1050 Spiller Road Proposed Residential Development The City has received an application to develop 1050 Spiller Road as a single family subdivision development. The applicant is proposing 112 single family lots, varying from 0.5 acre to 1.5 acres in size. This proposal would require an amendment to the City’s Official Community Plan (OCP) to remove the ‘Ground Oriented Residential’ and ‘Detached Residential’ land use designations and be primarily ‘Rural Residential’ and allow for 0.5 acre lot sizes, as shown on the map to the right.
Proposed OCP Designations
Before the application is considered by City Council, the City would like to gather feedback from the community about changing the ‘future land use’ of this property. Residents are invited to review the information and share their feedback before Sunday, July 3 rd through shapeyourcitypenticton.ca. Paper copies of the feedback form are also available at the Shape Your City Kiosk at the Penticton Public Library.
Understanding the Impacts The City can require applicants to provide technical reports prior to approval of a land use change, in order to better understand potential impacts of the proposed development. For this application: • The City has required the applicant to submit a Traffic Impact Assessment prepared by a qualified Engineer. The report assesses the traffic impact on the surrounding roads as a result of the proposed development. • An Environmental Impact Assessment was prepared by a Qualified Environmental Professional. The purpose of the report is to identify and mitigate potential impacts on environmental features on the property. Other items that will be reviewed in detail prior to further consideration include landfill setback, storm water, utilities, geotechnical assessment, archaeological impacts, wildfire impacts, etc.
Official Community Plan Context The Official Community Plan (OCP) and other policy Documents envisioned residential development in this part of the City for decades. The OCP outlines the City’s growth management plan which includes residential subdivisions in the Spiller Road area to accommodate a growing population, along with further development in the core of the city.
“A number of new hillside neighbourhoods are expected to be developed to meet the demand for detached houses” , including the Spiller Road area (OCP, pg.3-46). Page 1/6
Public Information Sessions
Questions about the proposal? Participate in one of the following sessions: Date
Event
Thursday June 9 6:30 pm to 8 pm
Participate in an online (zoom) information session. Sign up at shapeyourcitypenticton.ca
Saturday June 18 10 am to 12 pm
Drop by a community pop-up session, outdoors at the Uplands Elementary School, 145 Middle Bench Rd
Thursday June 23 6:30 pm to 8 pm
Participate in an online (Zoom) information session. Sign up at shapeyourcitypenticton.ca.
Saturday June 25 10 am to 12 pm
Drop by an in-person open house at the Penticton Seniors’ Drop-In Centre, 2965 South Main St.
What are your thoughts about residential development at 1050 Spiller Road? Fill out a feedback form at shapeyourcitypenticton.ca before July 3, 2022.
Next Steps Phase 1 (June - July) Public Engagement Period
Phase 2 (July - August) Results of Public Engagement presented to Council Statutory Public Hearing Council consideration and decision
After the public engagement period ends in July, staff will present the results of the engagement to Council. Staff will bring this forward along with the complete application package for Council’s consideration. If Council gives the OCP amendment and Rezoning ‘first reading’, there will be a second opportunity for public input at a future Public Hearing, expected to be held in August. Further notice will be given when a Public Hearing date has been confirmed.
For more information
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Q&A How does the development address Penticton’s housing needs? The Spiller Road area is one of three designated areas in the Official Community Plan that allows for new subdivision development to meet the demand for detached houses. This proposal includes 112 single family lots. These new units would contribute to the target of 4,450 new homes in Penticton by 2046. How is the environment considered? The applicant is required to conduct an Environmental Impact Assessment to identify environmentally-sensitive areas and strategies to mitigate potential impacts. An assessment has been provided and environmental considerations will be ongoing through subsequent applications. How is development of the hillside protected? The City has guidelines in the Official Community Plan to direct development on hillsides that respects the natural setting by minimizing risk from hazards, minimizing ecological and visual impacts, and creating development that settles into the landscape. A unique Hillside Development Permit is required to address these guidelines and will specify necessary grading, retaining walls, and slopes in line with the OCP guidelines. The Hillside Development Permit will be considered and approved by Council. How is the risk of wildfire mitigated? FireSmart requirements will be mandated through covenants on future lots in this new neighbourhood. This means specific building materials will be prohibited and landscaping installed which reduces wildfire impacts to private properties, as per a professional’s report.
Is the property not designated by the OCP for rural residential development already? No, there are various OCP designations on the property that support urban zones and building forms, including single family homes on urban lots, duplexes, fourplexes, cluster housing and townhouse developments (i.e., Sendero Canyon and The Ridge). What is the difference between OCP designations and zoning? The OCP designations are looking to the future, “what do we want to see on this property (or area) in the future?” Staff use the OCP designations to guide land use decisions and applications. All zoning amendment applications must align with the OCP designations on the property. If they do not, they must apply to amend the OCP designations (which is the case for 1050 Spiller Road). Zoning regulates what can be built on a property. This includes uses, density, setbacks, height, parking and other regulations. This also includes subdivision requirements such as minimum lot width and lot area. The existing zoning on the property is a mix of RC (Country Residential) and RSM (Mobile Home Park).
For more information
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Current OCP Land Use Designations Map Current OCP Designations 1. Ground Oriented Residential 2. Detached Residential 3. Rural Residential 4. Parks 5. Natural and Conservation Areas 6. Landfill and Landfill Buffer
Proposed OCP Land Use Designations Map Proposed OCP Designations 1. Rural Residential 2. Parks 3. Natural and Conservation Areas 4. Landfill and Landfill Buffer
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OCP Future Land Use Designations A complete list of all OCP Future Land Use Designations can be found within the City of Penticton Official Community Plan. Available on the City of Penticton website.
Retained
Removed
Removed
For more information
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OCP Future Land Use Designations
Retained
Retained
Retained
For more information
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