Council ponders proposed mobile home park

A proposed mobile home park on Range Road had city councillors wondering aloud if they had the power to quash the development.

A proposed mobile home park on Range Road had city councillors wondering aloud if they had the power to quash the development.

At Monday night’s standing committee meeting, council heard an administrative report about the proposed Malamute Saloon Ltd., a mobile home park.

Local businessman Barry Bellchambers applied for a zoning amendment to allow for the development of the park, adjacent to the Northlands Trailer Park and across from the Takhini Mobile Home Park at the corner of Range Road and Mountainview Drive.

The proposed mobile home park would contain 45 manufactured home lots, said city planning manager Mike Gau.

The Yukon Environmental and Socio-Economic Assessment Board (YESAB) reviewed this proposal last year, and released a Nov. 10, 2007 decision that recommended the project‘s go-ahead, subject to conditions.

Those stipulations include maintaining the natural drainage system and following city recommendations regarding pedestrian access across Range Road.

Gau elaborated that the Official Community Plan (OCP) supports this proposed land use in this area. The OCP does stipulate, however, that Bellchambers must maintain existing trails on the property.

“The trails identified by the applicant follow a city utility easement and a transmission line right-of-way, and will maintain trail networks,” said Gau, reading from a prepared report.

The city easement would likely be leased to the proponent in a separate agreement.

The transmission line divides the applied-for property in two, and is under a licence of occupation from the Yukon Energy Corp. The company has asked that the transmission line be excluded from Bellchambers’ application area.

As it stands, the land must be re-zoned from UR-Undesignated Rural to RP-Residential Mobile Home Park.

Councillors expressed concern that the parcel of land, which many residents pass on their daily commute, will be an eyesore if proper fencing and setbacks are not incorporated into the development plan.

“I like the green space in the area,” said Coun. Dave Stockdale. “It disturbs me to think this parcel would be developed. Is it within our power to say we don’t want to develop that area?”

City manager Dennis Shewfelt answered that while the land was owned by the Yukon government, it is within city limits, and therefore, “Council can support or not support the application for re-zoning.”

Gau said that with all mobile home parks, manufactured homes and accessory buildings must be set back at least 7.5 metres from the park’s edge.

In this case, the city’s engineering department has also asked that a six-metre buffer along Mountainview Drive and Range Road be included, to serve as a noise barrier and a vegetative buffer.

‘The perimeter of the development is well-treed and would serve this purpose sufficiently,” read Gau.

The requested zoning also stipulated the final plans must include a playground that is no less than five per cent of the park’s total area. This park must be fenced, suitably landscaped and maintained, equipped with appropriate play equipment and conveniently located.

The land parcel will also need to have fire hydrants installed and connected to water lines.

If council grants the bylaw approval, Bellchambers would still have to seek subdivision approval as well.

“At that time, a detailed plan will be required, showing that all zoning requirements are met,” read Gau.

While all the paperwork requirements been met in satisfying zoning applications and the YESAB process, Coun. Jeanine Myhre and Stockdale wondered how Bellchambers acquired the property in the first place, given the so-called land crunch the city is facing. Land lots made available for residential development have been sold on a lottery basis in recent years.

“Is this kosher with our land development protocol?” Stockdale asked.

“I thought that when land became available, it would be on the open marketplace.”

Shewfelt said he could not offer comment on the land transaction, as it occurred between YTG and Bellchambers.

Under the three-reading bylaw process, the zoning amendment application is to receive a public hearing March 10, and a third reading and vote March 25.

Bellchambers was not present at Monday evening’s meeting, Mayor Bev Buckway pointed out.