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Spall land use changes proposed
A plan to change the Township of Spallumcheen’s official community plan’s land use designation in one specific area will go to a public hearing.
Vernon-based Willowhaven Investments Ltd. hopes to change designation in the southeast sector’s south sub area from large holdings to a combination of large and small holdings, open space and commercial.
Council unanimously approved second reading of the OCP amendment bylaw, though Coun. Christine Fraser excused herself from the discussion and vote as her family owns property in the southeast sector.
“When we did the southeast sector we had it zoned more as multifamily and different zones,” said Spallumcheen Mayor Janice Brown. “They came with a different presentation, so it’s to change that.”
The township required a financial cost recovery analysis be prepared by Urban Systems before proceeding to public hearing.
Urban Systems came up with a 25-page report.
While thorough, the analysis is based on assumptions. It shows the township could face annual costs of approximately $339,000 and property taxation revenues of between $335,000 and $414,000, depending on the assumptions.
The report says resulting impacts on the township range from a net gain of slightly more than $75,000 per year to a net loss of about $4,200 per year.
“It also shows the financial impact depends on the percentage of lots that are built upon during each phase,” wrote Joel Short of Urban Systems. “The township is better off financially once all of the homes are built in a development phase.”
Brown said the township was cautious when it came to the financial cost recovery analysis.
“We didn’t over do it,” she said. “The economic spinoff is really hard to figure out. We just figured out what it would cost us.”
Applicant David Pusey will be on hand for the public hearing to answer any questions about the proposal.
While it is anticipated to happen soon, a date for the public hearing has not been formally set.
The southeast sector in Spallumcheen is located on the east side of Highway 97A between Head Road and the Swan Lake junction.