Lyonel Doherty, Times-Chronicle

A zoning amendment to facilitate the subdivision of 10 duplex lots in Oliver is causing grief among some residents.

During a public hearing on Feb. 11, referred to as the “Valentine’s Day massacre” by one resident, several homeowners in the Meadows Drive area spoke out against the application.

The developer is seeking to amend the zoning from RS4s (residential low density) to RD1 (residential low-density duplex) to allow the subdivision of 10 duplex lots on a portion of Lots 5 and 6.

This is in the area of Bunchgrass, Bentgrass and Junegrass Avenue.

As background, the subject properties were rezoned from residential medium density to residential low density in 2015. Three years later preliminary approval was issued by the Town for a 27-lot single family subdivision. This did not proceed in its entirety, with the developer instead subdividing nine lots along the west portion of Bentgrass Avenue in 2020. Rather than subdividing the remainder properties into 18 single family lots, the proposal is to rezone a portion to create 10 duplex lots with six single family lots resulting in a total of 26 dwelling units. 

Speaking at the public hearing, Blair Patterson from Junegrass Street said the proposal will increase density in that small area by 166 per cent. He also expressed a concern about lack of adequate parking and less-than-standard street width that will create a “dangerous situation” for emergency vehicles and snow removal.

Patterson said he bought his home in the area because it was low density, but now that could potentially change and affect everyone. He noted the developer should look at other locations, such as Co-op Avenue where the zoning is appropriate

Another local resident, a realtor, said that multi-family homes tend to bring down the value of surrounding homes. She also said it’s quite common for homes to be purchased by investors for rental purposes.

The realtor added her concern about the narrow roads (just over eight metres wide) and the problems that creates for parking and traffic.

Another resident, Dave Gillespie, said homeowners “shouldn’t have to look over their shoulders defending our neighbourhood from town councillors consideirng breaking that trust.”

Gillespie said the developer appears to be presenting affordable housing but in reality is catering to a transient workforce of renters. He stated this rezoning is not compatible with the existing neighbourhood.

Gillespie said approving the application would be unethical and short-sighted.

“Approving this will create a Valentine’s Day massacre that will kill our neighbourhood ,and families will suffer for it.”

He also promised that, depending on how council members voted, that will determine if they are re-elected or not.

In addition, he commented that council had already made up its mind about the matter, leaving residents “peeing in the wind.”

But Mayor Martin Johansen said council was taking this matter seriously and didn’t know if anyone had made up their mind prior to the public hearing.

Councillor Petra Veintimilla agreed, saying she didn’t think anyone came to the table with their minds made up.

Fellow Coun. Dave Mattes said he resented Gillespie’s suggestion.

“I’m not concerned about being re-elected and I certainly resent the implication of that comment. I have complete faith in council to remain independent and make choices for the best of Oliver.”

Mattes said he was originally in support of the application, but his view changed after listening to residents’ concerns.

He noted the plan doesn’t seem to be compatible with the neighbourhood, adding he would support a mix of duplexes, but as it stands now, the renderings show what appears to be townhouses or row houses that don’t fit in with the character of the community.

Mattes suggested making the houses face east instead of west and having them front onto Meadows Drive.

But Director of Development Services Randy Houle said Meadows is a very busy road and to add six driveways is not ideal from a traffic safety point of view.

Johansen said he had a concern about adding densification to the area and only having one entrance and exit for the development.

Councillor Petra Veintimilla said there has been a lot of talk about congestion and “noticed a lot of cars littered all over the street, making it difficult to get around.”

Veintimilla brought up the suggestion of stratifying the duplexes. She also asked if there was a covenant prohibiting renters. Houle said there wasn’t.

Councillor Larry Schwartzenberger said he didn’t agree with the comment about duplexes lessening the surrounding property values.

He did agree that putting multiple units into a subdivision designed for smaller lots is a tough challenge.

Councillor Aimee Grice said the town wants to attract families and that rentals are needed. She cited a recent report that duo-income couples without children in Penticton are now being priced out of home ownership, which is probably true in Oliver as well.

Speaking to concerns about narrow streets, Houle said the narrower the street and the more vehicles parked there, the safer it is because people drive slower.

In the end, council referred the issue back to staff for more information.