Lake Country Council has approved the initial stages of a rezoning application that could bring much-needed rental housing to the community. However, the decision comes with conditions and highlights ongoing concerns about development near floodplains.
Project Details
The proposal calls for the construction of 67 rental apartments and 6 townhouses at 11615 and 11583 Bottom Wood Lake Road. This requires rezoning the properties from their current designation to medium density housing. The project aligns with the District of Lake Country's Official Community Plan (OCP), which designates the area for future higher-density residential development.
According to the 2021 Census, Lake Country's population sits at just over 15,000, with a rental vacancy rate below 3%. The addition of 73 rental units would represent a significant increase in rental stock, potentially easing pressure on the tight market.
Conditions Address Concerns
Council approval came with three key conditions:
- Securing a Rental Housing Agreement: This ensures the development remains dedicated to rental housing for a specified period. The exact timeframe for this agreement is not mentioned in the available reports, but it highlights the council's focus on addressing the rental shortage.
- Road Widening Dedication: The development will contribute 2.4 meters of land for road widening. This improves traffic flow considerations, potentially crucial with increased density.
- Third-Party Floodplain Review: This is the most contentious condition. Council members expressed concerns about potential flooding due to the proximity to Wood Lake. A third-party review by a qualified professional, such as a hydrogeologist, will assess the development's impact on stormwater drainage and floodplains. This review will also explore mitigation strategies to ensure the project adheres to the District's OCP Floodplain Protection Policy.
Flood Concerns
Council members Tricia Brett, Bob Patel, and Cara Reed all raised concerns about development near floodplains. The District is currently reviewing stormwater drainage around Wood Lake, and some members felt this review should be completed before approving the rezoning.
Councillor Brett specifically requested a third-party review as a condition of approval, highlighting the need for a thorough assessment of flood risks and mitigation measures.
District Staff Address Concerns
Matthew Salmon, the District's Director of Engineering, assured the council that preliminary modelling indicated sufficient infrastructure capacity to support the development. However, he acknowledged the importance of a detailed review during the development permit stage.
Paul Gipps, the District's CAO, pointed out that some level of flood protection construction might be necessary, and provincial regulations would need to be met.
Balancing Growth and Safety
The council ultimately voted in favor of moving forward with the rezoning application with the three conditions. However, Councillors Cara Reed and Heather Irvine dissented, citing concerns about the high density and potential traffic impacts on the neighborhood character.
Development Permit Stage
The development proposal will now proceed to the development permit stage. This stage will involve a more detailed review of infrastructure capacity, traffic flow analysis, and a comprehensive assessment of flood risks and mitigation strategies based on the third-party review.
The final design and construction plans will need to address these concerns and ensure the project complies with the District's OCP and provincial regulations.
Conclusion
Lake Country's decision to approve the rezoning application with conditions reflects the ongoing challenge of balancing growth with environmental considerations. While the project offers much-needed rental housing, the concerns about flooding highlight the importance of thorough assessments and responsible development practices moving forward.
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