The Galloway Lands aims to be a residential enclave situated gently within the natural environment.

CONCEPTUAL DEVELOPMENT PLAN

The conceptual site plan illustrates a total of 90 homesites with a minimum 0.4 ha (1.0 acre) parcel area. Approximately 75 ha (184 acres), representing 40o/o of the property, is proposed for develop­ment of residential lots and roads. The remaining 110 ha (273 acres), representing 60°/o of the property, is proposed for conservation and recreation.

Access is proposed via a new road from Lizard Creek Road and Highway #3 with secondary access from Snow Pines Road (via Boomerang Drive and Highline Drive).

All lots will be connected to a community water and sewer system. This system will also provide fire flows to hydrants to be located within the development. 

Conservation/ Recreation Lands

The applicant is proposing to transfer a large contiguous portion of the lands to a conservancy organization with the mandate to protect these lands in perpetuity while permitting non-motorized recreational use consistent with maintenance of the lands’ conservation values.

The total area of the lands to be transferred to the conservancy organization is approximately 94 ha (232 acres), representing 51 °/o of the total Galloway Lands.

The conservation organization, in its capacity as landowner, will be willing to enter into a lease or other agreement with Fernie Nordic Society and other community groups to allow for access, maintenance, design, and development of Nordic ski trails and other multi-use trails, including mountain bike trails. 

ROPOSED ZONING AMENDMENT

Amendments to the RDEK Elk Valley Zoning Bylaw are required to permit the proposed development. The land uses proposed are complementary to neighbouring land uses and ensure development is consistent with the conceptual plans presented in this application.

PG-4 I Resort, Open Space, Recreation and Trails Zone
An area comprising approximately 106.3ha (262 acres) is proposed to be zoned PG-4 (Resort, Open Space, Recreation and Trails Zone). This zone comprises approximately 57°/o of the total lands and ensures the long-term protection of the Lizard Creek riparian corridor and other riparian corridors, the parcel of land east of Highway #3 along the Elk River and a significant buffer along the Crown lands to the west and Mt. Fernie Provincial Park to the north.

RS-4 I Single Family Residential {Extensive) Zone
Lands proposed for residential development are to be zoned RS-4 (Single Family Residential (Extensive) Zone). The RS-4 zone permits single family residential development on parcelsnot less than 0.4 ha (1.0 acre). A total of approximately 79 ha (195 acres), representing approximately 43% of the parcel area to be zoned RS-4. 

PROPOSED OCP AMENDMENT

To facilitate the development a map amendment to the Elk Valley OCP is required to ensure that the OCP remains in conformance with the proposed zoning amendments.

The proposed OCP amendment would see portions of the property designated as either SH (Small Holdings) or OSRT (Open Space, Recreation and Trails)

The following text amendments to the OCP are also proposed:

  • Add requirement for issuance of Development Permit for Wildfire Hazard. Terms and conditions of DP to be consis­tent with requirements of Section 19.2 of the Panorama Area Official Community Plan.
  • Add requirement for issuance of Development Permit for Protection of Environmentally Sensitive Areas. Terms and conditions of DP to be consist nt with re uirements Section 19.3 of1he Panor ma Area Official mmunity Plan.

RESIDENTIAL DEVELOPMENT

BUILDING ENVELOPES

Each building lot will include a building envelope that must contain all development proposed on the lot, including the home, outbuildings, driveway, and landscaping.

The building envelopes are the area of each lot that may be utilized for residential development. When combined with the area of proposed road, this represents the maximum area of disturbance on the lands. This area totals approximately 35.5 ha (87 .5 acres), which is approximately 20°/o of the total Galloway Lands.

The only permitted uses outside of the building envelope will be the driveway between the frontage road and the building envelope. 

INFRASTRUCTURE

ROADS/WATER/SEWER

Infrastructure for development of the lands will be provided in accordance with requirements of the Regional District of East Kootenay, BC Ministry of Transportation and Infrastructure, BC Hydro and other utility providers.

The road network within the Galloway Lands is proposed to be private. Access to the development is proposed via two locations. The primary access to the development will be a new road from Lizard Creek Road and Highway #3. A secondary access will be provided from Snow Pines Road / Boomerang Way.

Water and sewer will be provided to all residential lots from the Fernie Alpine Resort water/ sewer system. Water service will include both domestic service to lots and fire hydrants as required by RDEK Subdivision Servicing Bylaw.

DEVELOPMENT COVENANTS

Covenants are proposed to ensure development proceeds as outlined in our land use application. These covenants will be confirmed by the RDEK prior to issuance of subdivision approval and/or issuance of building permits.

The applicant proposes to register a Development Agreement prior to adoption of zoning.

The following covenants are proposed:

  • The RS-4 zone permits development of single family and two-family (ie. duplex) dwellings on a parcel. We are proposing to prohibit the construction of two-family dwellings.
  • Development of these lands is contingent on provision of water from a community water system. We are proposing to prohibit subdivision of any residential lot unless that lot is serviced by a community water system constructed in accordance with RDEK Subdivision Servicing Bylaw No.1954. Note that all subdivisions in the RDEK that are serviced with community water must also provide fire hydrants and other fire protection measures in accordance with RDEK Subdivision Ser­vicing Bylaw No.1954.
  • Development of these lands is contingent on provision of wastewater (sewer) service from a community wastewater system. We are proposing to prohibit subdivision of any residential lot unless that lot is connected to a community wastewater system constructed in accordance with RDEK Subdivision Servicing Bylaw No.1954.
  • No more than 35 residential lots that are accessed solely from Snow Pines Drive shall be subdivided until a second access to the lands is developed.
  • Creation of the Conservation/Recreation Lands parcel. We are proposing to prohibit subdivision of any residential lot unless those lands outlined in heavy red line on Schedule 11 B’􀀂 the 11Conservation/Recreation Lands” are created by subdivision as titled parcels.

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