Vernon politicians insist they have taken every necessary step to protect part of the Commonage. Council voted 6-1 Monday to issue a development variance permit for a 28-lot subdivision on 242 hectares near Chum Road. It includes one 80.9-hectare lot. “The land owner has a legal right to subdivide and by granting the variance, it provides an opportunity to protect sensitive ecosystem through covenants,” said Coun. Buffy Baumbrough . Mayor Wayne Lippert says one large parcel will make it easier for wildlife to move around than if there were several individual lots. “It leaves a lot more land unobstructed by fences,” he said. While many residents have expressed opposition to any kind of subdivision, city officials say that even if the variance had been denied, subdivision could not be blocked because of existing zoning. “I can’t agree to ignore people’s rights to property,” said Coun. Mary-Jo O’Keefe. Lone opposition to the variance came from Coun. Bob Spiers . “I wanted more information on the layout that could occur with the variance,” said Spiers, adding, though, that actual development could not be stopped. “I would have probably eventually gone along (with the variance).” Bob Armstrong, who owns the property, says his goal is to ensure the integrity of the grasslands and wildlife habitat. “We’ve put a lot of work into the plan and it’s the best decision in regards to the environment,” he said, adding that parts of the area have been abused over the years. “It can be more beautiful than it is now.” Armstrong won’t speculate on the subdivision proceeding. “We’ll have a family meeting and make that decision,” he said. The recently formed North Okanagan Natural Areas Preservation Committee is upset with council’s actions. “They had the option of saying no and leaving the developer with their options,” said spokesperson David Kennedy. Kennedy says the variance is a major departure from the intent of current zoning and he challenges the accuracy of sensitive ecosystem mapping provided by the applicant to the city. There is also a concern that subdivision of the Armstrong lands will put pressure on other adjacent properties to develop. “We asked if this will set a precedent and they (city) didn’t answer the question,” said Kennedy. NONAP will appear before council Aug. 8. “What’s badly needed is an overall (land use) plan for the area,” said Kennedy.
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Don Quixote Note: This variance layout that created a single 200 acre lot that will be restricted to any further subdivision (as are all of the 28 proposed lots) and restricted as to building on the the highly sensitive environmental portions of each of these potential lots (if the applicant actually proposes the subdivision going forward) appears to be a better deal for the protection of that 200 acre piece and one that I would have reluctantly agreed to if we either got community access to or it was rezoned to park and public space. As this applicant had not indicated that he would designate this land as Park and Public Space at the time of the application I requested deferral so a more detailed layout indicating the 10% of perimeter road access frontage that is required under the NU Zone for this 200 acre parcel (except for park and public space) was brought forward . Lacking a seconder to the deferral motion I naturally rejected the motion of the variance at this time and in the current form.
My main objection to this or any other potential development that is 'out of time and out of place' is that development should occur from the inner core and move outward. When these developments are approved (generally over my objection and vote) I feel that the concept expressed in the OCP that all development Pays for itself is sufficient protection that will deter such applications coming forward. The belief that all such developments would have to provide the upfront costs to access City sewer and GVS water was dis-proven if you examine the Vernon Bylaw 3843 (1992) -Vernon Subdivision and Development Services Bylaw and find out that in this NU Zone Well water and Septic Tanks are the standards required. To give us that extra portion of comfort that Development pays for itself I will be giving a notice of motion that all such zones that have this low service level as to water and sewer be changed. Hopefully the rest of Council will provide the votes to make this important future OCP compliant tool to be considered and approved.
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