Official Community Pipedream

Who knew?
Who knew that OCP means official community pipedream instead of official community plan?

I'll spare you reading the 156 page document.

Judging from the following excerpts, it's a bunch of nonsense!
Why?

Consider that you're a resident of Saskatchewan or Alberta, wondering whether to retire to Coldstream, so you have a look at the Official Community Plan.
Just to get an idea of what you can--and can't expect on land you may consider purchasing, maybe pass on sloped land for these (page 3) reasons:


Area 1, contains an extensive area of natural grassland, is habitat to several of the identified species and is primarily comprised of steep hillsides. Area 2, contains a minor riparian ecosystem and some areas of steep slopes. Area 3, part of a single title containing ALR and non-ALR lands. Some minor hazard issues related to erosion potential and steep slopes. Contains lands rated as high and very high conservation value. Area 4, a block of land on the eastern edge of Kalamalka Provincial Park. Contains lands rated as high and very high conservation value and has steep slope areas.

Those reasons may impact things you may wish to do on your land.
Unless you're government, that is.
Or a university.
In which case it's A-OK, and the steep slope, erosion and conservation rules don't apply!

Like what's planned on the steep slope, likely to erode pristine lands at the college:  an amphitheatre with seating for 5,500.

So that makes the OCP a pipedream?
Nope.
Because they'll ignore the steep slope rules and build it.
Because they're government...because they're a university.

But this relegates the OCP to pipedream status:



 "...may not be achieved but are continuously strived(sic) for."

Consider this:
"Local shopping opportunities" page 18
"Good transit services, even light rail"

Shopping?  in a community located 7 minutes from downtown Vernon?
Light rail?
Sheesh.

Back to the amphitheatre.

Here are segments of a letter to the editor from Joan Rowan, Concerned Neighbours of Okanagan College, Vernon Campus:

"We believe that this is not a suitable location for the following reasons:  The two large gullies are the only natural habitat left within the enclave bounded by College Way, Kickwillie Loop Road and Highway 97.

The steep slopes of this historic glacial gully are composed of fine textured soils that are subject to erosion due to runoff from the sports complex, the college parking lot and the bypass.  Considerable funds have already been expended to control drainage into and through this gully.

The gully is an ecologically sensitive site comprising steep slopes, sensitive, native bunchgrass cover, with arrow leaf balsam root, prickly pear cactus, and sumac.  It is home to the threatened western gopher (bull) snake and hawks are regularly seen hunting over the open grasslands.

The concept plans for the amphitheatre portray green, grassy slopes all around the amphitheatre where up to 4,500 additional (1,500 in amphitheatre) people can sit.  This would require removing all of the native vegetation and planting irrigated turf on these over-steep, highly erodible slopes.  Access to the amphitheatre for equipment and event staging would be off Kickwillie Loop Road, close to the College Way junction.  This location for an access for large trucks and vans would present considerable safety risks and inconvenience to local traffic..."   Joan Rowan.

Now, look back (above) at Areas 1 - 4 "rules" governed by the Official Community Pipedream...er...a...Plan.

Remember that you're a resident of Saskatchewan or Alberta considering retiring here...or purchasing acreage.
Consider also just how much bureaucratic interference occurs here in the North Okanagan, and British Columbia generally.

This letter from a Coldstream resident (entitled Controlled Living at its Best, July 8, 2012) will open a prospective resident's eyes...especially if they hail from Saskatchewan or Alberta (where a modicum of self-determination and empowerment still exist).



"...hate bureaucracy and all the nonsense that comes with it."  Jack Welch, former CEO General Electric

OCP.
Official community pipedream...
with rules that apply to residents, but not government...or universities.

You'd Think They Would Make a Phone Call

...to tell you what's going on.

And why they're referencing your company in a change to the Official Community Plan.

Bureaucrats only cater to their community's council.
By extension, then, they don't give a tinker's damn about a business in their community.

Imagine my surprise when I looked at the Agenda for Coldstream's council meeting, scheduled for today, and clicked on the "Final Revisions to Draft Official Community Plan".  Then, scrolling down to read what final revisions the bureaucrats were asking council to peruse, I almost fell off my chair as I read my company's name listed on the following excerpt from page 3 (of 8):

"6.7 Recreation Commercial
6.7.2  The policy that designated the existing Recreation Commercial site (Highlands Golf) a development permit area is deleted.  As written, the policy did not actually do what it intended.

The Policy has been replaced to state that this and future Recreation Commercial sites should be designated as a development permit area for environmental and form and character reasons.  If Council were to act on the policy recommendation it will occur as a future action."

Huh?

The policy didn't do what it intended?
What was the intent that they didn't achieve?

A simple look at historical records would prove that Highlands Golf had a Development Permit (a relatively long process conducted through Fred Leavitt at NORD), environmental requirements (a Registered Professional Biologist toured through the entire property...I forget her name...with questions asked and answered whether there was any seasonal water (there was none in my ~40 year history as owner), whether certain animals/lizards/frogs occurred in various areas (nothing smaller than coyotes and deer, with the exception of the odd bullsnake).  On form and character, an architect was retained for the clubhouse plans (just a renovation from the previous building).  I decided on a white stucco finish that aptly suited the desert environment. 

And, while the link to Coldstream's Zoning Map is--for some reason--today not provided in the Agenda, I did in fact see the zoning map during the first draft of the plan.

And guess what?

It showed my C-5 zoned Commercial Recreation property as R-2 !

Yup.

I wouldn't mind being Commercial and charged only R-2 property taxes (residential).
But being charged Commercial/Business property taxes and a draft community zoning map showing the property as Residential R-2 will fly as far as an elephant, Mr. Bureaucrat.

 "I predict he'll be Zero-for-Two after this," grins Kia, adding "if including the private fire hydrant 'report' he conducted."


Would it have taken more than a few minutes to phone me and explain what Coldstream is supposedly intending with this OCP change (that's headed Final).

Ahem.

Public Comments from Official Community Plan review

Officials say it's been 7 years since the last OCP review of the 25 year old plan.
So they held Open Houses May 6th and 8th to gauge what the public wants to see in the years to come as the District of Coldstream moves forward.

Dispensing with the normal preamble--residents state they've heard it all before, numerous times--public comments during the open house are listed here.

Some for amusement, some for concern, some for outright disdain.

You be the judge:

Parks and Trails:

• Would like to see the Grey Canal Trail expanded out through Coldstream;
• Open up right-of-way access points to Kalamalka Lake; allow parking and parks for disabled persons;
• Open up access to the foreshore of Kalamalka Lake;
• Imagine an inter-municipal trail system from Lumby to Vernon to Oyama and north to Armstrong/Enderby, maybe along the railway;
• Establish a trail around Middleton Mountain at one elevation.

Safety:

• The walking path next to Kalamalka Road is too narrow and dangerous (needs barrier or a proper trail).
• Trail needed on Kidston Road from Torrent Drive to Kalamalka Road (steep bank is difficult and dangerous);
• Pathway down from Michael Drive should have steps (gravel surface and slope is dangerous).
• Bike path needed along Kalamalka Road from Alpine Centre to the lake;
• User friendly commuter trail system linking Lavington to Coldstream and Vernon (should be off the highway) to promote health and a greener community;
• More biking and walking paths in Lavington and bike trail into Vernon;
• Safe bike paths to connect to the school in Lavington (easements through Tolko and the glass plant site);
• Acquire rights-of-way to establish the Grey Canal Trail from Coldstream Ranch east and west;
• Lakefront should be protected and made into a public trail;
• Trail needed from Kalamalka Lake to Polson Park;
• Need a better or improved boat launch;
• Overpass to access Kalamalka Beach;
• Bigger and better boat launch (one that can better accommodate tourists);
• Ban power boats on the north end of Kalamalka Lake;
• Proper bike paths away from traffic lanes;
• Bike and walkways llinking all of Kalamalka Road;
• Existing rural parks be maintained;
• Trails need to be connected so they make sense;
• Trail connecting Lavington and Coldstream (using public easements)
• Part of glass plant property should be made into a park;
• Bike lanes for children is a priority for Learmouth;
• More green corridors; grass half of Kalamalka Lake Park;
• Ban power boats or power restrictions on north half of Kalamalka Lake;
• Road ends to lakeshore should be set back to public access.

Housing and Secondary Suites: 

• Secondary suites that are reasonable should be allowed;
• Secondary suites need to move into 21st Century, not everyone can afford a house but with standards and controls and following best practices;
• There are already a number of suites, they increase noise and parking problems;
• No secondary sites without parking; no suites in houses on septic service;
• Secondary suites should not be allowed especially if it means on-street parking;
• Secondary suites are good with proper regulations and some flexibility;
• Secondary suites must only be in owner-occupied homes with adequate parking;
• Allow secondary suites in R1 and R2 neighbourhoods (2);
• Secondary suites provide security for snowbirds going south for the winter;
• Yes, allow carriage houses in Lavington (especially on lots over one acre);
• Develop downtown area for high-end condos;
• Develop hillsides for condo developments;
• Need areas of Coldstream for high end gated villas and condos;
• Develop hillsides with high density housing;
• Definitely no small lot designs;
• Limit urban growth to Middleton Mountain and Coldstream Estates;
• Residential planning should consistently follow the same rules (i.e. setbacks);
• New housing should identify the proposed demographic (seniors or families);
• Infill existing areas before expanding to new ones (urban containment boundary);
• Higher density housing near town centre.

Agriculture and Farming:

• Not in favour of home plate regulations;
• Concerned about pesticide use and particularly how it affects our creeks;
• Concerned about noise from the new cherry orchard; understood that they are running a business but there has to be respect for the community too;
• Recognize the difference between viable and non-viable agricultural land;
• Backyard chickens should be allowed (no roosters);
• Set strict agriculture boundaries with no urban growth;
• Support farmers and community gardens and farmers' markets;
• Municipality needs to sponsor controls for geese and deer pests;
• Do not use chlorinated water for irrigation (we need separation);
• Support ALR landowners so they can produce local products;
• Ensure low cost irrigation water to insure the viability of agriculture land (2).

Commercial and Industrial Land Uses:

• Focus on land surrounding Kalamalka Lake Park; a plan with Vision (incl. parking);
• No need for a Town Centre; just a means to stay separate from Vernon which is not sensible;
• Don't need commercial on the highway (park and mix of housing instead);
• No town centre plan;  not sustainable and will undermine Vernon businesses;
• Small scale commercial at Kalamalka Lake could be supported by visitors with beach front opportunities;
• Change the glass plant property into an industrial park;
• Support town centre with a mix of commercial and residential zoning;
• Only light industrial uses on the glass plant property;
• Maximum use of the railway; railways needs to be reliable;
• Mixed use in town centre; 

Heritage and Recreational Facilities: 

• We need a community hall in Lavington;
• A community hall is needed in Coldstream for community interest and trust;
• Heritage preservation of Husband property;
• Promotion of heritage spaces (i.e. Sovereign House, Ormsby House) and a Heritage Council;
• Lack of social infrastructure for events and foster community spirit;
• Need a community hall for Coldstream that is central, modern and affordable;
• We need heritage promotion and preservation;
• There is a need for a community hall in Coldstream;
• Coldstream museum at Sovereign House;
• Protection for heritage houses and trees;
• Heritage preservation of Husband property;
• Promotion of heritage spaces (i.e. Sovereign House, Ormsby House) and a Heritage Council;

Infrastructure Planning:

• Don't extend sewer until existing serviced lots are connected, especially lots near creeks;
• Sarsons Road is dangerous for walking;
• Improvements needed at the intersection of Kalamalka and Kidston Roads;
• No sidewalks; paved lanes are fine;
• Better pathway along Kalamalka Road (people are taking risks);
• Husband Road should not be a collector road;
• There should be non-treated water on agricultural land;
• Extend sewer line up Aberdeen Road;
• Extend sewer line on Giles Road;
• Put bike lanes and pathways only in strategic areas and spend more money making these few safer (i.e. offset from roadway);
• Put sidewalks and bike lanes on all roadways.

 "I'm frankly speechless with some of the comments," admits Kia.

You're not the only one, as I recall Winston Churchill's oft-repeated quote:

"Socialism is a philosophy of failure, the creed of ignorance, and the gospel of envy, its inherent virtue is the equal sharing of misery."

...nuff said.