Most residents in the Hamlet of Mount Lorne want to hold off on a decision regarding the ability to subdivide their large rural lots, according to a local survey's results.

Most who responded to the spring survey indicated they would prefer to see a review of the hamlet's existing land use plan before deciding, say the results of the survey distributed last Friday by the hamlet council.

Similarly, most residents want a review of the plan before making a final decision regarding the Yukon government's proposal to make available more lots in the area north of the Carcross Road and south of Kookatsoon Lake, known as the McGowan lands.

Hamlet chair Peter Percival said Monday the results of the survey were forwarded last week to the office of Energy, Mines and Resources Minister Patrick

Rouble, and copied to Community Services Minister Archie Lang. (Neither minister is seeking re-election this fall.)

Percival said how the government decides to proceed will be a political decision, ultimately.

"However, the Yukon government and the politicians are very cognizant of the wishes of local residents, particularly when they come out as strongly as indicated here,” Percival said.

"We do not want either of these things going ahead until we know what the options are.”

He said the survey was completed at the end of May, and the results were presented to the hamlet council at its meeting in early June. Since there was no meeting in July, it wasn't until meeting earlier this month that the council crafted its letter to the minister, and subsequently released the results, Percival explained.

The survey asked three questions:

1. Should property owners with the minimum six-hectare lots be allowed to subdivide and create a new three-hectare lot?

2. Should the government's development of the McGowan Lands go ahead?

3. Should both the first two questions be put off until there is a full review of the existing local area plan?

The survey was distributed to 160 property owners, and 113 responded. The results distributed by the hamlet council show that:

• Of the 113 responses, 78 property owners or 69 per cent were in favour of putting off a decision on subdivision and the McGowan lands until a full review of the 1995 area plan can be completed. Twenty-eight, or 25 per cent, were opposed to waiting for a review, while five were undecided;

• In response to whether subdivision should be allowed some day, 74 residents or 65 per cent of the 113 supported the provision, while 31 or 27 per cent were opposed, and eight were undecided.

Regarding the McGowan lands, 62 property owners or 55 per cent rejected the proposed development, with 36 or 32 per cent were in favour, while 14 remained undecided.

Percival said it's clear the majority of residents support the ability to subdivide the properties, but not before a full review of the 1995 local area plan, though he acknowledges some would like to subdivide immediately.

The hamlet chair believes Mount Lorne residents prefer the ability to subdivide over new development because it would result in a slower transition to a higher density of homes dispersed through the entire community.

Not all eligible 103 property owners – those with at least six hectares – are going to cut off three hectares to create a new lot, and those that do are not going to do it all at the same time, he said.

And as subdivision does occur, Percival added, it would be spread throughout Mount Lorne, and not be concentrated in one area, as would be the case with development of the McGowan lands.

He said opposition to the McGowan proposal is not a case of not-in-my-back-yard.

Rather, Percival believes, it's based more around the reluctance to see a new subdivision development concentrated in one area which would bring an immediate shift in the community's density and dynamics.

He suspects going the route of a full review of the existing Mount Lorne land use plan would delay any decision on subdivision and the McGowan lands by a couple of years or more.

Right now, Percival understands, the government branch responsible for community planning is tapped out of resources with its focus on developing local area plans for Dawson City, Marsh Lake and Carcross, communities which don't even have one yet.

Government planner Judy Linton said if nothing were to change with the current scheduling, it could be three years before her branch could get to a Mount Lorne review.

That being said, she emphasized, it's ultimately up to the minister of Energy, Mines and Resources to set her department's agenda and establish the priorities.

But as it is today, it would be some time before a review of the Mount Lorne area plan would hit the table, she said.

Linton said the McGowan lands proposal is not being actively pursued at this time, because of the lack of support from area residents and the cost attached to the proposed development.

The main proposal would involve releasing a mix of agricultural parcels and rural residential properties, requiring road access across 200 metres of Cowley

Creek wetlands, which adds substantially to the project cost, she said.

Linton said a smaller area has been identified by the consultant for a pocket of eight to 10 smaller, three-hectare residential lots closer to Kookatsoon Lake but nothing is being pursued at this point.

There is currently a proposal before cabinet to approve an amendment to reduce the minimum lot size in the Golden Horn area from six hectares to three.

Ibex Valley has passed a provision giving residents a one-time only option to subdivide and create another lot, which must be at least two hectares.

Since 2005, when the lot size for the Takhini Hot Springs Road area was reduced from six hectares to three, somewhere between 25 and 30 property owners – representing about 50 per cent of those in area – have subdivided their properties, records indicate.

By Chuck Tobin

Star Reporter