Does Vernon need the 580 Commonage development?

Vernon development

Vernon’s city council is considering an Official Community Plan amendment approving the 580 Commonage development, consisting of 3,960 housing units on 421 hectares, many kilometres from the city centre on a hillside south of Vernon.

The community has repeatedly stated its opposition to sprawl developments and further development of the Commonage.

580 Commonage is a classic example of sprawl development, the outward expansion of low-density residential and commercial development at the outer edges of cities, far from downtown, often “leapfrogging” over vacant land, requiring large amounts of land and automobile dependency even for short trips.

Will the development help Vernon’s affordable housing crisis?

According to the 2024 housing needs report:

• In 2021, more than 4,000 households (22%) could not afford their housing

• More than 33% of renters spent more than 30% of their income on housing

• Between 2017-2023, people experiencing homelessness increased 66%

• Purchase prices have approximately doubled in the last 10 years

• Vernon’s median homeowner income is $89,000 per year

Vernon needs approximately 6,000 housing units in the next 10 years, the majority being subsidized or supported and rental housing for households with incomes below $37,500 per year.

The average assessed property value of a leasehold home at 580 Commonage would be $580,000. Kerkhoff, the developer, estimates an “attainable” 750-square-foot home would require an income of $100,000 per year, and only 50% of homes will be “attainable”.

Beyond housing income, a vehicle would be necessary, a significant additional expense. Residents in sprawl neighbourhoods drive about three times as far as urban dwellers, who rely more on walking, biking and public transit. That increases traffic congestion, pollution and vehicle accidents.

Do you see a mismatch between this proposal and Vernon’s needs? At the Sept. 2, 2025 council meeting, Mayor Victor Cumming asked, “Why do Vernon’s housing needs exceed supply?” His answer – price.

How will 580 Commonage affect Vernon taxpayers? Providing water, sewer, roads, and other services to far-flung neighbourhoods is very costly for local governments. Currently, Vernon has 5,000 to 6,000 available lots in existing outlying neighbourhoods, with roads and other infrastructure built and maintained mostly by Vernon taxpayers. That infrastructure should be built before another sprawl neighbourhood is approved.

Kerkhoff’s proposal states, “major road networks and sanitary sewer (would be be) split (with) 40% of cost to the development and 60% to the broader Vernon Community.” It estimates a surplus of total anticipated annual municipal revenue when the development is complete (projected in 20 years).

Meanwhile, costs remain and city revenue is significantly reduced. Kerkhoff also warns, “The city must carefully plan for the excluded costs and ensure adequate funding for all necessary services and infrastructure.”Development on the outskirts of a city also requires additional police and fire services. Property insurance rates are higher, potentially unaffordable or non-existent for homes further from fire stations. New housing built within existing serviced areas does not require increased taxes for new roads and other infrastructure.

What effect will the development have on our local natural environment? It is to be built on land important for wildlife. Ninety-three per cent of the land is classed SER1 or SER2 (High or Moderate Environmental Sensitivity). The development will also require more water, ignoring growing concerns about increasing water scarcity in the region.

From the City of Vernon’s 2025 environmentally sensitive area mapping study, “The city has two areas (Commonage and Bella Vista) …largely comprised of intact, natural ecosystems. They provide essential habitat for species at risk and represent a unique mosaic of grasslands, sparsely vegetated areas and broadleaf woodlands. These largely contiguous natural areas provide the city with an opportunity to lead in safeguarding unique wildlife habitats and preserving natural lands for its residents to enjoy.”

Recommendations are for two to three hectares of parkland per 1,000 population. Currently Vernon is at 2.5 hectares. According to B.C. Stats, the population of Vernon is expected to increase by 21,804 people (47.9%) by 2046. It will need more parkland and that will be unavailable if it is covered with houses.

What about Reconciliation? The Okanagan Indian Band considers the land between Okanagan and Kalamalka Lakes, from the narrowest point between the two lakes in the south, north to Priest Valley, to be Colonial Reserve IR 9 and is engaged in ongoing litigation. Historical documents show the land is to be used for “common pasturage”, and if not, reverts to the Okanagan Indian Band. We should not build on unceded,

disputed land.

So, what is the best use of this land? Rejecting the development promotes quality of life, protects air, water, natural systems, and avoids additional infrastructure costs. Other, less invasive, less costly and more appropriate housing options exist. The city can and must refuse housing that does not meet its needs.

This article is written by or on behalf of an outsourced columnist and does not necessarily reflect the views of Castanet.