July 26 public hearing set for new upper Arrow Heights development rezoning

Revelstoke City Council scheduled a public hearing for July 26, 2022, regarding a zoning bylaw amendment application that will facilitate development in upper Arrow Heights if approved.

The land use concept proposed by the developers in their zoning bylaw amendment application. Photo: Selkirk Land and Cattle Corporation

The City of Revelstoke will hold a public hearing on July 26 for a proposed rezoning of a property that sits on the forested hillside above the upper Arrow Heights neighbourhood.

A zoning bylaw amendment has been requested to rezone an area in upper Arrow Heights at 2080 Uplands Road and 3000 Mountain Gate Road to facilitate future single-detached and multi-unit development (row houses) within the Resort Lands neighbourhood. At its June 28 meeting, Revelstoke city council read Zoning Amendment Bylaw No. 2335 a first and second time and schedule a public hearing for July 26, 2022.

The property owner for the proposed development is Selkirk Land and Cattle Corporation, and the rezoning constitutes phase two of their development plan. The amendment would allow 19 row-house units with ten single-detached units. City staff says phase one has an approved Preliminary Layout Review (PLR) issued for subdivision and would allow for an additional eight single-detached units.

The developer’s 106-acre land that the proposed bylaw amendment would address. Photo: Selkirk Land and Cattle Corporation

The proponent sent a community consultation memo mailout to 59 property owners in the vicinity with the amendment application citing concerns from neighbours and responses from the developer.

The proponent held a private meeting for adjacent property owners in late March, where four developer representatives and a senior city planning staff member met with ten residents who attended.

A report prepared by the developer said they heard four concerns. One concern is the steep slopes within the subject’s property that residents in the vicinity of the development project cited as a concern in the memo. Selkirk Land and Cattle Corporation responded by saying they had a geotechnical engineer prepare a report indicating that the area is suitable for hillside development. The other concerns listed in the report include a preference for a different access road through Mountain Gate Road, the need for trail accessibility through the area, and a preference for lower-density single-family development.

Many of the documents presented in the June 28 council document were prepared by the proponent.

A report prepared by Paul Simon, Lead Planning and Development Services, states that financial implications involved with the approval of the rezoning application will require building new city infrastructure to accommodate the property, including extending the sewage systems along Camozzi Road to service the area.

“This rezoning application will ultimately result in the construction of new public infrastructure (roads, water, sewer) that will eventually be under the control of the City,” Simon says in the report. “While the roadway to serve the row houses is anticipated to be a strata, and therefore the City will not maintain it, the public utilities will require routine maintenance, the other roads will require snow removal, and the development of new residences will require garbage collection.”

The land use concept was proposed by the developers in their zoning bylaw amendment application. Photo: Selkirk Land and Cattle Corporation

The city staff report says the zoning amendment’s proposed details are as follows: “To rezone a portion of the subject lands (2080 Uplands Road) from Single Family Residential (R1) zone to Medium Density Residential (R3) zone, and rezone a portion of the subject lands (3000 Mountain Gate Road) from Rural Residential 60 hectare Zone (RR60) to Medium Density Residential (R3) zone and Single Family Residential (R1) zone.” See the zoning bylaw amendment here.

The zones that the developer has applied for are to be rezoned in the bylaw amendment application. Photo: Selkirk Land and Cattle Co.

City staff support the amendment because they say the proposal aligns with the land-use policies in the Official Community Plan. In addition, Simon says the developer has outlined future development plans in pockets of land adjacent to the proposed project.

Future development plans provided by Selkirk Land and Cattle Corporation show how the comprehensive development might progress. Photo: Selkirk Land and Cattle Corporation

“An increase in tax revenue is a benefit of new development, but residential taxes do not, generally, pay fully for the infrastructure and operation costs required to service the properties in the long-term,” says Simon in the report.

The public hearing will be held on July 26. The hearing will be held electronically. At the time of publication, there was no link available to the digital meeting. Staff said they would publish a link to register no later than Thursday, July 14, 2022.

Update: Link to public hearing

On July 12, revelstokemountaineer.com requested information on how members of the public can join the public hearing. After publishing our story on July 13, city staff emailed a link to the public hearing online meeting. The link to the public hearing and details about the online process can be found here: https://www.revelstoke.ca/1855/20403/Public-Hearings-Process

Participants can join virtually or by telephone.

This post was published by a member of the Revelstoke Mountaineer staff. Stories published under the staff byline include news briefs, stories that consist mostly of media releases, social media post shares, and stories by contributors with the author's name listed in the body of the story.