Frequently Asked Questions

Why is the City involved in developing housing and just what is attainable housing?
                The City recognizes a need for attainable housing to ensure availability of housing for our Community’s work force.  Attainable housing includes townhouses, row houses and condominium apartments that are priced in a range that is accessible to those earning moderate family incomes of approximately $60,000 to $100,000 per year.  In addition, secondary rental suites may be available in some units to act as “mortgage helpers”.

Will this development result in the closure of the Claremont water system?
                Hesperia Development Corporation will not be replacing the Claremont water system and will work with the operator of the system to minimize disruptions during development.

What level of density can we expect to see on these lands?
Expectations are for an average site density of up to 15 units per acre.  This will allow approximately 1,000 units on the 69-acre site.  The total number of units will comprise a mix of open market and attainable housing unit – including some secondary suites.  The goal will be to cluster housing in various forms and styles to maintain as much open space and viewscape potential as possible while still providing the required number of units.

Why is open market housing included in the development?
The availability of open market housing should help offset development costs for the attainable housing component and help eliminate the need for any subsidies.  An equally important goal is to create a community comprised of a variety of incomes and lifestyles.

What is the City attempting to achieve by developing the Hesperia lands?
                The City wants to ensure there is an adequate supply of attainable housing and curb urban sprawl by focusing development in core areas close to recreational facilities, utilities and public transportation.  The Hesperia lands are close to the Marshall Fields sports facility, Paddlewheel Park, Kin Beach, schools, the airport, the Waterfront Development Area and commercial facilities.  This development should also provide an impetus for improved public transit in the Okanagan Landing area.

What impact will this development have on local traffic?
There will be an increase in traffic over the years of this development so a transportation engineer has been engaged to assess and help minimize the impact of changes in traffic loads.  The City wants to improve public transit in the area and this development should lead to more frequent and reliable service.  One of the goals of the development is to promote alternate transportation modes such as walking, cycling and utilization of co-op vehicles to minimize traffic and congestion.

Will purchasers be restricted by income levels?
                It is hoped that the mix of open market and attainable housing units will provide opportunities for interested and qualified purchasers.  There may need to be covenant-based or other restrictions to ensure the attainable housing units remain in the right hands and not become speculative purchases seeking a quick gain.

Will the existing neighbourhood adjacent to the site be able to take advantage of any sewer system that will be installed?
                The development will be serviced with City water, sewer and drainage systems.  Local residents may have the opportunity to access the sewer system but that will be something for the residents and the City to decide upon.

What is the expected timetable for the development and how soon before homes will be constructed on the Hesperia lands?
The development will likely take 15 years or more to complete.  Development is expected to occur only during periods of extreme housing shortage and/or heightened economic activity and growth.  The availability of the Hesperia lands provides the citizens of Vernon with a valuable and effective development option to ensure that the City is better able to control and manage its growth and development.  It is unlikely that any homes will be constructed before 2011.  Servicing portions of the site with water, sanitary sewer, drainage and roads will likely occur, earlier, however, in order to have property serviced and available on relatively short notice.
Who controls what the buildings will look like?
The Hesperia Development Corporation is looking at various ways to control the look and character of each building.  The initial control will be part of the actual zoning bylaw.  These controls include building heights, setbacks from the street and adjoining buildings, maximum floor areas, parking, etc.  The second level of control that includes the actual look of the buildings may include statutory building schemes or sales contracts that restricts building design and appearance.