There appears to be a perception that if the Spicer Block is not converted into a sports complex it may eventually become a housing development. Let’s dispel that erroneous notion once and for all. In a letter to the Director of Parks, Recreation and Culture the Chair of the Agricultural Land Commission wrote:
“The Commission notes that it has indicated to the District of Coldstream through the Official Community Plan process that it would consider the urban development of a PORTION of the Spicer Block upon consolidation of smaller lots owned by Coldstream Ranch into larger agricultural parcels. However, the Commission has not provided any support for, or outlined a framework by which it would consider the continued urbanization of the remaining Spicer Block.”
The District of Coldstream OCP shows the Spicer Block as primarily Agricultural, with a portion zoned RMC – Residential Mixed Cluster. This portion is on the South West Corner. It is however labeled – subject to ALC conditions. Those conditions are as follows (page 8):
In order to protect the long term agricultural viability of the valley bottom from possible “hobby farm” development on the existing smaller parcels of the Coldstream Ranch, the Agricultural Land commission, the District of Coldstream and the Ranch have been engaged in discussions about the potential for consolidating the smaller lots.
To offset the economic losses this consolidation would incur for the Coldstream Ranch, the District has proposed that the value of the approximately forty lots that would be lost in the consolidation be transferred to a more suitable site. These transferred parcels would be considerably smaller than the existing lots and clustered so as to reduce the impacts on the surrounding area.
After conducting an intensive development constraints and opportunities analysis, the District presented a number of potential development sites to the OCP steering committee and Coldstream Ranch for consideration. The advantages and disadvantages of each of these sites were discussed (by the whole group). All of these options were eventually deemed unsuitable, with the exception of the Spicer Block.
The Spicer block has relatively high agricultural capacity, but it is located close to existing development and sewer servicing and offers the potential of developing stronger ties to the existing and proposed residential community. The proposed cluster of single family and multi-family residential could be enhanced by recreational land which could act as a buffer separating residential from agricultural uses. Residents attending open houses in Lavington and Coldstream in march 1997 responded favorably to the consolidations and density transfer idea. 73% of Lavington respondents and 67% of Coldstream respondents agreed with the idea.
There is a whole section on how to facilitate the consolidation and density transfer. However, the Coldstream Ranch owner refused to consolidate the parcels and therefore this entire project is no longer on the books.
The Coldstream Meadows development is built on a section of land that was granted alternate use while still being classified as being in the agricultural reserve. This is proof that once the land is granted alternate use within the agricultural land reserve anything can happen to it.
The only way to ensure that the land remains productive agriculture land is by voting NO on the referendum question!
