Antler Ridge rezoning gets thumbs up
By Ian Cobb/e-KNOW
Regional District of East Kootenay (RDEK) board of directors Dec. 1 gave unanimous approval to a rezoning bylaw that will allow 10 single-family lots at Antler Ridge.
Bylaw No. 2731 – Upper Columbia Valley Zoning Amendment Bylaw (Windermere / 814415 Alberta Ltd. & Seleshanko) rezones Antler Ridge from R1A to R1, allowing for the addition of 10 single-family lots on the 10-acre parcel located between Lakeview Meadows and Lower Lakeview Road.
The approval arrived despite opposition from neighbours, as noted by Electoral Area F Director Wendy Booth, who said she supported the rezoning despite some strong opposition.
Electoral Area G Director Gerry Wilkie suggest a “NIMBY (not in my backyard) syndrome” was at work with some of the opposition. “It’s been a development in waiting. There will be a slight increase in density but very similar to the density in the development,” he said.
A public hearing was held Nov. 22 at the Columbia Valley Chamber of Commerce’s crossroads hall, with 11 people attending along with RDEK directors and staff.
Wade Gibbs, of Calgary, and his wife own 814415 Alberta Ltd. He spoke at the hearing, as noted in the RDEK public hearing report.
“They bought the land between 2004 and 2006. It is 10 acres with R-1(A) zoning because at that time large estate lots were desirable. In 2008, when the lots were put on the market, the economy collapsed and no lots have been sold in spite of repeated marketing over the years. He wants R-1 zoning because people are looking for more sustainable development with pre-built homes on smaller parcels. He has an agreement with New Dawn Development to build the homes on the 28 lots. If he removed the existing roads, servicing and rock retaining walls, the maximum density could be up to 60 lots; however, he wants to retain the infrastructure in place and develop 28 lots. The lots will be larger than those on Lakehill Road currently. He tried to meet with the LMCA and the community but couldn’t get a public meeting arranged through the LMCA Board. He discussed his proposal with some of the neighbours and gathered a list of concerns: 1) density – the lots are approximately double the size requirement of R-1 zone and it meets the OCP policies and fits into the surrounding land use; 2) garbage and recycling – they now have an agreement with Southeast Disposal to provide bear proof containers on site; 3) trespass on LMCA amenities – he agrees with the concerns of LMCA and he is not marketing the lots as LMCA. The disclosure statement will clearly state the LMCA amenities are not included with these lots; 4) increased traffic and beach access – the lots do not have beach access and the lots will be built at a rate of two to three per year, over 10 years so it will not be a huge increase all at once.”
Among those with concerns about the rezoning is Frank Kernick, President of Holland Creek Developments Inc., the developer of Lakeview Meadows.
He stated in a Nov. 22 letter, “My main issue of concern is that the arrangement that the RDEK, MOT and myself created to provide proper engineered storm water management to protect Holland Creek and Lake Windermere is in jeopardy.
“In conclusion on storm water management, the proponents of Antler Ridge, RDEK, MOT and the LVMCA have a lot to do to make sure that if the Antler Ridge existing and or increased storm water is to go into or through the existing Storm Facilities that all parties agree and a long term maintenance and financial agreement is reached,” Kernick wrote.
Lakeview Meadows Community Association submitted a letter of opposition., as did numerous residents.
“At this time, Lakeview Meadows cannot support the Antler Ridge request to make smaller lots and increase density without considering drainage, infrastructure, incremental costs and the impact on the enjoyment of the Lakeview Meadows community. We are asking that the rezoning be tabled until the RDEK, MOT, Lakeview Meadows and the Antler Ridge developer can work out details of formal agreements on garbage, non-use of private amenities and storm water management,” stated Mara King, Vice President of the Lakeview Meadows Community Association.
District of Invermere Mayor and board director Gerry Taft said Dec. 1 the issue is an example of “no cohesion” in planning between neighbouring developments.
“This is a very, very dense urban development occurring in the regional district. We’ve obviously gone down this road on that side of Lake Windermere,” he said.