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Coldstream Ranch Consolidation
Background
3.8 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 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 Council, the OCP Steering Committee, Coldstream Ranch, Agricultural Land Commission and planning consultants. 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 favourably to the consolidation and density transfer idea. 73% of Lavington respondents and 67% of Coldstream respondents agreed with the idea.
Objective
3.9 Council’s objective is to facilitate the consolidation of smaller parcels located between Grey Road and Warren Road on the Coldstream Ranch. Policies
3.10 Council’s policies are to:
1. Encourage the Coldstream Ranch to consolidate parcels located between Grey Road and Warren Road that are generally 4 hectares (about 10 acres) or less in area, and resubdivide the area into a few larger parcels with an average size of about 30 hectares (74.1 acres).
2. Designate part of the land known as the Spicer Block (located between Aberdeen Road and Highway 6, north of Rendell Drive) for residential and recreational use in order to compensate the Coldstream Ranch for the loss it will incur through the parcel consolidation.
3. Direct mixed residential use on the Spicer block to the south west area of the parcel which is designated as RMC - Residential Mixed Cluster on the Land Use Map (Schedule B).
4. Allow a mixture of residential densities ranging from single family residential at 7.5 units per hectare (3 units per acre) to multiple family residential at a maximum of 30 units per hectare (12 units per acre) on the residential part of the Spicer Block.
5. Require buffering between the residential and agricultural land uses. The buffering should meet the Agricultural Land Commission Landscape Buffer Specifications, and be located on the residential side of the residential-agricultural border.
6. Work together with the Coldstream Ranch in the joint preparation of a detailed concept plan for the Spicer Block. The concept plan will form the basis of a rezoning, and should include at least the following:
• Location and type of various forms of residential development and ancillary uses;
• Building design guidelines;
• Location and design of landscape buffers;
• Road layout and traffic circulation;
• Water, sewer, and drainage service alignments;
• Analysis of geotechnical conditions and limitations.
7. In order to facilitate the lot consolidation and density transfer, the District of Coldstream, the Coldstream Ranch, the Agricultural Land Commission, and other parties involved will generally take the following steps:
1. Confirm the layout of the lots between Grey Road and Warren Road upon being consolidated and resubdivided into parcels approximately 30 hectares (74.1 acres) in area.
2. Conduct an appraisal of the loss in land value that the Coldstream Ranch would incur due to the consolidation and resubdivision.
3. Refine the amount of land required for development at the Spicer Block in order to compensate the Coldstream Ranch for the loss it will incur due to consolidation and resubdivision.
4. Prepare the detailed concept plan for the development at the Spicer block.
5. Identify all the conditions and requirements to be in place when the consolidation and transfer proceeds; this may include covenants and statutory building schemes, development agreements, development permit area designation, and conditions for exclusion from the Agricultural Land Reserve.
6. Conduct the legal survey of the consolidation and resubdivision, except for final registration.
7. Obtain conditional exclusion of the required portion of the Spicer Block from the ALR.
8. Survey off the required portion of the Spicer Block.
9. Proceed with the rezoning and development permit area designation on the Spicer Block.
10. If the rezoning and development permit area designation is successful, and at the same instant that they come into force, the following things should happen:
• The required portion of the Spicer Block should come out of the ALR;
• The consolidation and resubdivision of the land between Grey Road and Warren Road should be registered;
• Covenants and development agreements should come into force.
The process set out above is meant to act as a general guide; it is not intended to tie the parties involved to a strict procedure. Some of the steps may occur at different points in the process; some steps may be combined with other steps.
8. Recognize that the Commission commits to considering an application to exclude the parcels lying to the north of Rendell Road upon conclusion of the consolidation of Coldstream Ranch lands and the exclusion of the Spicer Block. The District supports the retention of these lands within the ALR as a buffer and transition to the Spicer Block lands until urban development is contemplated.
9. Recognize that part of the Spicer Block may be required for use as a storm drainage facility.
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