City of Vernon concept for Hesperia property shifts

By Richard Rolke - Vernon Morning Star Published: February 01, 2013 1:00 AM
The City of Vernon is walking away from a leadership role in developing a large chunk of land. Council has decided to dissolve the city-owned Hesperia Land Corporation, which was created in 2007 to prepare 69 acres near Okanagan Avenue for private development. “Maintaining the corporation has inherent costs and the world has changed drastically,” said Mayor Rob Sawatzky. “The goals are not achievable in the future.” The corporation was targeting 1,000 units of market and attainable housing when real estate prices prior to the 2008 recession made it difficult for many people, including professionals, to purchase homes. However, plans were put on hold in 2010 because of a decline in construction and  increased housing availability in Vernon. While the city is shifting away from the corporation, Sawatzky says there is still a focus on attainable housing even though it may not be at Hesperia. “We’re addressing those concerns in other ways,” he said, adding that Hesperia did not fit in with the concept of smart growth and building near the city centre. “Attainable housing needs to be closer to services.” Coun. Juliette Cunningham insists  attainable housing goals can still be achieved at Hesperia even with the corporation gone. “There is nothing stopping the city from deciding how parts of the property develops,” she said of the development approval process. City staff will present options by April 22 and what should happen to the Hesperia site and selling it is one of the possibilities. However, that is a concern for Coun. Mary-Jo O’Keefe. “We have to get maximum value for the land,” she said, adding that the city has invested infrastructure in the property. “We shouldn’t sell it at a fire-sale price to a developer who will hold it for 10 years (and wait for the market to improve).”

Hesperia Land Plan Scrapped

Written by Peter McIntyre  107.5 KISSFM Tuesday, 29 January 2013 16:44
  A city of Vernon project to spearhead the development of more attainable housing has ended. Council has approved a motion that will dissolve the Hesperia Land Corporation. Councillor Bob Spiers calls it a social engineering project that never worked. "We sort of moved into an area where the private enterprise does the best job, and we never should have been there. It was a mistake to get into it," Spiers tells Kiss FM. The city-owned corporation was formed five years ago to spur housing on 69 acres near Okanagan Avenue and Apollo Road, but the market never materialized. Mayor Rob Sawatzky says no matter how well thought out the plan seemed to be at the time, conditions have changed. "It's not a workable plan for the long run, so we have to live with conditions as they are." The mayor says Hesperia has a cost, for maintaining it. "So it doesn't make any sense to continue down that path at a cost to taxpayers," says Sawatzky. City administration will report back to council by April 22nd with recommendations regarding the Hesperia lands.
---------

Original Projection Net Dividend Return to City of Vernon

Don Quixote Note: Past Postings on Hesperia can be reviewed at Hesperia Land Corp (58)
All the costs of Hesperia (including the cost of offsite works)will be in effect capitalized as a prepaid expense on the books of the City of Vernon. The intent will be to cover these costs when these 69 acres are sold to private developers. 

 

Development group takes hiatus

By Richard Rolke - Vernon Morning Star Published: January 29, 2012 1:00 AM

The future of a taxpayer-owned development agency remains in limbo.  Directors with the city’s Hesperia Development Corporation told Vernon council Monday they have no immediate plans to proceed with 1,000 units of attainable housing on 69 acres near Longacre Drive. “The corporation can go into hibernation or mothballs,” said Ken Stewart, president. “The board will stay as the board of directors but we don’t see a need for more than one or two meetings a year.” The corporation was initiated in 2007 to prepare the land for private sector development, but all plans were put on hold in October 2010 because of a decline in construction and an availability of housing in the community. “We await the pleasure of council to tell us what to do next,” said Stewart, adding that the options include maintaining the corporation or disbanding the agency and turning the 69 acres over to developers. The goal of the corporation was to ensure there was sustainable housing when real estate prices prior to the 2008 recession were making it difficult for many people, including professionals, to enter the market. It’s anticipated that the current sluggish housing sector will turn around in the next few years. “If we return to the same market conditions, we’re ideally set to jump in,” said Stewart of property designs that have been done as well as sewer services.  With the corporation on hiatus, it is closing its office and disbanding its website.

Hesperia Loaned $1.1M

Written by Peter McIntyre 107.5 KISSFM Wednesday, 16 March 2011 10:08

One city councillor feels the timing is wrong to proceed with the city's attainable housing plan. Council has approved a loan of 1.1 million dollars to the Hesperia Development Corporation to add services like sewer and water, at a 69 acre site near Apollo Road and Okanagan Avenue. Bob Spiers says the decision is premature, and he was opposed to the motion. "We're three or four years away from even selling a property out there, or even putting a house up, so why should we do it now?"  Mayor Wayne Lippert tells KISS FM, adding services makes the land more attractive for sale to developers. "It's not our intent to develop the land and build on it, it's just to get works in place, and develop the plans, and then sell the property off to the development companies and builders." Lippert  says not having services on the site would be one of the things that would stop a developer, particularly a smaller one, from going ahead due to the significant money to put up, that they may not be able to recover right away.  "This is a chance for them to have some serviced property with improved streets and sidewalks and other infrastructure that will also benefit the neighbors in the area."  According to its website, the Hesperia Development Corporation was created by, and is 100% owned by the City of Vernon. Ownership of the Hesperia lands has been transferred to HDC and the corporation is charged with planning and developing the property for the benefit of the city.  The city controls who sits on the board of directors, provides financing and approves plans and annual budgets of the corporation. The city will ultimately benefit from any profits that arise from the development of the Hesperia lands.

Hesperia Borrows Over 1.14-Million From City Of Vernon

Kate Bouey 3/15/2011 105.7 SUNFM

---

The Hesperia Development Corporation is borrowing just over $1.14-million from the City of Vernon to start off-site work, such as sewer and water, on the 69-acre parcel in Okanagan Landing. The land is set to be used for future attainable housing, once the real estate market heats up. Councillor Bob Spiers voted against the borrowing. ``We're three or four years from even selling a property out there or even putting a house up on one so why should we do it now?'' asks Spiers. The City rezoned the property last month to clear the way for interested developers.

Hesperia set for development

Richard Rolke - Vernon Morning Star Published: February 19, 2011 12:00 PM
A proposed residential development will be able to proceed once market conditions improve. Vernon council has adopted a bylaw that changes zoning for the Hesperia property from agricultural to comprehensive development.  “The plan incorporates our vision for the area,” said Coun. Mary-Jo O’Keefe.  The city-owned Hesperia Development Corporation proposes 1,000 units of market and attainable housing being constructed on the 69 acres near Okanagan Avenue.  Last summer, the corporation announced plans were on hold because of a decline in construction and an availability of housing in the community.  However, Coun. Shawn Lee believes it is important for the city to continue with plans for Hesperia and having the approval process completed is important.  “If market demand is there and a developer is interested, the corporation can sell the land. The zoning is already done,” he said. Ed Stranks, manager of engineering development services, says rezoning will be one less hurdle for developers.  “The more things we have in place, the easier for it to move ahead in the future,” he said. Besides rezoning, the city has entered into a master development agreement with the Hesperia Development Corporation.  The agreement outlines the scope of on and off-site works to enable construction or sale of the lands.  It’s expected the site will be built-out over the next 15 to 20 years as demand dictates.

Developers question city

Richard Rolke - Vernon Morning Star Published: January 13, 2011 6:00 PM
The City of Vernon is perceived to be competing directly with developers.  A draft value for money review of the planning and building services department indicates some developers believe they are going head-to-head against the city and its policies.  “Hesperia, Vernon’s arm’s length company, was developed to provide affordable housing during prosperous economic times,” states the report from Acton Consulting, which is overseeing the review.  “Another source of confusion for developers is the city’s real estate manager. There is uncertainty about the manager’s job which has led to speculation in the community that the city may be in competition with the developers.”  The consultant recommends that prior decisions be reconsidered to ensure they reflect current council’s intentions. Mayor Wayne Lippert believes that step is necessary. “A business background says you should always review what you are doing,” he said. Suggestions that the Hesperia housing initiative may compete with developers is fair comment, according to Lippert.“It’s something we’ve heard and something we’re addressing,” he said.However, Lippert insists the goal of Hesperia was to set aside land for a mix of commercial housing and not for the city to actually develop the site.“We have plans and we know what we want to happen there but that’s as far as we should go,” he said, adding that the Okanagan Avenue site could be sold.“Let the developers take over.”

In terms of historical council decisions impacting current planning and building processes, the consultant points to the licence and permit fee structure.  “The fees are front loaded so applicants pay fees at the onset of applications. This can create additional work if the application is not approved or if there are unanticipated fees later in the process,” states the draft report.  The consultant also highlights differences among current council members about Vernon’s future.  “The divergence in opinion makes it difficult for council to collectively move toward a unified vision for the city’s future.”  Coun. Bob Spiers would not speculate on what previous council decisions may be revisited.  “Until we see the final report, it’s too early to say,” he said.  The value for money review of the planning and building services department should be completed in February.

Slowdown halts Hesperia work

Roger Knox - Vernon Morning Star Published: July 22, 2010 6:00 PM

Proposed development work on the Hesperia lands in Okanagan Landing have been put on hold. The Hesperia Development Corporation announced Tuesday that because of the current markets and availability of housing there is little need to proceed with development at this time. “The site will be built-out over the next 15 to 20 years, as demand dictates,” said Hesperia president Ken Stewart in a press release. “We are not currently facing strong demand, rising prices or a shortage of housing so the board feels now is not the time to be investing heavily in infrastructure that may be under-utilized for the next few years.” In February, Vernon city council gave third reading to a bylaw that would rezone 69 acres near Okanagan Avenue to allow for 1,000 units of market and attainable housing. A public hearing on the matter resulted in residents expressing concerns about traffic, density and a rural lifestyle being affected.Some amendments were made to the rezoning bylaw, including density on a portion of the property and the definition of maximum gross floor area.

Vernon Mayor Wayne Lippert said the move makes sense. “When the Hesperia development got going, it was to assist with housing. It was to be a significant affordable component for mid-range housing,” said Lippert. “With today’s economy and real estate market, we don’t have the same pressure and need we did have. Market values have changed and housing prices have changed enough we don’t feel it’s necessary to invest any more money. “Plans are in place to be able to pick it up and go at a later date.” Off-site development along Okanagan Avenue and on-site development of the first of 13 phases will be deferred for the time being. Hesperia will now limit its activities to planning, engineering and design in order to be ready when demand and prices begin to escalate. “Work will continue on completing a master development agreement and obtaining fourth reading from council to approve zoning and the development plan,” said Stewart.

Hesperia Called Off

Wed, 2010-07-21 09:02. Betty Selin - Vernon 105.7 SUNFM:

You won't be hearing hammers any time soon from the Hesperia development in Vernon's Okanagan Landing neighbourhood. Hesperia President, Ken Stewart says the board has decided that because there is no strong demand or limited supply of housing, so they won't proceed with the development at this time. Stewart says there's no need to invest heavily in infrastructure at may be under utilized for the next few years. He expects the site will be built out over the next 15 to 20 years

Hesperia Moves Ahead

Written by Peter McIntyre Tuesday, 23 February 2010 11:43107.5 KISSFM:

The rezoning of the Hesperia site in Okanagan Landing is just one step from final approval. Council has approved third reading to rezone the 69 acre site from agricultural to comprehensive development zone. The city-driven project could see up to 1,000 attainable housing units built over 30 years, above Okanagan Avenue. Councillor Bob Spiers says the process is so far along, with a lot of money invested that it has to go forward. However he disagrees with the city initiating the project several years ago. "I would have probably suggested that we sell off the property and leave it to private developers to develop, because I don't believe municipal government does housing that well." Mayor Wayne Lippert says council has made changes to the plan to address concerns raised by nearby residents at a public hearing. "There's been very little opposition but I think that goes to the Hesperia Land Development Corp. doing a good job, going to the public and residents a number of times, finding their concerns and working to address them." Lippert says the changes include reducing some of the housing density, and some of the height of buildings to improve sight lines. "Their (residents) only opposition was they were used to looking at the field and the hillside, and they knew that change would come because at one time their property was open land."

Attainable Housing Put to Public

Written by Peter McIntyre Friday, 15 January 2010 12:58107.5 KISSFM:
Public input will be the next step for a city led housing project in Okanagan Landing. Up to a thousand units of market and attainable housing are proposed for the Hesperia Land, a 69 acre site south of Okanagan Avenue and Apollo Road. Mayor Wayne Lippert says there will be restrictions on how much some of the homes can sell for. He tells KISS FM, "It's a win-win for both sides.Someone who purchases it originally won't get the full equity out of it but at the same time, they're getting it at a price that's being controlled so they can get into the housing market in the first place." Lippert says a city owned corporation has laid-out the plans. "The great thing I like about it is, they're not building it. They've designed it and are putting it out there and then they'll be going to RFP (request for proposals) to look at the development community to see who is interested in building these units, so it will be creating jobs." The mayor says as much green technology as possible will be used in the housing.A public hearing will be held February 8 after council gave the zoning bylaw two readings.

Family dream comes true with attainable housing

J.P. SQUIRE 2009-12-20 Kelowna Daily Courier:

The Jennings-Ladd family is looking forward to finally moving into a new home. Scott Jennings, Shyla Ladd and their four children, who range from six to 13 years of age, are involved with Project Build II. For many would-be home buyers, saving the down payment required to buy a house is an almost unattainable goal, even if those would-be home buyers could afford the monthly mortgage payments. So the Central Okanagan Foundation and its partners have stepped in with $1.35 million. Thirty families or individuals like the Jennings-Ladds will receive a non-repayable grant of $45,000 toward the purchase of a home in the Sageglenn development on Chase Road in Lake Country. “The need for attainable housing in the Okanagan has been here for awhile,” said Leanne Hammond Komori, the foundation‘s executive director. “Working with Canada Mortgage and Housing Corporation, there will be an opportunity for many of these homeowners to apply for a non-repayable second loan of $24,000 to put in secondary suites, providing an income stream and affordable rental housing in a market which cannot meet its present demand.” “Project Build II has opened up new possibilities for our family,” said Jennings. “Thoughts of a new home have our family very excited for Christmas and the New Year.” Two weeks ago, after finding out about their lot, “Shyla and I drove up to the site, sat right in the middle of our lot and dreamed of what was quickly becoming a dream come true,” said Jennings. “So much more is still to come; 2010 will most certainly be bigger than the Olympics to our family.”

When the project was first announced, the foundation suggested a total of 20 lots with homes in the $400,000 range. However, the number has now climbed to 30 with the support of trades people, led by Rob Anderson of Built-Rite Homes. Ground has already been broken on the first lots. “This is a pilot project with interest expressed by many sectors of the community who wish to provide attainable housing throughout the Okanagan,” said Komori. “Lake Country is very pleased to be participating in Project Build II which provides a great opportunity for people to obtain quality family housing who need help with the down payment,” said Lake Country Mayor James Baker. “Applicants truly represent who is actually living in the Okanagan and contributing to the health and wellness of this region,” added Mary Jo Schnepf, a foundation director. “We have single dads raising their children, young families, families with teens and families with special needs. An overriding feeling of this project is that of being grateful.”

Even those who were not selected in the first round of applications expressed whole-hearted support for the project, she said, “and thanked the team for making this happen – even if it didn‘t work out for them.” The partners in the project are: the foundation, Sageglenn Developments, Build-Rite Homes and its trades, The Property Source Group, TD Bank, Canada Mortgage and Housing Corporation, and the District of Lake Country. The deadline for applications is noon on Jan. 15. More information is available at thepropertysource.ca or centralokanaganfoundation.org. Grant application forms can be downloaded from the websites or hard copies can be obtained from: the Central Okanagan Foundation, 217-1889 Springfield Rd., Kelowna; the District of Lake Country, 10150 Bottom Wood Lake Rd., Lake Country; and The Property Source Group – MacDonald Realty, 592 KLO Rd., Kelowna.

Hesperia moves ahead

Richard Rolke - Vernon Morning Star Published: December 03, 2009 6:00 PM

Officials are confident public concerns about a city-driven housing project have been addressed. About 70 people attended an open house Wednesday that outlined the Hesperia Development Corporation’s revised plans for 1,000 units of market and attainable housing near Okanagan Avenue. “The turnout was steady for the entire three hours,” said Ken Stewart, president of the corporation, which is completely owned by the City of Vernon. “People came in concerned and I think the story boards gave them some answers. I don’t think anyone left angry.” The thrust behind Hesperia is to not only provide affordable housing, but units for people who have well-paying jobs but can’t afford to purchase a home. “The city doesn’t want skyrocketing prices to scare young families out of Vernon,” said Stewart. Immediate residents had worried the new subdivision, on 69 acres, would be accessed by Longacre and Apollo roads. However, the plan now calls for a new route to the east. “They wanted a new road to improve safety and we’ve done that,” said Stewart. Residents on the top side of Apollo Road had also expressed concern about privacy if the present grazing lands become housing. But Stewart says the design now has trails and parks along the property line. “It will give them a buffer and there will be quite a distance before there are homes. They will still have privacy.”

Questions have revolved around sewer, and Stewart says existing residents can enter into discussions with the city to possibly connect to the service. The next step for the corporation is to apply to the city for zoning over the next six months and present its development plan. Installation of water, sewer and roads could begin in late 2010. “After that, it will take us awhile to sell off the property to developers. We’re probably talking a 20-year timeline (for build-out),” said Stewart. Because development is long-term, Stewart believes that has also alleviated opposition from some of the public. “When they realize it could be 15 or 20 years before something happens behind their house, they calm down and say they may not be there in 10 years,” he said.

Hesperia Open House

Wed, 2009-12-02 09:21. Kate Bouey - Vernon 105.7 SUNFM:

City of Vernon staff present the public with a final draft of the plan for the Hesperia Lands off Okanagan Avenue.An open house is being held at Paddlewheel Park Hall beginning at five p-m Wednesday. Counsellor Mary-Jo O'Keefe says it's a last chance for the public to have their say. The city wants ``attainable'' housing in the mix on the 28-hectare site. O'Keefe says she is pleased the plan shows plenty of pathways and green space.

http://www.hesperialands.ca/

Central Green could affect city’s future purchasing power

Jennifer Smith - Kelowna Capital News Published: October 02, 2009 11:00 PM

Environmental and social housing standards planned for the Central Green development in downtown Kelowna must be relaxed or Kelowna taxpayers will be subsidizing the development, according to a report before city council.The Central Green development is a pre-planned community designed for the old Kelowna secondary school site, which is owned by the City of Kelowna. Over the course of the past two years, city staff have worked extensively with the community to design the development, widely hailed as Kelowna’s most sustainable to date.

The plans included provisions to ensure 20 per cent of the housing on the site be sold as affordable—as per a city council decision—and that the buildings all meet a Leadership in Energy and Environmental Design Gold rating, the second highest LEED standard available under the globally recognized sustainability rating system. However, a new economic analysis suggests these two provisos must be relaxed if the city is to sell the land involved at any profit—standard practice to ensure the municipality can continue purchasing property for taxpayers in the future. “The whole intent of this, and any other disposition, is to balance the value of whatever asset we’re selling against the cost of getting affordable housing, the cost of getting environmental requirements met and the economic return,” said Doug Gilchrist, with the City of Kelowna real estate division.

In this case, the latest financial analysis conducted for city staff suggests that balance is a bit out of whack. “There are just under 700 units in the proposed development, so the cost of building those units to a LEED-Gold standard, with the affordable housing component—which is subsidized because it doesn’t make money on the market—is worth more than the value of the land,” Gilchrist said. As such, city staff have asked council to consider reducing the long-promised 20 per cent affordable housing target to 15 per cent and dropping the environmental standards from a LEED-Gold level to simply requiring LEED certification.

The LEED system ranges from this basic certification through a bronze, silver, gold and platinum rating, based on standardized criteria of increasingly polished sustainability guidelines.In relaxing the LEED requirement, the report states city staff would continue to push for higher LEED levels on all of the buildings involved, including targeting at least one LEED-Platinum building; but by showing a willingness to negotiate on that front, the report suggests the city is more likely to see better uptake from the development community. And taxpayers would not be forced to subsidize the project through a reduced sale price on the land.

“The taxpayers own the land as an asset. So any burden we put on that before we dispose of it essentially is taking away from the value of the asset that the community owns,” Gilchrist said. Should council decide they want to keep their commitment to ensuring 20 per cent of the units are sold as affordable housing units and demand all eight parcels of land meet the original LEED-Gold standard, it would mean the city has a smaller fund for acquiring new land, he said. That’s a choice they can make, Gilchrist confirmed, although the report suggests the planned community simply might not see uptake at all under those circumstances.“Staff believes the mandated requirements of LEED-Gold certification and 20 per cent affordable housing will significantly hamper the quality and quantity of RFP (request for proposal) submissions and affect the creativity that would come from developer proposals,” it reads.

Controls planned for housing project

Richard Rolke - Vernon Morning Star Published: September 19, 2009 12:00 PM

Anyone buying into an attainable housing project in Vernon could find their hands tied when it comes time to sell. The city-owned Hesperia Development Corporation is proposing that there be a controlled market for attainable housing units constructed on 69 acres of land on Apollo and Longacre drives.“Because of the location, there is the potential for quick-flip profits,” said Ken Stewart, corporation president. “We don’t want them to become vacation homes.”

The corporation is responsible for establishing a development plan for the property. Private developers would then construct up to 1,000 residential units and some commercial lots.About half of the units would be open market housing and the other half would be deemed attainable housing (for families earning between $55,000 and $90,000 a year). The corporation’s goal is to control the resale price of the attainable units and that they always remain part of the attainable housing pool. “We created attainable housing not for a one-time event but in perpetuity,” said Stewart, adding that anyone who purchases a unit would have to agree to the terms.“The expectation of great profit disappears in this situation.”

The corporation believes there will be benefits to the owners of the attainable units.“Those with ongoing income growth potential can eventually use such housing as a stepping stone into normal market housing, if they so wish. Those with lower middle-income earnings can be comforted in knowing that they can stay in their own home for as long as they wish and build up some measure of equity in the process,” it states in a report.The model is based partly on policies initiated by Whistler. “We’re attempting to redefine their plan so it meets our situation,” said Stewart.

The original goal was to have the property developed in nine years, but build-out could take between 15 and 20 years because the planning process has taken longer than anticipated.Zoning and development plans are being pursued through the city’s legislative process.“We will be back to the public and council this fall to get everything approved,” said Stewart, adding that some construction could begin in about a year. It’s anticipated that the entire project could generate revenue of $42 million with a potential dividend of $19 million for the city. “Any profits flow back to the shareholder and the shareholder is the city,” said Stewart.

Green options sought for Hesperia project

By Richard Rolke - Vernon Morning Star Published: January 30, 2009 4:00 PM

The City of Vernon wants a proposed residential development to be as green as possible. Council has instructed the city-owned Hesperia Development Corporation to investigate options for sustainable construction of 1,000 housing units on 69 acres on Apollo and Longacre drives. “It could go further and needs to go further,” said Coun. Buffy Baumbrough. The corporation is responsible for establishing a development plan for the property. Private developers would then construct up to 1,000 residential units and some commercial lots. “Given the economic times, this could give an impetus to keep people in town and working. It could also give tradespeople training on environmental initiatives,” said Coun. Mary-Jo O’Keefe. One aspect of the plan is to promote bicycles, walking and residents sharing vehicles. “We are trying to set the trend for the future. We are trying to get people out of their cars,” said Ken Stewart, corporation president. Corridors will also be preserved for deer and other animals, particularly along a ravine on the property. “We have to improve the habitat for the environment and that is one of our goals and objectives,” said Stewart.

But Coun. Shawn Lee is concerned that corporation subsidies for enhanced sustainability could lead to artificial market conditions. “If it’s going to be a leader, we must show developers they can make money off of it,” he said. Considerable money will have to be spent by the corporation on site infrastructure such as $1 million for a community facility, $2 million for an expanded reservoir and $1 million for a bridge over the ravine. About 40 per cent of the 69 acres would be developed. “We don’t want to fill the property up as a solid housing development,” said Stewart. The original goal was to have the property developed in nine years, but build-out could take between 15 and 20 years because the planning process has taken longer than anticipated. “It’s a far more controlled and readily developed timeline,” said Stewart. “We will be very restrictive on what developers can build.”

It’s envisioned that the 1,000 units would consist of row houses, townhouses and four-storey apartment buildings. Most of the parking would be underground. About half of the units would be open market housing and the other half will be deemed attainable housing (for families earning between $55,000 and $90,000 a year). Stewart anticipates the entire project could generate revenue of $42 million with a potential dividend of $19 million for the city.

Hesperia Update

Starlee Speers - Vernon 105.7 SUN FM

Planning for the sixty nine acre Hesperia land development is moving along with the possibility that construction could start soon. Vernon councillor Mary Jo O'Keefe the development of the property on Apollo and Longacre drives is a long term project and will help keep trades people in Vernon. O'Keefe says the entire project will take from 15 to 20 years to complete. Plans for the property include up to one thousand residential units mixed with commercial space. The Hesperia lands are located above Apollo and Longacre drives in Okanagan Landing.The development of the property is being overseen by a committee operating at arms length of the city.

----------------------

Don Quixote Note: It is a Corporation not a committee that is overseeing this development.

Newcomer turns down mayor’s appointment

By Richard Rolke - Vernon Morning Star Published: December 09, 2008

A Vernon politician has refused to sit on a public agency because his heart’s not in it. Coun. Bob Spiers has turned down a request from Mayor Wayne Lippert to sit on the city-owned Hesperia Land Corporation. “I’m not a great believer in what we are doing there. I would be a detriment,” he told council Monday. “It (council appointee) should be someone who supports attainable housing in that matter.” The Hesperia Land Corporation is responsible for establishing a development plan for 69 acres on Apollo and Longacre drives. Private developers would then construct up to 1,000 residential units and some commercial lots.

But Spiers says the city should be more focused on meeting the needs of people that don’t have a place to live than pushing ahead with the Hesperia project. “I’m more in favour of us putting our money into affordable housing than attainable or market housing,” he said. “Hesperia is directed towards people earning between $56,000 and $96,000. I’m not sure they are our priority.”

Lippert says he suggested Spiers for the appointment because he would bring a different perspective to discussions at the corporation table. “I thought he would be the devil’s advocate,” said Lippert. Council’s representative to the Hesperia corporation will be Coun. Mary-Jo O’Keefe while the alternate will be Coun. Patrick Nicol.

Appointments have also been made to the city-owned Capt. Bailey Way Corporation, which is looking at development of 10 residential units and hangars at the airport. Representing council at that corporation will be Coun., Jack Gilroy and the alternate will be Spiers.

Hesperia lands under scrutiny

By Richard Rolke - Vernon Morning Star Published: October 07, 2008

Plans for attainable housing on public land in Vernon is going before residents for input Thursday. The city-owned Hesperia Development Corporation will hold an open house from 5 to 8 p.m. at Paddlewheel Park Hall. “We want to get some feedback from the public on the concept for the property,” said Coun. Juliette Cunningham, who also sits on the corporation board. The corporation is proposing a mix of residential and commercial uses on the 69-acre Hesperia lands on Apollo Road. It could include 1,000 units of market and attainable housing. The corporation hopes to provide a range of housing options for middle-income homebuyers. Some residents have questioned if the city will develop the property itself, but Cunningham denies that’s the case. “The goal is to bring services to the property line and then go out to request for proposals for developers that can address sustainable concepts and different types of housing,” she said, adding that similar corporations exist in other communities such as Lethbridge, Alta.

There have also been concerns from residents within the immediate neighbourhood that the development could negatively impact them and encourage sprawl in Vernon. “They don’t want to see a change at all but I’m not sure how realistic that is. We need to address sustainable housing,” said Cunningham, who believes the high cost of real estate is forcing people from town and hurting the economy. The corporation’s website indicates that development of the Hesperia lands would capitalize on its proximity to Marshall Fields, Paddlewheel Park, Kin Beach, the airport, schools and commercial areas. There is no timeline for the Hesperia lands to be developed. “We may have to respond to the market so it may not happen for some time,” said Cunningham.

The city purchased the Hesperia lands in 1981 for spray irrigation. However, it was deemed that part of the property along Okanagan Avenue was not suitable for spray irrigation and it was deemed surplus in the late 1980s or early 1990s.