Frequently Asked Questions (FAQ)
What is Via District and why is this location ideal for development?
Via District is a proposed master-planned, mixed-use, pedestrian-oriented neighbourhood in Vernon on approximately 18 acres of land. The development is envisioned as a new, connected urban district that includes housing, shops, workplaces, public spaces, and community amenities, all within walking distance of parks, trails, transit, and existing services.
How does Via District align with Vernon’s long-term growth and housing goals?
Via District directly supports Vernon’s Official Community Plan, Housing Needs Report, Transportation Plan, and Council Strategic Plan. Vernon is projected to need more than 11,000 new housing units over the next 20 years, and Via District has the potential to deliver 500+ homes over time. The project emphasizes housing diversity, including potential options suitable for seniors, families, and smaller households, all located near services, public transit, and amenities.
Why is an Official Community Plan (OCP) amendment being requested for this site?
While most of the site is currently designated “Urban Neighbourhood” in the City of Vernon’s new OCP, the existing designations do not fully support the scale, mix of uses, or overall vision proposed for Via District.
The OCP amendment would establish a consistent policy framework across the entire site that supports a thoughtfully planned, mixed-use neighbourhood. This will enable a more cohesive approach to land use, infrastructure, and design, while aligning with the City’s broader objectives of accommodating growth within existing urban areas, increasing housing supply, and creating complete, walkable communities, helping reduce pressure for outward urban sprawl and hillside development.
What zoning changes are proposed, and what types of uses will be allowed?
Nearly half of the site is already zoned CMUC (Community Mixed Use: Commercial) and the rezoning application proposes extending this zoning across the entire site. The CMUC zone allows for a mix of residential, commercial, office, retail, and community-oriented uses, enabling the area to function as a complete, mixed-use neighbourhood. This approach reflects the site’s evolution toward a more urban role and supports its long-term vision as a vibrant community hub.
How tall will the buildings be, and why is increased building height proposed?
The project proposes a range of building heights, from low-rise buildings to taller tower forms in select locations. Heights of up to 36-storeys are being explored in some areas. Increased height is proposed to concentrate density close to public transit, shopping, and downtown, allowing more housing while preserving open space, parks, and pedestrian connections at ground level.
How will the project impact traffic, parking, and transportation in the area?
Traffic and safety were among the most frequently raised concerns during our first public engagement event, particularly around Kalamalka Lake Road, Highway 6, and nearby intersections. Participants also highlighted the importance of walkability, bike routes, transit access, and safe crossings.
Transportation planning is a foundational element of the project. Via District is designed to encourage walking, cycling, and public transit, with new pedestrian paths, cycling connections to the Rail Trail, and a proposed transit exchange within the site. A new public street connection (26th Street) is proposed to improve circulation and safety.
Recognizing current transportation needs within the community, sufficient parking will be provided to meet the needs of both existing residents and future development. Parking will be accommodated primarily within structured facilities wrapped with townhomes and other active uses, with limited surface parking where appropriate, minimizing the visual impact of parking and supporting a gradual transition toward less car-dependent travel patterns over time.
Is existing infrastructure able to support the development?
Preliminary infrastructure studies have been completed for the area based on long-term growth scenarios. These studies indicate that water and sanitary sewer systems can support the proposed development without major upgrades. Some road and drainage improvements are anticipated as the project progresses, and detailed servicing plans will be refined through future development stages to ensure infrastructure keeps pace with growth.
In terms of transportation infrastructure, a detailed Transportation Impact Assessment report will use a traffic model to examine existing and post-development traffic operations and recommend external road network mitigation as required.
What types of housing will be included, and how is affordability being addressed?
Via District could include a range of housing types designed to support people at different life stages, household sizes, and income levels. Through multiple phases over time, the goal is to create a balanced, inclusive neighbourhood where a wide range of residents can live.
How will Via District support local businesses and the local economy?
Via District is designed to help small, locally owned businesses thrive. The development could include incubator retail spaces: smaller, flexible commercial units intended for local startups, artisans, food producers, and independent retailers. These spaces are designed to lower barriers to entry and allow businesses to grow over time.
Via District will strive to create a local first commercial environment that supports entrepreneurship, keeps spending in Vernon, and strengthens the local economy.
How will Via District support community life and social connection?
We believe there is a desire for spaces that bring people together through a range of activities, from formal events like markets and festivals, to everyday spaces for all ages to linger and play. By integrating homes, local businesses, and public spaces within close proximity, the development creates natural opportunities for daily interaction, helping foster a connected, inclusive, and vibrant community over time.
What kinds of public amenities and activities are planned?
Specific amenities and programming have not yet been finalized and will continue to be shaped through collaboration with the City of Vernon and community input. We plan to create a range of formal and informal public spaces that can support a wide range of activities over time.
During the early phases of development, we also hope to activate the site early on with temporary uses, such as food trucks, pop-up markets, or interim green spaces.
How does Via District prioritize environmental sustainability and protect Vernon Creek and nearby natural areas?
Informed by environmental impact studies, the plan will emphasize trees and greenery, ecologically conscious landscaping, stormwater and flood mitigation, and climate-responsive design. We will respect the integrity of Vernon Creek, an important ecological corridor, viewing the creek as a natural amenity. Public green spaces and trail connections to Polson Park are integral to the design, helping balance growth with long-term environmental stewardship and resilience.
The Via District plan explores opportunities to add significant new tree planting that could help cool the urban heat island, absorb stormwater, provide habitat, and encourage a more pedestrian-oriented environment. It also looks at ways to clean, filter, and cool stormwater before it enters Polson Park and Vernon Creek, with concepts such as stormwater planters, rooftop greenery, and a potential passive park zone. Together, these ideas aim to create a softer, greener, and cooler site that supports improved water quality as stormwater moves toward Vernon Creek.