Question 1

What is being proposed for the site, and why is this project important for Vernon?

Accepted Answer

580 Commonage vision is guided by the physical landscape, natural environment, and historic and cultural connections, preserving sensitive habitats, creating networks of pathways, and expanding the greater community's trail network and wildlife corridors. The project proposes protecting significant portions of the land as parks and natural open space. Out of the total plan area, 262 hectares (646 acres) or 62% will remain as natural areas, including a 120-hectare (296-acre) park that is 28% of the total site area, will be dedicated to the City of Vernon for residents and visitors.

The development prioritizes a "light touch" approach, constructing homes that work harmoniously with the natural landscape to protect its health and beauty. The plan aims to provide attainable housing, including single-family homes, townhomes, duplexes, triplexes, fourplexes, and apartments, addressing the housing crisis in Vernon, the Okanagan, and British Columbia. These homes will cater to a diverse population, from young families and professionals to retirees, offering attainable options for those priced out of the housing market.

In addition to housing, the development includes a mixed-use village featuring commercial and retail spaces, a community center, restaurants, and active outdoor areas. This will create a complete community that meets the daily needs of future residents and enhances Vernon's appeal as a destination for people of all ages.

The project will also contribute significantly to the local economy:

• Job Creation: The development will create both direct and indirect jobs across various sectors during construction and operation.

• Support for the Labour Market: The provision of attainable housing will help businesses as well as public sector labour markets (School District, Health Services, City services, etc.) recruit and retain current and new talent, supporting the local labour market and stimulating economic growth.

• Attracting New Businesses: The availability of attainable housing will make Vernon more attractive to business investment, leading to increased economic activity.

• Enhanced Quality of Life: Attainable housing has been proven to have a positive impact on the overall well-being of families, individuals, and communities. By providing stable housing options, the 580 Commonage project will contribute to a more resilient and thriving community.

Vernon has long been a destination for a wide range of people, including young families, singles, and couples of every age, from younger homebuyers to retirees, all seeking affordable and attainable homeownership opportunities. By addressing these needs, the project supports the growing demand for housing in Vernon and the Okanagan Valley. It also aims to overcome obstacles faced by individuals striving for homeownership, offering new ways to build and provide attainable housing in Canada.

Question 2

Who is Kerkhoff, and what is their experience with building homes in the Okanagan?

Accepted Answer

Kerkhoff is a British Columbia-based builder with offices in Kelowna, Chilliwack, and Victoria. With deep roots in the Okanagan dating back to 1978. Kerkhoff is a home builder first and foremost, committed to delivering quality projects and homes. As one of the few home builders with in-house construction capabilities, Kerkhoff prioritizes building homes for those who need them most.

Currently, Kerkhoff has delivered and is in the process of delivering over 1,450 homes in the Okanagan, including projects in Kelowna, Penticton, and Summerland, generating hundreds of jobs for local residents. This plan will provide 3,500 to 4,000 homes in Vernon over the next decade, responding to the region's growing housing demand.

Question 3

How many attainable homes will you build, and how will you ensure they remain affordable?

Accepted Answer

We’re planning to build approximately 1,800 attainable homes representing 46% of the housing planned over 159 hectares. There are a number of ways we’ve reduced housing costs. For one, we’ve limited the total area of each home while maximizing livability. The interior of the homes will feel like typical walkout apartments or condominiums but with the advantage of windows and natural light from all sides of the home, rather than just one exterior wall.

We plan to use high-quality construction materials manufactured off-site, which speeds up construction and leverages time-tested technologies. Shorter timelines reduce costs associated with bank financing during construction, and bulk ordering of materials, combined with Kerkhoff Develop-Build’s extensive experience, allows us to benefit from economies of scale. Our designs are intentionally simple, enabling homes to be built on pads or piers depending on the lot’s slope, minimizing land disturbance and excavation costs.

Additionally, the natural outdoor vibe of the neighbourhood will be preserved, reducing initial landscaping costs and ongoing maintenance expenses for homeowners.

Question 4

How much of the Commonage land will be developed, and how will natural areas be preserved?

Accepted Answer

Out of the 421-hectare property, nearly two-thirds (62%) will be preserved for conservation, including 120 hectares dedicated as parkland for public use. The development will occupy only 159 hectares (38%), focusing on smaller homes on smaller lots to address the housing shortage identified in Vernon's Housing Needs Report. By doing so, we’re making a strategic effort to balance the need for attainable housing with environmental preservation.

Currently, the site is zoned for agricultural use, which could lead to intensive farming operations that are often harmful to the natural environment. However, by dedicating almost two-thirds of the site to conservation, including portions within the Agricultural Land Reserve, this project presents a significant improvement. The preservation of these natural areas is key to maintaining the ecological integrity of the land while still providing much-needed housing.

To further protect the environment, we are using “light touch” construction methods. This approach minimizes land disturbance and ensures that the natural beauty and health of the site remain largely intact. The development is designed to have a minimal footprint, using efficient construction methods that prioritize environmental sensitivity. This will reduce the overall impact of development, helping to preserve the area's existing ecosystems and natural landscapes.

Additionally, the project includes an offer to the City of Vernon to dedicate land as parkland, providing access for residents and the public to the vast parks and recreational areas. These efforts contribute to both the preservation of the environment and the creation of a sustainable community. By maintaining the majority of the land for conservation and public use, we ensure that the development respects the natural landscape and supports the long-term ecological health of the region.

This balanced approach allows for the creation of attainable housing while also safeguarding significant natural areas, showcasing a commitment to environmental stewardship and sustainability.

Question 5

Is it safe to build in this area, considering wildfire risks and environmental impacts?

Accepted Answer

580 Commonage has been surveyed and cleared for development by the Department of National Defence. Construction will adhere to the highest safety standards, incorporating non-combustible materials and complying with FireSmart BC guidelines and the City of Vernon’s Community Wildfire Protection Plan.

Access routes and community clustering will meet city requirements, and best practices for fuel mitigation will be employed to enhance fire safety. FireSmart BC guidelines will be closely followed to manage vegetation and minimize potential fuel sources, significantly reducing the risk of wildfires spreading within the development. Our plan also includes the establishment of dedicated water reserves and additional water reservoirs, home designs incorporating non-combustible building materials for exterior cladding and roofing elements, and fire suppression technology and home fire suppression systems.

In addition to these measures, we are working on comprehensive wildfire evacuation plans and emergency response strategies. These plans will include well-marked routes, clear signage, and coordination with local fire and emergency services to ensure a swift and organized evacuation if needed.

Wildfire risks are a regional reality, but these proactive measures, combined with the natural landscape's preservation and the inclusion of wildfire safety features, ensure the safety of future residents. By addressing fire risks with thoughtful planning and emergency preparedness, we are committed to creating a safe, resilient community that can withstand environmental challenges.

Question 6

Will there be amenities for families?

Accepted Answer

Yes, the development will include amenities tailored for families, such as:

• A central village hub with convenient shopping, childcare and a community centre.

• Fitness facilities for residents' health and well-being incorporating multi-use recreational centre.

• Pocket parks and play areas scattered throughout the neighbourhood.

The need for schools will be assessed during the planning process in collaboration with the City and Regional District.

Question 7

How will increased traffic and infrastructure needs be managed to support this development?

Accepted Answer

580 Commonage involves creating a new neighbourhood with roads, traffic lights, and essential services, including water, sewer, electricity, EV charging stations, and communication networks. Conservation will guide infrastructure development, minimizing disruption to the natural landscape as much as possible.

Significant infrastructure upgrades are planned to support the increased traffic and the needs of this development. Commonage Road, a key access route, will be upgraded along the development's frontage, including the addition of roundabouts at both site entrances to improve traffic flow and safety. Intersection improvements are also proposed for 34th Street, Okanagan Avenue, and 23rd Avenue to enhance connectivity.

To accommodate water and sewer needs, the project will include improved water pressure for southwest Vernon residents and upgraded capacity at the Water Treatment Plant. A larger reservoir will enhance fire safety and emergency preparedness, while improved sewer flow will address existing maintenance challenges in surrounding areas.

The inclusion of EV charging stations within the development emphasizes a commitment to sustainability and facilitates the adoption of electric vehicles. These infrastructure initiatives ensure that the neighbourhood integrates seamlessly with existing systems while supporting a vibrant, accessible, and sustainable community.

Question 8

How many people will this project add to Vernon, and how will it affect local services?

Accepted Answer

The development is expected to add 5,500 to 6,500 residents to Vernon over the next decade, alongside hundreds of new jobs. Transportation and other local service needs will be addressed in coordination with the City and Regional District, ensuring the new neighbourhood is well-integrated and connected into the surrounding communities.

Question 9

What parks and recreational spaces are planned?

Accepted Answer

The plan includes:

• A total of 262 hectares (647 acres) preserved as park and natural areas, ensuring that more than 60% of the entire community is dedicated to parks and natural open spaces.

• A 120-hectare (296-acre) park dedicated to the City of Vernon. This park will include hiking and mountain biking trails, connecting Carlson Park and nearby neighbourhoods.

• Local parks and undeveloped natural areas totaling 142 hectares (350 acres), interspersed throughout the community to protect Okanagan grasslands, wildlife corridors, and associated ecosystems.

• Smaller neighbourhood parks within residential areas will provide shared outdoor spaces, playgrounds, and gathering areas for residents.

The development incorporates a network of multi-use trails designed to connect key areas within the community and nearby neighbourhoods. These trails will promote recreation and environmental stewardship, offering opportunities for hiking, biking, and other outdoor activities.

These park and recreational spaces will be accessible to both residents and the broader community, fostering inclusivity and enhancing the overall quality of life in the area. Through thoughtful planning and environmental conservation, this project ensures vibrant, sustainable recreational amenities for all.

Question 10

Why build here instead of densifying downtown or using other locations?

Accepted Answer

580 Commonage is located within city limits and just a seven-minute drive from downtown Vernon, offers the ideal combination of size and location needed for a master planned attainable housing community. The development model enables cost-effective construction and scalable housing solutions that are unattainable in other parts of the city.

Downtown densification limits the ability to provide single-family homes, while condominiums and apartments do not always meet attainable pricing requirements. This project offers a balanced approach to addressing Vernon's housing needs.

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