A new zoning bylaw that would permit one of the largest developments in the history of the Township of Spallumcheen is on the books.
Council has given unanimous first reading to have a new residential-commercial zone (RC) that would allow a phased-in development committing to more than 1,300 types of dwellings and small commercial enterprises at the north end of the community's South East sector.
Mayor Christine Fraser said the creation of the new zone has been in the works for four-to-five years when Vancouver-based developer Platinum Group first proposed the massive project.
"The developer has worked with our staff because there wasn't zoning for that much density," said Fraser. "We now have an RC zone that will allow for multi-family housing, duplexes, single-familiy residential with suites downstairs, and potentially a strata where you could sell a downstairs suite separately from the upstairs suite.
"The zoning will provide a number of different housing options for people starting out, for seniors, for people who want single-family homes with some rental accommodations."
The proposed development will be called Southlands, and will be located above Hutley Road South. In a report to council, Platinum Group said it wishes to "develop a sustainable residential community that encourages healthy living, respects the land, and offers new and affordable housing opportunities."
"Southlands is a 640-acre master-planned community, located east of Highway 97A, and is being developed as a model of how to achieve municipal planning strategies in a sustainable manner," said the developer.
The 1,365 lots will include limited neighbourhood commercial uses, such as grocery stores and coffee stops, and possible institutional uses.
Platinum Group said Southlands will be built in 16 phases, taking some 15-to-20 years to complete. The first phase, said the mayor, would be about 120-to-125 homes.
"We're super excited," said Fraser. "The developer has worked so hard with staff to come up with something that really fits well with our community. It has a lot of open space, a lot of hiking areas, and a lot of trail networks provided."
Southlands said it is committed to dedicating about 55 per cent of the total site area into the public domain while allowing for some 12 kilometres of trails to improve accessibility throughout the community.
The project will utilize existing water supplies, and will hook into the new waste water facility being built in the township. Fraser said there are restrictions on the development for what the water can be used for, and the homes will include things like low-flow toilets, so the water demand, she said, is not significant.
"It is utilizing our existing infrastructure and our existing wells that we have," she said. "With the Larkin and Eagle Rock (water) systems that dissolved to the township, there was excess water in the Eagle Rock District. The township then drilled a new well for capacity issues within the existing water areas. Within the existing water licences, there's enough water there for the development and more."
Asked about wildfire concerns, Fraser and the developer said mitigation has already begun, including selectively logged spots.
"As they build each phase, they'll be clearing out to do FireSmarting to make sure it's been done around each of the (phased) nodes," said Fraser. "Any recommendations that were provided with wildfire assessment, they're implementing those measures prior to development."
A public information hearing has already been held by the developer on the plan, and Fraser said a "lot of positive comments came out of it." When the matter gets to second reading, council will then decide if further public engagement will be needed.
"It's already part of the OCP (Official Community Plan) so more public engagement may not be necessary," said Fraser. "We may choose to do it anyway because of the size of the development, and make sure the community is aware of what's going on there."
Fraser said a large development has been part of the township OCP for the South East sector for about 15 years, prior to her arrival on council.
Platinum Group suggests Southlands will significantly contribute to the local economy.
"Based on current home values and jill rate, the project will increase the local tax base by 75 per cent, or by some $3 million per year, with a total investment of some $1.2 billion, as well as creating countless man-years of employment in addition to millions of dollars in spin-off benefits."
