Vernon is at a crossroads.
Vernon's Housing Crisis Is Real
Vernon home prices
Average income
SOURCE: Statistics Canada
Vernon Working-age
population (25-54 yrs):
below BC Average
SOURCE: Statistics Canada
***BC Average: Approx. 42% Vernon Average 33% (derived from provincial core-age estimates)
These aren't just numbers.
They represent our neighbours, co-workers, and family members struggling to stay in Vernon.
Real people with real needs for attainable housing.
Marcus
Registered Nurse, 28
"I commute to the hospital from Enderby because I can't afford to live in Vernon. After a 12-hour shift, that drive is exhausting. But I don't have a choice."
Impact:
Over 15% of healthcare positions remain vacant in the North Okanagan, with housing cost cited as a major barrier to recruitment.
What They Need:
Affordable homes near work, under $400K.
"My daughter and grandkids moved to Edmonton last year. She wanted to stay in Vernon where she grew up, but she could not afford to buy. I rarely see my grandchildren now."
Impact:
Vernon’s working-age population (25-54 yrs) is 23% below the BC average as young professionals seek affordability elsewhere.
What They Need:
Attainable housing in Vernon suitable for raising a family.
Jennifer
Teacher, 58
Robert & Linda
Retirees, 70
"We want to downsize but don't want an apartment. We need a small house with a yard for our dog. But everything is too big and too expensive."
Impact:
With 25.5% of Vernon residents over 65 and the rental vacancy at just 1%, seniors seeking to downsize face limited affordable options.
What They Need:
Affordable, single-level homes with access to the outdoors.
"I've had to reduce my restaurant hours because I can't find staff. People apply for jobs but turn them down when they realize they can't find affordable housing. It's killing small businesses."
Impact:
36% of Vernon businesses cite finding employees and staff housing costs as their top challenge.
What They Need:
Affordable Workforce housing to attract and retain employees.
David
Local Business Owner, 48
A Real Solution:
580 Commonage
The 580 Commonage Solution: Small free-standing homes that are attainable on a teacher's or nurse's salary.
Small, efficiently built homes that have the layout of an apartment, but without the costs of elevators, hallways, and parkades.
1,400 Vernon families will own attainably priced homes under The 580 Plan.
Village Centre will provide daily convenience and a connected community experience.
64% of the land is designated as greenspace; 300 acres donated as park.
Environmental Truth
Environmental concerns surrounding The 580 Commonage Plan deserve serious consideration.
Here are the facts.
MYTH 1:
The lands are currently protected as a park under the Official Community Plan.
FACT:
None of the property is protected now. It is all zoned to allow agricultural uses like cattle grazing and meat processing with harmful environmental outcomes.
Current zoning permits agriculture operations resulting in pesticide use and livestock damage to grasslands, as well as meat processing, and estate-lot residential development with no land protection requirements. The 580 Commonage Plan protects 2/3 of the land as greenspace.
Source: City of Vernon Official Community Plan and Zoning Bylaws
580 COMMONAGE Current Zoning
The 580 Commonage Plan
MYTH 2:
This development will destroy sensitive lands.
FACT:
In The 580 Commonage plan, 100% of the most sensitive “ESA1” designated land will not be built on.
City required an independent environmental assessment to show much improved sensitive land protection vs the current unprotected agricultural use.
Source: Ecoscape Environmental Consultants Report, 2024
MYTH 3:
This development will harm local wildlife.
FACT:
Hundreds of acres of habitat corridors will be protected permanently under The 580 plan, improving biodiversity vs currently allowed agricultural uses, or estate-lot residential development that block wildlife corridors.
Wildlife impact assessment shows protection of migration corridors and significant habitat enhancement through native species restoration.
Source: BC Wildlife Federation Assessment
MYTH 4:
This development puts developer profits ahead of the environment.
FACT:
The city requires all new developments include 5% parkland. The 580 plan provides for a total of 64% of the land as either park or green space.
Given the large-scale guaranteed environmental protection and the solution to the critical community need for affordable housing, The 580 Commonage plan provides significant benefits for the citizens of Vernon and returns for the people investing in the project. Communities need to balance development with protection, or private lands like 580 do not get preserved.
Source: Ekistics Planning
Infrastructure Truth
City infrastructure planning and costs are complex and easy to misinterpret.
Here are the facts.
MYTH 5:
580 Commonage will burden the City's water, sewer, and infrastructure for decades.
FACT:
The 580 Plan offsets all future infrastructure costs over the long term lifecycle.
The city requires the Developer to pay millions of dollars for sewer, water, roads, and development fees that far exceed the infrastructure burden of the development on the city.
Source: City of Vernon Water Services Department, Urban Systems Engineering Report