WHY WE OBJECT
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1. Is CRC entitled to 41 additional units on existing lands.
NO!
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The CRC has developed to capacity on existing lands. On their first phase of the development (which includes the Pinnacle Golf Course as an amenity) the CRC built on original land to capacity. They then went to COK to for permission to purchase additional new lands to expand their development.
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After being approved by the COK and purchasing additional lands, the COK was permitted to build up to 145 homes (they requested 175, but was rejected by COK and limited to 145). On these new purchased lands they build 151 homes.
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This is taken directly from the Feb. 23, 1999 Public Hearing. Mr. Tony Markoff was the representative from the CRC:
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Mr. Tony Markoff advised that he could not guarantee that 15 years from now there will not be another rezoning application to expand the development if another property comes available.
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ANOTHER PROPERTY, NOT THE EXISTING PROPERTY!
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2. Has CRC consulted with the residents of Gallagher’s Canyon during the process.
NO!
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The residents have not been consulted whatsoever as required by the developer. As stated in Clause 1 (K) of the 1998 Addendum between the builders and the owners, which requires the Developer to consult with the community. It states as follows:
Advisory Committee – “it shall consult, on a regular basis, with the Residents Advisory Committee of the Strata Corporations regarding issues affecting the residents related to the residential development and the Golf Course. It is intended that the committee operate as an open forum in which ideas can flow both ways and communication with the residents will be better accomplished.” This has never happened. Over 20 emails to CRC requesting meeting to discuss the matter have resulted in not a single meeting. Ask anyone who lives on Pinnacle Green if they have been consulted.
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3. Does the proposed development by the CRC fall within the guidelines of the OCP.
NO!
The Official Community Plan is a policy framework by Council for the next 20 years. The CRC proposed development contravenes over 12 aspects of the OCP. These are the City of Kelowna own mandate for building which this project does in no way fit into. (See attached fact sheet with the list)
4. Can a condo unit be built in South East Kelowna.
NO!
This is an emphatic NO. The 2030 OCP and the 2040 OCP emphatically states:
OCP 2030
THERE SHALL BE NO MULTI-FAMILY UNITS IN SOUTH EAST KELOWNA. LANDS OUTSIDE THE PERMANENT GROWTH BOUNDARY WILL NOT BE SUPPORTED FOR URBAN USES
OCP 2040:
MULTIPLE UNIT HOUSING IS SUPPORTED WHERE ALREADY EXISTING OR WHERE STRATEGICALLY LOCATED TO SUPPORT THE VIABILITY OF LOCAL COMMERCIAL CENTRES.
It does not ‘already exist’ and is no where near local commercial centres.
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5. Are condominiums allowed to be built in Gallaghers Canyon.
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NO!
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This is from the Developer: Gallagher's Canyon Land Development Ltd. ( the " Developer")
Section 2.1 - General Description of the Development
a) " The Development will form part of the overall community known as " The Village at Gallagher's Canyon". Gallagher's Canyon is a master planned, resort styled residential community. It includes fully detached single family homes as well as small and exclusive neighbourhoods of attached homes.
The Disclosure Agreement was to provide comfort that the community is master planned and only single family homes would be permitted, NOT CONDOMINIUMS.
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6. Are condominiums allowed in the Statutory Building Scheme.
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NO!
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This is the type of housing that the developer (CRC) has stated is acceptable to be built within Gallagher’s Canyon. REMEMBER THESE ARE CRC’S STANDARDS.
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Statutory Building Schemes
“Section 2.0 General Requirements
“(a) All building lots in the Gallaghers community have assigned unit types (e.g. rancher, split level, two storey or custom), building “footprints”, and building elevations in relationship to fronting street and adjacent properties.”
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Note that this representation lists “all” building types that are acceptable within Gallagher’s Canyon. These are single family-type dwellings. Nowhere is it stated that a an apartment building would be acceptable to this developer.
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The Developer does not follow their own rules for this development for form and character.
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7. Does the City of Kelowna support building on parkland.
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NO!
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This is from the City of Kelowna OCP page:
Kelowna’s natural environment is a cornerstone of Kelowna’s identity, supporting the community’s health, economy, and livability.Kelowna’s natural environment has been significantly modified by human activity and urbanization over the past century. To ensure our remaining natural environment continues to provide benefits for future generations, the City must prioritize the protection and enhancement of natural habitat, water and air resources and maintain local biodiversity.
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8. Is the proposed CRC development good for the environment and ecologically sensitive area they would like to build.
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NO!
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The project Coordinator for Okanagan Collaborative Conservation Program (OCCP) did an environmental impact study of CRC’s proposed development on Pinnacle parkland about the harm the development would do (see enclosed report). The OCCP represents over 40 environmental groups in the Okanagan including:
between Allan Brooks Nature Centre Society, the Ministry of Environment, Environment Canada, South Okanagan Similkameen Conservation Program, Grasslands Conservation Council of British Columbia, the Land Conservancy of British Columbia, Ducks Unlimited Canada, North Okanagan Naturalists Club, Sustainable Environment Network Society, City of Vernon, Central Okanagan Regional District, Okanagan Basin Water Board, Nature Conservancy of Canada, The Land Trust Alliance of British Columbia, North Okanagan Parks and Natural Areas Trust, District of Lake Country, the Regional District of the North Okanagan, District of Coldstream, Department of Fisheries and Oceans, Central Okanagan Naturalist Club, Community Mapping Network of BC, City of Kelowna, Village of Lumby, City of Armstrong, District of West Kelowna, Science Opportunities for Kids, Okanagan Partnership Society, Central Okanagan Land Trust, District of Peachland, UBCO Lake Magazine, UBCO Centre for Social, Spatial, & Economic Justice, Vernon in Transition, Bishop Wild Bird Sanctuary, Society for the Protection of Kalamalka Lake.
9. Is the proposed CRC development within the 2040 OCP Permanent Growth Boundary?
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NO!
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Lands within the Permanent Growth Boundary (PGB) are expected to develop and redevelop to higher intensity uses to accommodate the anticipated growth of the community to 2040, where lands outside of the PGB are not expected to see redevelopment pressure.
This is a very important item. There might be some exceptions to development WITHIN the Permanent Growth Boundary, but NOT outside the PGB as it is NOT EXPECTED TO SEE REDEVELOPMENT PRESSURE.
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10. Do residents of Gallaghers support the proposed development by CRC.
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NO!
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The Pinnacle Proposed Review Committee of the GCOA and the GCPOA did a community wide survey of the previous proposal and found:
- a clear majority of 75% are opposed to the location of this development. (this is relevant because the new proposed development is also at this location.
-91% are concerned about he impact on Gallaghers infrastructure, such as the Wastewater Treatment Facility, the Village Centre facilities and other community amenities and services.
-Overall, the survey showed, 79% of respondents do not support eh proposal, 16% were undecided and 5% felt they could support it.
11. Does the proposed CRC development make the community safer.
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NO!
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The CRC development is placing housing in the middle of a golf course. They are moving the parking across the street resulting in every person who plays at the Pinnacle Golf Course must cross the street 2 times. With tee times every 8 minutes and an average day being 12 hours (7am to 7pm), and using a 4 some as each tee time, this results in 720 crosses per day. 4,320 per week. 17,280 per month. 120,960 per season. NO IT IS NOT SAFER.
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12. Does this proposed development respect the agreements that CRC has with the residents of Gallaghers.
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NO!
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The Pinnacle Golf Course was promised to those who purchased homes in Gallaghers as part of the Disclosure Agreement between the Developer and Purchasers, which provides the Golf Course as is as an amenity and never was it stated by CRC that this amenity would be used as a future development.
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13. Has CRC held up their responsibilities to Gallagher Community?
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NO!
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Here is the list of CRC’s legal obligations to the community that they have NOT fulfilled:
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- Village Centre
- Pinnacle Ridge
- WWT