More than 500 people provided input into the proposed residential development of 1050 Spiller Road, with results showing strong opposition to the current proposal but close to half of respondents being open to future development with stricter conditions.
Since the completion of the engagement process, developer Canadian Horizons has decided to withdraw their zoning and OCP land use amendment applications and have made a new application to develop the lands under the current zoning. The previous proposal to allow for 111 single-family lots would have required an amendment to the Official Community Plan. The current zoning features a mix of country residential and mobile home park zoned areas.
“Given the response to prior proposals for this property, it was important to offer the community a more formal process to learn more and contribute their feedback,” said JoAnne Kleb, Communications and Engagement Manager. “As a result of this process, staff are able to provide the applicant and Council with a good understanding of the participants’ views of this proposal and their concerns about development in this area.”
The results of the engagement process and an update on Canadian Horizons’ plans will be presented to Council at their meeting on September 6th. In addition to recommending the 1050 Spiller Road Engagement Report be received into the record, staff are also recommending the report be used in the evaluation of any applications for land use change of the subject lands at 1050 Spiller Road.
Through the engagement process, the City learned that just more than half of the 520 participants (54%) are opposed to any development at this location due primarily to the potential impacts to the environment and local economy. Another 16% are fully supportive of development, believing the area can support development and help address the need for housing. Another 30% support development with the following conditions:
- brings City water to the area,
- sufficiently addresses traffic safety,
- mitigates the infrastructure concerns (i.e. storm water),
- protects more natural lands and wildlife,
- supports green building and addresses climate impacts,
- features a mixture of larger rural lots that transition, and
- ensures the density and development matches the surrounding area and contributes to the area’s brand.
The City also learned that while views are mixed on development at this site, there is strong opposition (71%) from participants to the current proposal. This opposition is attributed to the belief that while the reduced density in the new proposal may lessen impacts on traffic, it does not address previous concerns about the landfill, the wildfire interface, the affordability of housing, and potential environmental impacts.
The Penticton Indian Band was invited to consider the application through the engagement process as well. The Band reconfirmed their strong opposition to development at this site as it is within an area of significant syilx Nation interest and will have serious impacts to syilx Food, Social and Ceremonial activities.
The Society for the Preservation of the Naramata Bench also participated in the process and indicated that many of their concerns remain with the revised proposal including wildlife impacts, potential density, proximity to the landfill, infrastructure costs and traffic.
The complete results of the engagement program can be viewed at shapeyourcitypenticton.ca/1050-Spiller-Road. The new application made by Canadian Horizons is being reviewed by staff and details on the application will be made public through normal processes.