By Lyonel Doherty
An ambitious housing development proposal for Windermere has already garnered preliminary support from at least one director of the Regional District of East Kootenay (RDEK) where the plan was pitched last week.
After hearing the proposal at a meeting on January 9, director Al Miller (mayor of Invermere) expressed his support for the plan slated for a vacant lot between The Bench Road and North Street.
Miller and fellow directors listened to the presentation by Richard Haworth of Haworth Development Consulting representing the developer, AFN Enterprises (Akis’qnuk First Nation).
Haworth said the proposal, called Heritage Heights, consists of approximately 120 units featuring a mix of rental and market housing (primarily duplexes and townhouses). Phase 1 would comprise about 42 units.
If approved, the developer would move ahead with subdivision in 2025. Optimistically, site servicing would begin in late 2025, with building construction commencing in 2026 (with first occupancies in the fall of that year), Haworth told the Pioneer.
The applicant is proposing to amend the property’s zoning to permit a range of residential units and a small commercial area (at the north corner of the property); this would require an amendment to the Official Community Plan (OCP).
Haworth noted the development (over 4.7 hectares) would be quite close to the highway and Windermere Elementary School.
“The AFN’s objective is for long-term housing, not short-term rentals (STRs),” Haworth told the board. He added the development is not intended as social or affordable housing, but “obtainable” and much-needed rental housing.
Haworth said a previous open house on the proposal attracted approximately 50 people, many of whom were positive about it. He acknowledged that some people raised concerns about increased density and traffic impacts.
Board chair Rob Gay agreed the subject property is a “good spot” for this type of density, and it’s close to a fire service. But he wanted to know how the developer was going to disallow STRs.
Haworth said the rental units will be owned by AFN Enterprises and won’t be utilized for STRs. For those on strata, they can set the rules to not permit STRs or state that via a covenant, he noted.
Director Steve Fairbairn asked if development cost charges (DCCs) would cover the cost of upgrading water and sewer services when the need arises. Or would it be part of the project to fund these services?
Haworth said he expects DCCs would contribute to that, adding the AFN has sources of funding that may not be available to the RDEK.
Director Susan Clovechok said it’s really important to protect this development from STR use. “This could undermine the potential positive impact of the development, should it go through.”
She was “heavily” in support of an STR covenant stating no rentals shorter than 28 days.
Miller said the proposal “looks like a tremendous development and much needed,” adding the property is a prime area for it. “As long as you work through the water situation, I strongly support this one.”
Following the meeting, Haworth told the Pioneer that a traffic impact assessment (TIA) will be required as a condition of subdivision. He noted the TIA will determine the improvements required to the highway intersection and the timing for completion. He added the developer will be responsible for their share of these improvement costs.
Haworth said that water upgrades will be required by the RDEK. Future phases of the development will proceed when adequate water is available.
“The developer will contribute to the cost of upgrades based on the number of units developed,” the consultant said.
Haworth noted the requirement for septic will be assessed once zoning is in place. He noted they have proposed a series of smaller septic systems for each phase of development. However, if a larger system is required, they will review that and other options for wastewater treatment.