Highlights of the presentation include:
Proposal
- Non-Farm Use application - portion of Memorial Park;
- The construction and programming for passive recreational amenities (eg. skate park); and
- Ancillary paved or gravel parking areas and access;
- 1.2 acre portion of the property;
- Previously disturbed parking area;
Application Requirements
- Non-Farm Use applications are required for unauthorized uses or structures;
- Applications require approval by the ALC;
- Initial consideration by Council;
Surrounding Uses
- Subject property 3743 Old Okanagan Hwy (Memorial Park);
- Property 2: Johnson Bentley Aquatic Centre;
- Property 3: Current Skate Park location;
- Relocate recreational amenity in the community in close proximity;
- Parcel is surrounded by Westbank First Nation land;
- Identified potential school site located to the South;
Historic Uses
- Area was previously used a component to early waste water treatment in WBC (potentially prior to ALR);
- Not previously used for agricultural purposes;
- JBMAC constructed in 1987 (non-farm use);
- Access easement provided to the subject property;
- Historically used as the main community gathering space;
Agricultural Capability Mapping
- Canadian Land Inventory Soil Capability - Class 4 W/F;
- Requires special management or is severely restricted;
- Presence of excess water and low natural fertility;
- Challenges regarding previous use regarding wastewater treatment (identified in 1987 Agricultural capability mapping);
Recreational and Cultural Significance
- Most significant recreational and cultural gathering space in the community (Westside Daze, Music in the Park, Canada Day celebrations, etc.)
- Heart of West Kelowna and cultural amenities;
Skate Park
- Existed for a number of years;
- Designed with consultation of the community;
- Recognized as having unique features;
- Committed to conducting community consultation with redesign;
- Council is committed to striving to have no gap in services;
Policy Review and Conformance
- RDCO OCP Bylaw (1997);
- City of West Kelowna OCP;
- Supported by the ALC during review;
- Westbank Centre Revitalization Plan;
- City of West Kelowna Zoning Bylaw;
- Memorial Park Plan;
- Consistent through policy considerations that this space is identified as parks and natural areas;
- Official Community Plan (exclusion policy criteria);
- s.3.3.8.4. Applications to the Agricultural Land Commission to remove lands from the ALR will not be supported except in extraordinary circumstances where such exclusion would otherwise be consistent with the goals, objectives and other policies of the OCP;
Advancing Agricultural Practices in the Community
- Agricultural Plan:
- Developed at incorporation;
- Defines the City's role with respect to agriculture;
- Identifies actions to support the viability of farming;
- Initiatives that have been completed include: Various information bulletins, Good Neighbour Bylaw regulations, Development process requirements, Establishment and support of the AAC, Protection of agricultural land, Agri-Tourism, Heritage, and Cultural Tourism Support, Community garden support, Labour Availability and Housing Options, Wine Trail;
Non-Farm Use Commitments
- Permanent Farmers' Market Site - ensuring space is made available for community organizations;
- Agricultural Learning Centre - resources and space to support the agricultural community and illustrate the historical significance of agriculture in West Kelowna;
- Wayfinding Program - building the existing success of the Wine Trail wayfinding in other areas as well as continuing to evaluate the Farmloop wayfinding;
Considerations
- Significant amenity for the community and skate park use will increase with the addition of City Hall and a potential high school;
- Most suited area for relocation;
- Aligned with historic, current, and future intended recreational and park uses for the site;
- Limited agricultural potential due to the surrounding context and historic uses;
- The City has previously and will continue to support the agricultural operators and advance agricultural initiatives; and
- The ALC has previously acknowledged the use of this area as being used for parks and natural areas; and has approved a non-farm use application on the adjacent parcel.
Highlights of the discussion include:
- Why non-farm use application instead of excluding from ALR? Tried to be intentional with our request, trying to minimize scope compared to an exclusion;
- Large amount of concrete to be poured will exclude from potential farm use in the future;
- Clarification required to ensure the correct soil classification is identified;
- Have other locations been considered (ex. by the dog park and water park)? Trying to keep within close proximity with current skate park;
- Possible to keep it condensed to the gravel area? Intent and design is to maintain Memorial Park as a community gathering space and minimize impact;
- City position no net loss of ALR? Yes, in the Agricultural Plan. Policy considerations are rooted towards exclusion applications. Related to the use of the area not just the structure itself;
- Are there other potential skate park locations? Planner hasn't been involved in the evaluation of other locations. Proposed location is the most suitable area;
- Has there been discussions regarding Westbank First Nation parcel fronting Old Okanagan Hwy? Planner hasn't been involved in discussions with Westbank First Nation regarding the property for potential school site to the South or future development to the West;
- Is the ALC already aware and supportive of this application? Response letter from the ALC was to seek clarity on ALC for it's historic use, solely related to Johnston Bentley property;
- Suggestion to include agriculture farmers market site or community garden to support local agriculture in this non-farm use application;
- Support of application recommends net loss although no exclusion. Encourage consideration to seek swap or purchase;
- Wasn't presented enough alternatives for skate park. Suggestion to consider alternate locations outside of ALR;
- Staff to clarify land classification on a technical level.