About the Project
On March 26, 2013, West Kelowna Council approved amendments to the Official Community Plan (OCP) and the Zoning Bylaw for three subject properties to facilitate an extension of the existing single family residential development at the end of Ranch and McIver Roads. The OCP amendment changed the designation over portions of the two southern parcels from single family residential to park; and the Zoning Bylaw amendment changed all three properties from a rural designation to single detached housing, compact housing and park.
The maximum build out of the proposed development, after road infrastructure needs have been considered, is estimated at 71 single family lots and 42 compact residential lots. The project has since been administrated through the City's development permit and subdivision approval process. Construction of Phase 1 of the project got under way in 2015 with the subdivision of 30 single family lots and the infrastructure needed to service them, including the extension of the road network.About the Zoning & OCP Amendment Process
Council negotiated public improvements as part of this development. The Developer has provided $86,250 towards the McIver and Ranch Parks Reserve Fund. A 2.4 hectare dedication of land within the development has been provided as parkland and pedestrian connections will be built at the time of subdivision.
Questions & Answers
Was Gates Road supposed to be extended?
Yes, this was discussed at the public hearing. The report outlined that Gates Road would be connected through the site. The traffic consultant recommended road network improvements which included a connecting roadway link between Gates Road and McIver Road. The staff presentation at the public hearing further indicated that additional access to Glenrosa Road was identified in the City's Master Transportation Plan and that comprehensive road network planning was to be completed with the road location to be finalized. Also discussed was the requirement for a Road Reserve.
Will Ranch Road remain a dead end?
No. Ranch Road is being extended to the new Gates/McIver West connection to provide appropriate traffic circulation and site egress for emergencies. The conceptual road network plan was provided in the public hearing report.
What are the building height restrictions?
The City's Zoning Bylaw regulates maximum building height for the R1 Single Detached Residential Zone. Maximum building height is nine metres (29.5 feet) to a maximum of three storeys.
How high is the fill for the new road connecting to Gates Road?
The new road is approximately seven metres in height from the original ground elevation to tie into Gates Road. Although there are no specific restrictions to road heights, they are limited by considerations including the elevation of the existing roads being tied into and allowable road grades. The maximum allowable grade is 12%. At the time of subdivision approval, landscape screening will be required between the new road and the property line of the adjacent lot.
What does the Soil Removal Bylaw state about the soil that has been moved?
A permit is not required for soil removed or deposited under a Development Permit. A Hillside Development Permit has been approved for the development which reviews associated site grading.
How will any encroachment onto private properties be addressed?
Site development should not be encroaching onto any private residential property. The Development Permit did not authorize any off-site grading. Subdivision drawings are being reviewed and fill on private properties will not be permitted.
Was an impact report completed at the time of rezoning?
A Traffic Impact Assessment was completed at rezoning, however detailed technical design of the road and grading is not typically completed through the zoning process and associated public hearing. Detailed road designs are considered at the technical subdivision approval process.
How often is a West Kelowna inspector on site to ensure construction follows policy?
Inspections are conducted by the civil and geotechnical engineering consultants for the developer, and civil site visit reports are submitted to the City of West Kelowna as part of the ongoing development and construction review process. City staff respond to residents’ inquiries and conduct site visits as necessary. There is no specific inspection policy.
Who received letters about the public hearing?
Property owners within 100 metres of the subject properties were sent notification of the public hearing. An ad ran in the Westside Weekly on Sunday, September 4, 2011 and Thursday, September 8, 2011. These are requirements of the Local Government Act.
The BC Gas post was buried. Will this be fixed?
The City has received confirmation that this has been corrected.
Is the site being developed safely, including the placement of soil?
Yes. The applicant and general contractor are required to follow Worksafe BC standards. In addition, the developer is required to ensure that construction is completed in accordance with the recommendations provided in the geotechnical report.
What measures are required to control sediment and why is a tire wash absent from the site?
No specific tire wash for construction vehicles is required. The project’s civil engineer designed erosion and sediment control measures for the site. The contractor provided a gravel pad and sanded the roads in an attempt to contain material on the site. The City of West Kelowna is continually working with the civil engineer to ensure containment and clean-up methods are functioning.
Why are lots being built up? Is this part of the approved plan?
Earthworks to support building platforms are typical of development in hillside areas. This is necessary to transition and balance between road and driveway grades to access the building platform. The earthworks were permitted in the Development Permit, and final road grades on site are being reviewed to ensure consistency with the approved permit. Rough grading is currently underway and final grading and sloping will be completed near the end of the construction for the first phase. The applicant’s engineers are responsible for ensuring that the site is being built as approved.