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Peachland council will be reviewing a hefty report for a proposed seniors care facility, a medical centre, daycare centre, a medical research centre and training facility for nursing staff.
However, the district’s planning staff have identified several issues with the proposed facility, which would be located at 6633 Hwy 97, just before the turnoff to the Hardy Falls Regional Park.
The report, which is headed to Peachland council on Tuesday, recommends that council not move forward with the requested OCP and zoning amendments.
Instead, staff will seek direction from council on whether there is enough interest to proceed to a detailed review of the proposal.
The 2.1 acre property is currently vacant and the applicant is looking to develop a five-storey structure that would see a 150-bed seniors care facility plus the medical centre, daycare, research centre and training facility.
Currently, the land is designated for future medium density residential uses to support for multi-unit buildings with three or more units but not exceeding 60 units.
The property is in a natural hillside hazard area, a wildfire risk area and is recognized as being environmentally sensitive. Peachland’s OCP aims to minimize urban growth into lands subject to these types of conditions.
Planning staff say the proposed development is inconsistent with the Hillside Development Permit Guidelines which limit development to areas with slopes less than 30% natural grade and the subject property has a slope of about 70%.
“Even more significant is that fact that the subject property is in an area with a history of landslide and geotechnical concerns as well as significant groundwater issues,” say staff.
The property is zoned C5 – Resort Commercial to allow for tourist accommodations. The property would likely need to be rezoned to CR1 – Mixed Use.
Staff say the proposal does not align with the district’s Regional Growth Strategy because it proposes a dense development that is quite far from the core of the community and sits next to large residential or low density lots.
Another issue identified is that the OCP aims to add care facilities, educational facilities, and health services to the neighbourhoods of Beach Avenue and downtown.
However, the report says the proposal would not add the “desired vibrancy that is typically associated with a mixed-use zone in the downtown or urban centre.”
An increase in traffic on residential roads was another concern raised and staff say that Renfrew Road, which is above the subject property, would need to be upgraded to a two-lane road.
The applicant is proposing about 74 stalls at this time, however, the bylaw requires 122 stalls for the proposed use of the property. To accomplish this, a variance would need to be considered.
If Peachland council decides to move forward with this application, the applicant would be required to get approval from the Ministry of Transportation and Infrastructure as the property is within 800 metres of the highway.
In addition, the applicant would need to bring forward several reports and studies including:
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A comprehensive geotechnical assessment
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A hydrogeological assessment
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A grading plan for the site
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A traffic impact assessment
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A servicing brief on the impact on municipal infrastructure
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An environmental assessment
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Update application with more specific development details
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Referral application to local First Nation
Planning staff say there will be a significant financial investment to prepare all these reports.
Therefore, they are requesting that council consider the policies and potential issues before granting staff the authorization to move forward with the project.
Peachland council will review and discuss the matter on Tuesday at 6 pm.
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