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Regional board vote split over proposed rural Fernie development
A proposed “affordable housing” project, which would be situated three kilometers northeast of Fernie, split the Regional District of East Kootenay board of directors down the middle July 8.
Directors ranged all over the region, citing old and current issues, while deliberating on a rezoning proposal by applicant 0816595 BC Ltd., who’s seeking to rezone 56.5 acres from RR-8 (Rural Residential Country Zone) to RS-1 (Single Residential Urban Zone), in order to establish a maximum of 55 lots.
However, before the board members began their deliberation, project proponents Martin and Nick Vale addressed the directors.
Martin Vale opened by saying he believes a strong local market exists for what they hope to offer.
“We will deliver a livable development for locals. A couple making $60,000 a year could afford one of these new homes,” he said, noting that property parcels would be available from $159,000 to more than $200,000.
The homes will be between 1,200 and 2,400 square feet and will be price pointed around a $120 a square foot figure.
Fernie has too many “dark homes,” Vale said, citing that of the 2,024 units added to Fernie in the past few years, only 200 can be considered local housing.
“We want to build a true local community. We want locals to build and live here – that is our bottom line,” said Vale, an architect who has worked on projects in Fernie, as well as Jasper and Banff “where accountability is paramount.”
Nick Vale pleaded with directors, “you, as a board, must believe we can follow through on affordable housing” and asked that their application be taken to a public hearing.
A lengthy debate ensued once the board came to the bylaw vote, led off by City of Kimberley Mayor Jim Ogilvie, who said he didn’t believe such an application follows the region’s Smart Growth Strategy.
“We don’t want postage stamp lots with high rises,” he said. “If we’re not going to follow our Smart Growth Strategy, then we need to throw it out.”
The region’s municipalities need to keep growth and development within their borders, he said, adding, “I think Fernie is correct in their opposition to this proposal.”
Corrigan told the board she lost sleep the night before “thinking.”
She noted how Fernie is enjoying steady development, with 88 residential building permits issued last year, with 22 of them being for new construction. Thirty one permits have been issued so far this year, with six for new construction.
“The Annex – the older part of our town is being developed,” she said. “The economic development piece of the puzzle is happening in Fernie.”
Electoral Area G director Gerry Wilkie said the Columbia Valley has a few examples of developments that were initially supposed to beneficial to the local market but “they have gone to that insatiable maw of the urban monster to the east (Alberta).”
District of Elkford Mayor Dean McKerracher said there “are too many ifs” that need to be answered, including water and waste disposal questions.
He also questioned Martin Vale about his ability to deliver on the $120/sq.ft. construction figure.
Vale simply replied, “Yes.”
McKerracher replied, “Yikes! Good luck with that.”
When it finally came time to vote on Bylaw No. 2307, directors voted eight for and seven against the first two readings, with board chair, City of Cranbrook Mayor Scott Manjak tipping the vote favour.
Leading the charge against the proposal was Corrigan, reflecting the city’s letter to the RDEK, which stated that it “strongly opposes” Bylaw No. 2307.
Boundary extension has been a long talked about issue in Fernie, she told the board. “Our proposal is to go to the west and there is not a lot of discussion to go the east. At some point the regional district asked the City of Fernie for their opinion – their referral – and we did that and we ask you to respect that.”
Also voting against the rezoning application were Electoral Area B director Rob Gay, Ogilvie, Electoral Area E director Jane Walter, Wilkie, McKerracher and District of Sparwood coun. Gayle Travis.
Wilkie asked for a re-vote but Manjak assured him his hand was up for the vote. “I think we’re fine,” he said.
A couple of directors noted they voted in favour of it because they wish to see what the public has to say, including Village of Canal Flats director Ute Juras, District of Invermere Mayor Gerry Taft and Village of Radium Hot Springs Mayor Dee Conklin.
Pointing out that there is “substantial urban development outside the boundary of Invermere, especially on the east side of Lake Windermere,” Taft said he’d like to see the matter go to a public hearing.
“Just because something is outside a town’s boundary” is not enough of a reason to deny it, he said.
The public hearing for Bylaw No. 2307 is at 7 p.m. on July 27, at the Fernie Family Centre, 521-4th Ave.
Ian Cobb/e-KNOW
