Concerns Voiced at Hub Development Public Hearing

By Jo Anne Malpass

Proposed development site in Scotch Creek. CSRD photo

Too little information about the development plan, sewer, water and parking were among concerns expressed June 7 at a public hearing on zoning and official community plan amendments to allow a mixed use residential and commercial subdivision in the former Frank’s Campground / Scotch Creek Hub property.

Led by Columbia Shuswap Regional District Area F Director Jay Simpson and CSRD Senior Planner Ken Gobeil, the consultation was only for the rezoning and OCP amendments for the 5.085ha property. The lot plans provided by the owner are only preliminary and subject to change within the limitations of the zoning bylaw. 

The owner had proposed 230 m2 size lots to allow 108 single family residential lots, or 78 Duplex units or 91 Condo or Row Housing units. With the CSRD staff recommendation, the minimum parcel size has been increased to 300 m2, for an approximate 80 single family lots or a lesser number of duplex and multiplex units. 

Although many agreed Scotch Creek needs development to move forward, they said they want to see smart, sustainable development with a vision that fits the community. One resident said that with density uncertain, it’s hard to visualize and know the bigger picture to allow the public a more informed response. 

Parking along Santa Road was a concern for several residents as it has been a problem in the past during events in the area. The bylaw says one visitor parking spot for every five dwellings.  Others were concerned about parking for the Hub and future businesses when some of the parking area is planned for a sewage system. 

Several people suggested that because of its prime location, it could be used for more than houses and businesses. Some suggested a portion of it could remain green space for community recreation and events, possibly a 3rd ball diamond, a community centre and a daycare centre. 

Others indicated concern about the sewage treatment issue, thinking it isn’t large enough. One resident with the nearest well to that site, said that the extensive pavement and housing could affect the ground water and a full plan for sewage should be revealed.

When you stop growth, another resident pointed out, the community dies and you go backward. The interest in Caravans West shows people want smaller size lots. Scotch Creek needs population in the winter. “We haven’t had any development for years. We have to get to the next step. A lot of time and money has been spent to get the development this far. We have to start somewhere; parking and other concerns can be solved.” 

Others said they would prefer true residential lots, larger than 300 sq. meters, to have a sense of community rather than a seasonal park. Less residential density would fit in better for the long-term future of community and the site could include a small hotel, daycare, and something for seniors.  

A concern was also voiced about there being infrastructure to ensure enough water service in Scotch Creek. The properties would need to connect to the Saratoga Water System. Gobeil said the developer would be responsible for all water servicing costs, including capital contributions to the system as well as per lot connection fees.

When asked about park land and pathways, it was explained that in the development stage, 5% must be given to the CSRD for park land in the form of land, cash in lieu or a combination, at the discretion of local government. Options for pedestrian connectivity and pedestrian pathways along the frontages of the properties would be required in their development permit applications.

In his closing remarks, Director Simpson said “I heard you, I recognize what you are saying.” We need to balance affordable available housing and the need for community infrastructure. People are trying to find a place to rent/live, and we don’t have these places. He suggested there could be a compromise on the number of lots. “This is private property,” but “they are trying to work with us to bring something that will benefit the community.”   

The bylaw amendments and comments from the public hearing will be brought to the CSRD Board at their July meeting.