A concept image of the six-storey, mixed-use building proposed for the empty lot on 31st Ave. (image courtesy of Siegrist Architecture / City of Vernon)

By Liam Verster

Site of Former Legion

UPDATE: Preliminary approval granted for mixed-use building at former Legion site

Nov 7, 2023 | 10:30 AM

Vernon City Council has supported in principle the applications for a large, mixed-use building in the downtown core.

Located at 3300 31st Avenue, the former site of the Legion building, the proposed six-storey building would have 95 residential units, space for commercial operations on the main floor, two floors of underground parking, and ample space for residential bicycle parking.

The developer submitted rezoning and development variance permit requests to allow the high density building be constructed at the site at the site at a height above the permitted 15 metres, with less parking spaces than typically required in the bylaws, and closer to the property boundary than generally allowed.

A parking study and a shadow analysis were also submitted to show that the building across from the parkade and next to the Dollarama would not be intrusive on other properties and that the reduced number of parking spaces would not cause any issues. It was also noted that the design meets the Official Community Plan.

At the regular meeting Monday, Nov. 6, Vernon City Council was presented with the requests, and Councillor Brian Guy had some inquiries regarding the plans.

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He asked what level of the B.C. Energy Step Code was being proposed for the site, and staff said it would be STEP 3. Guy noted City Council had previously expressed interest in adopting the net-zero Level 5 of the Step Code for future builds, but that had not been completed as of yet, and asked whether the developer would consider electrifying the space heating and hot water heating, to which staff said that had not been determined and would have to report back.

Guy also noted the plan included more bicycle parking that required, but did not see any information relating to e-bike, golf cart, scooter, or electric vehicle charging infrastructure. Staff told council the developer did have plans to install e-bike chargers in the building, and discussions between the city and the developers were ongoing to encourage EV chargers be installed as they are not currently required.

Mayor Victor Cumming followed up on Guy’s point about e-bike parking, inquiring as to how it would be determined which resident would be using a charger and how to charge the appropriate tenant for the power used. Staff did not have an answer to his point.

Council voted unanimously in favour of supporting the development in principle.

A public hearing on the building plan will be held December 11.

— Original Story —

A mixed-use apartment building has been proposed for an empty lot that used to be the home of the Royal Canadian Legion in downtown Vernon.

A development variance permit (DVP) and rezoning permit have been submitted to Vernon city council to allow the lot at 3300 31st Avenue be developed into a six-storey building, which will house 75 one-bedroom and 20 two-bedroom residential units, two floors of underground parking, a roof top amenity space, and spaces on the main floor for commercial use.

As for the variances, the developer has requested permission to build a structure greater than 15 metres in height; that the minimum required parking stalls for the residents be reduced from 124 to 76, that the number of visitor parking spaces for residential use be reduced from 14 to zero, and that the minimum setback of the building from the property line be reduced from three metres to 1.44.

A report from the developers to council stated there would be 12 parking stalls for commercial use, bringing the total spaces up to 88. It also noted there would be two residential accessible spaces and two shared accessible commercial and residential visitor spaces, which meets and exceeds the minimum bylaw requirement of two accessible spots.

The developer’s report stated the residential units are being designed to “accomodate a range of household sizes and incomes,” and while it noted there would be some affordable units and some accessible units, the number of those specific units were not specified.

Vernon city staff recommended that council support the rezoning and variance applications as the developer’s proposal would see a significant number of residential units build in the City Centre; that the proposal includes ground floor commercial space that would enhance an area where there is currently an empty lot; and that the property is located in close proximity to services and amenities, including the four-storey parkade across the street.

The applications will be discussed at council’s regular meeting Monday, Nov. 6.