4201 Highland Park Rd, Spallumcheen

Events with an order over the lot since April 2017

0

Events with only an alert

1

August 2021: White Rock Lake Wildfire

Evacuation alert for a wildfire, issued by Township of Spallumcheen and City of Armstrong (“White Rock Lake”, “White Rock - Township of Spallumcheen” and “White Rock - City of Armstrong”); August 2021.

The Province's record of lifted orders and alerts starts in April 2017: evacuations before then aren't in it, and no record doesn't mean nothing happened. Each area is drawn by the local government or First Nation that issued it; we check whether it covers any part of the lot. Where the record's own dates disagree (an order dated before the event began), only the month and year are given. Confirm with the local government.

An alert asks people to be ready to leave; no order to leave covered this lot in the record.

Peak ground acceleration, 2% in 50 years (the code's design level)

0.081 g

Peak ground acceleration, 10% in 50 years

0.030 g

Short-period shaking Sa(0.2), the value the code uses for houses and other low buildings

0.18 g

Peak ground acceleration, 2% in 50 years, on softer ground

0.10 g on stiff soil (site class D), 0.11 g on soft soil, about 30% more than on firm ground

The same value in city centres

Victoria 0.81 g, Vancouver 0.47 g, Kelowna 0.089 g, Prince George 0.064 g

Earthquakes of magnitude 2.5 or more recorded since 1985

3 within 50 km and 15 within 100 km

Largest within 100 km

M4.5 in August 2002, about 95 km away (NRCan: 56 km NNE of Princeton, BC)

Nearest of magnitude 3 or more

M3.5 in April 1989, about 20 km away (NRCan: North of Vernon, BC)

Tsunami

More than 2 km from the ocean shore, so the Province's tsunami notification zones, which are for the coast, don't bear on it

These are the 2020 National Building Code's reference values at the lot's centre, on firm ground (site class C), with the values the code gives stiff soil (D) and soft soil (E) beside them. Which class the lot's ground is isn't on any open map: the site class and the values a building is designed for come from the building official or a geotechnical engineer. Very soft ground, peat or fill that can liquefy (site class F) needs a site-specific assessment.

2% in 50 years means shaking at least this strong has about a 1-in-2,500 chance in any year; 10% in 50 years, about 1 in 475. g is the acceleration of gravity. The comparison with Vancouver and the other cities is ours.

Liquefaction and earthquake-triggered landslides aren't covered here; ask the local government whether it has mapped them.

Past earthquakes are those Natural Resources Canada's National Earthquake Database records within 100 km of the lot's middle since 1985, the start of its digital record, at magnitude 2.5 and up; blasts, mining events (tremors set off in a mine) and slides are left out. The seismograph network has grown much denser since then, so smaller quakes found today would have gone unrecorded in the 1980s, and positions are good to a few kilometres. A count of past quakes isn't a measure of the hazard: the building code's values above are.

On record within 5 km

0

This is a list of landslides that are known to have happened, gathered from published inventories and from mapping on satellite images and lidar. It isn't a hazard map: it doesn't say how likely a slide is here, and no record nearby doesn't mean the ground is stable. Some parts of BC (the Fraser Valley and Fraser Canyon, Vancouver Island, Haida Gwaii, recent burn areas) are mapped in far more detail than others.

Each point mostly marks where a slide started. Debris can travel well past it, down a creek channel and onto the fan at the creek's mouth, so a lot on a fan or below a steep slope can be reached by a slide that began kilometres away. Distances are measured by us from the lot's boundary.

The kind of slide and its date are the database's own, mostly worked out from images, so treat them as a first look. Confirm with the local government, many of which have mapped steep-slope or debris-flow hazard areas, and with a geotechnical engineer.

Open sites (active or suspected) within 500 m

0

Open sites within 2 km

1

Closed sites within 2 km

0

Armstrong RCMP Detachment Site

1.2 km from the lot. Active: contamination confirmed, work under way. Initial testing completed. Detailed testing underway. Federal custodian: Royal Canadian Mounted Police; site 00025785.

This inventory lists only contaminated sites on federal land or that the federal government is responsible for: military land, ports and harbours, airports, fisheries and research stations, reserve land, national parks and similar. Most contaminated sites in BC, such as old gas stations, dry cleaners and industrial land, are on the Province's Site Registry, which charges for searches and isn't shown here. Ask the seller what the land and its neighbours were used for; a Phase I environmental site assessment covers it properly.

Each site is one point given by its federal custodian, and a large site such as a base or an airport reaches well past it. Distances are measured by us from the lot's boundary to that point.

Closed means the custodian found no further action needed after testing, cleanup or risk management; it doesn't always mean nothing is left in the ground. The priority class is the federal ranking of its own sites for funding and action, not a measure of risk to neighbours.

Confirm with the local government and a qualified environmental professional.

Nearest hospital

Vernon Jubilee Hospital: 23 km

Next nearest hospital

Shuswap Lake General Hospital, Salmon Arm: 28 km

Nearest emergency department

Vernon Jubilee Hospital: 23 km. Hours on HealthLink BC's list: 24 hours a day, 7 days a week

Nearest walk-in clinic

Mount Ida Medical Centre, Salmon Arm: 28 km. Hours on HealthLink BC's list: Mon to Fri 09:00 to 17:00. Note that hours are subject to physician availability and patient volume. Closed statutory holidays

Nearest pharmacy

Armstrong Pharmacy: 1.3 km. Hours on HealthLink BC's list: Mon to Fri 09:00 to 18:00, Sat 09:00 to 17:00, Sun 11:00 to 16:30. Statutory holiday hours 11:00 - 15:00. Closed Christmas and New Year's Day

Nearest late-night or 24-hour pharmacy

Walmart Canada, Vernon: 19 km. Hours on HealthLink BC's list: Mon to Sun 07:00 to 23:00

School catchment

Not mapped for this lot: catchments are shown only where the school district's boundaries are open data, for Surrey Schools (Surrey and White Rock) and the North Vancouver School District (the City and District of North Vancouver). Ask the school district which schools serve it.

Nearest public elementary school

Highland Park Elementary, Armstrong: 800 m

Nearest public secondary school

Pleasant Valley Secondary, Armstrong: 2.4 km

Nearest public school with early French immersion

W.L. Seaton Secondary, Vernon: 21 km

Nearest francophone school (Conseil scolaire francophone)

de l'Anse-au-sable, Kelowna: 72 km

Independent schools within 10 km

1

Nearest licensed group child care

Little Seedlings Daycare: 700 m

Licensed group child care within 1 km

5: by the ages their operators list, 2 for 30 months to 5 years and 1 preschool (3 list none); all take part in the fee reduction (CCFRI)

Licensed group child care within 2 km

10: by the ages their operators list, 3 for 30 months to 5 years, 2 preschool and 1 school age (6 list none); all take part in the fee reduction (CCFRI)

Licensed family child care within about 2 km

1, in the providers' homes

Nearest grocery store

Askew's Foods: 1.2 km

Grocery stores within 10 km

1

Nearest fire station

Armstrong Spallumcheen Volunteer Fire Department: 800 m, on the Province's list

Nearest fire hydrant

Not said: we have no open hydrant map of the Township of Spallumcheen; ask its fire department where the nearest hydrant is

Nearest ambulance station

Ambulance station 302, Armstrong: 2.1 km

Nearest police detachment or station

Armstrong RCMP: 1 km

Nearest transfer station or landfill

Armstrong Spallumcheen Land Fill Site (landfill): 2.2 km

Nearest post office

Armstrong: 900 m

Postal area

V0E: Canada Post marks it a rural postal area (a 0 as the second character): mail mostly goes to a post office box or a rural route box, not to the door, and couriers often add a charge for rural postal codes (our reading).

Nearest gas station

Co-op: 800 m

Nearest Service BC office

Service BC - Vernon: 22 km

Nearest airport with screened airline flights

Kelowna airport (YLW): 57 km

Vancouver International Airport (YVR), BC's main airport for flights abroad

319 km

Nearest transit stop

Pleasant Valley & Okanagan: 920 m, route 60; 4 departures on a weekday, none on Saturday, none on Sunday (BC Transit's schedule, week of October 19, 2026)

Transit stops within 500 m

0

Nearest park or protected area

Silver Star Park, a provincial park: 6 km from the lot line

Nearest recreation site or trail

Armstrong Chalet, on Recreation Sites and Trails BC's list: 9.9 km from the lot line

Distances are straight lines from the middle of the lot, measured by us. The drive is longer, and much longer where the road winds, crosses water or takes a ferry.

Hospitals are from the Province's list; emergency departments and walk-in clinics from HealthLink BC's lists, with the hours they give. Not every hospital has a 24-hour emergency department, and a small town's emergency department can close for a shift when it's short of staff: the health authority posts these as service changes, so check before you rely on one. In an emergency, call 9-1-1.

Which school a child goes to depends on the school district's catchment, not on distance: ask the district.

French programs are from the Ministry's school list. French immersion usually takes students by application or lottery, often with its own boundary, and the Conseil scolaire francophone's schools are for children whose parents have the right to French-language education: ask the district which applies.

Child care is from the Province's Child Care Map Data, listed October 13, 2026: licensed facilities the Province funds, so a licensed one without that funding, or a licence-not-required carer, isn't on it. The ages served and any space are what each operator reports, and many list no ages. A space reported weeks ago may be gone: ask the facility about spaces and wait lists.

The fee reduction is the Province's Child Care Fee Reduction Initiative (CCFRI): a facility taking part charges lower monthly fees for children up to kindergarten age (our summary).

Licensed family child care is in the provider's own home, so we count it but don't name or place it. It's counted on a grid of about 1 km, so the count near 2 km is approximate (our reading).

A fire station nearby doesn't mean it covers this lot: confirm the fire protection area with the local government. Insurers price fire cover by the road distance to the hall that responds and whether the lot is inside a fire protection area.

Insurers ask how far the house is from a hydrant as well as from the fire hall that responds: ask yours what distance it uses and what that does to the premium.

Fire halls, ambulance stations and police are from the Province's First Responders list (updated 2026-09-11), with fire stations it lacks added from OpenStreetMap. A hall that has moved may still be listed at its old address.

An ambulance station is where crews are based. How soon one arrives depends on where the crew is when the call comes.

A detachment is where police are based; it isn't always the force that covers the lot, and a community policing office is often volunteer-run with no officers on hand. Ask the local government which police serve the lot. In an emergency, call 9-1-1.

Pharmacies are from HealthLink BC's list, with the hours it gives: a few pharmacies are in clinics or programs for their own patients, and hours change, so call ahead.

Transit stops and departures are counted by us from BC Transit's and TransLink's published schedules for one week, leaving out the stop where a trip ends. A stop's distance is a straight line from the middle of the lot; the walk is longer. Service changes with the seasons: check the timetable before you count on a route.

Parks and recreation sites are measured in a straight line from the lot line. Conservancies, regional and municipal parks aren't on these lists. Recreation Sites and Trails BC's list doesn't say whether a site is open, closed or reachable this season: check its page before you go.

Grocery stores, transfer stations, landfills, recycling depots, post offices, gas stations are from OpenStreetMap, mapped by volunteers: one may be missing, closed or mapped in the wrong place, and a landfill may be closed without the map saying so (our reading).

The postal area is Statistics Canada's outline of where a postal code's first three characters are used, drawn from postal code points, so near its edge the lot may fall in the next one. It doesn't say how this lot's mail is delivered: ask Canada Post, and give a courier or online store the full postal code to see what they charge.

Airports with screened airline flights are the ones the CATSA Aerodrome Designation Regulations list, where the Canadian Air Transport Security Authority screens passengers, kept where OurAirports also lists scheduled flights (Dawson Creek is designated but has none listed). Smaller airports and floatplane bases with scheduled flights aren't screened and aren't on this list, so a nearer one may have flights: check with the airlines. Distances are straight lines; the drive, or a ferry, is longer.

Confirm services with the local government.

Best speed recorded within about 1 km

50/10 Mbps or faster

Over a wired line (cable, fibre or DSL)

50/10 Mbps or faster

Over fixed wireless

50/10 Mbps or faster

LTE mobile within about 1 km

recorded

Nearest place with 50/10 Mbps or faster

within about 1 km (about 100 m)

Data

ISED National Broadband Data, May 2026

Mobile carriers listed in the area around the lot (about 25 km²)

Bell and Telus (one shared network), Rogers (ISED, reported, not a guarantee at the lot)

Nearest FM radio transmitter

VF2551, 89.3 MHz low-power FM, 48 W, at Armstrong, about 2.4 km to the south-south-west; the bare ground doesn't block the line to it (our reading, terrain only)

Nearest TV transmitter

CHKL-DT-2|CHBC-DT-2-MX, TV channel 22 (digital), 4 kW, at Vernon, about 22 km to the south-south-west; the hills within 16 km don't block the line to it (our reading, terrain only)

Bell satellite TV dish sightline

82° W sits 22° up to the south-east, clear of the hills by 15°; 91.1° W sits 26° up to the south-east, clear of the hills by 19° (terrain only; our reading)

Shaw Direct satellite TV dish sightline

107.3° W sits 31° up to the south-south-east, clear of the hills by 24°; 111.1° W sits 32° up to the south, clear of the hills by 26° (terrain only; our reading)

Starlink: sky hidden by the hills

The hills stay under 20° all round, so terrain shouldn't block it (trees and buildings not counted; our reading)

This is the service providers report to Innovation, Science and Economic Development Canada (ISED) for homes and roads near the lot, not a quote: ask providers whether they serve this address, at what speed and at what cost to connect.

Speeds are download/upload bands. 50/10 Mbps is ISED's top band, so a place in it can get much faster service, and it is the CRTC's target for every Canadian home.

A line that reaches homes within 1 km may stop short of this lot; bringing it further can cost the buyer. Fixed wireless and LTE need a clear line to the tower, which hills and tall trees can block.

Satellite service doesn't need nearby lines, but it needs a clear view of the sky.

Distances are straight lines from the middle of the lot, measured by us on a grid of about 250 m.

Mobile carriers are those Innovation, Science and Economic Development Canada (ISED) lists for mobile service in its hexagon of about 25 km² holding the lot's middle; ISED counts LTE and 5G together and doesn't say how much of the hexagon a carrier covers, so a listed carrier may not reach the lot, the house or the valley floor. Cell tower positions aren't open data. Ask the carriers, or try a phone on site.

Broadcast transmitters are from ISED's Spectrum Management System extract: the nearest FM and TV transmitters in operation within 50 km of the lot's middle, with their effective radiated power. Whether the bare ground blocks the line is our reading on the elevation model the Winter sun section reads (out to 16 km round the lot; hills beyond it aren't counted); trees, buildings and an antenna's height on the house aren't, and reception also depends on power, distance and the receiver.

Satellite sightlines are our reading: each geostationary satellite's place in the sky from the lot's middle (Telesat's orbital slots, read 2026-10-13) set against the skyline the Winter sun section reads on NRCan's elevation model, in 72 directions out to 16 km. Trees and buildings, which most often decide whether a dish sees its satellite, aren't counted, and a dish can sit higher or elsewhere on the lot. Starlink asks for a clear view of the sky from about 20° above the horizon and picks its own direction: its app's obstruction check on site is the real test.

Capability class (1 best, 7 none)

Class 2: about 90% of the lot; Class 5: about 10% of the lot

What limits it

dense or slow-draining soil

Map scale

1:50,000: describes the area, not the field

Mapped

1960s to 1990s (digitised 2015)

These classes rate how well the land suits ordinary field crops, from the soil and climate as surveyed decades ago. Drainage, irrigation or fill since then can change the real answer, and a map at this scale can miss a good or poor field. The Agricultural Land Commission weighs these classes when it decides applications.

If farming matters to you here, a professional agrologist (P.Ag.) can assess the soil on site.

Nearest climate station at about the lot's elevation

Silver Creek, 15 km away

Station elevation

419 m

Lot elevation (estimated, middle of the lot)

394 m

January mean temperature (1981-2010)

−3.4 °C*

July mean temperature (1981-2010)

19.1 °C*

Yearly precipitation, rain and snow as water (1981-2010)

557 mm*

Yearly snowfall (1981-2010)

160 cm*

Wettest day in the station's record to 2010

44.3 mm of rain and melted snow, November 13, 1995

Most snow in a day in the station's record to 2010

30 cm, November 7, 1995

Deepest snow on the ground in the station's record to 2010

67 cm, December 23, 1996

Period

1981-2010

Plant hardiness zone (regional)

6b

By the 2050s, days a year over 30 °C (model projection, SSP2-4.5)

About 21 more days over 30 °C a year than in the same models' 1971-2000

By the 2050s, longest frost-free run (model projection, SSP2-4.5)

A longest frost-free run about 50 days longer than in the same models' 1971-2000

By the 2050s, winter precipitation falling as snow (model projection, SSP2-4.5)

About 12 percentage points less of winter's precipitation falling as snow than in the same models' 1971-2000

Days with fine particles over BC's air objective level

A median of 8 days a year at the Vernon Science Centre station, 22 km away (2015 to 2025); the most was 32 days in 2017, most in August

Lightning near the lot (1998-2025 average)

A cloud-to-ground flash within 10 km on about 9 days a year; 0.16 flashes per km² a year, more than at 3 in 4 BC homes

Normals are 30-year averages at the station, not readings for this lot. In BC's mountains a few hundred metres of elevation, a north-facing slope or a lakeshore can change winters a lot: a hillside lot can be much colder and snowier than a valley station.

Vernon North is nearer (14 km) but sits at 538 m, 144 m above the lot; we use Silver Creek because it is at about the lot's elevation.

The lot's elevation is our estimate from Natural Resources Canada's 30 m elevation model at the middle of the lot.

The hardiness zone is from Natural Resources Canada's 2025 map, read by us on a grid of about 2 to 3 km: near a zone's edge, or well above or below the valley around it, the lot may fall in the next zone. It is a guide to which plants survive the winter, not a frost date.

* Based on fewer years than the WMO standard: these figures rest on at least 15 of the 30 years, short of the World Meteorological Organization's standard of nearly all of them. ECCC publishes them as normals; treat them as a rougher guide.

The records are single days measured at the station: the most rain, snow and wind it saw in its record up to 2010 (ECCC's 1981-2010 sets give records over the station's whole history, so some dates are older than 1981). Each is one event, not what to expect in a year, and the lot can get more or less than the station.

ECCC's 1981-2010 normals for this station don't include the frost-free period, days with snow on the ground, the lowest temperature recorded, days over 30 °C or degree days, so those are left out rather than guessed.

Model projections, not predictions of the weather: the median of 26 climate models downscaled by Environment and Climate Change Canada and the Pacific Climate Impacts Consortium (CanDCS-M6), for 2041-2070 under SSP2-4.5, a middle path for emissions. Each is given as the change from the same models' 1971-2000, not against a station's normals: in the mountains the models' figures can sit well off a valley station's, and the change between the two periods says more than either number. The frost-free run is the longest stretch of days with the low at or above 0 °C. The share of winter's precipitation falling as snow is our reading: each model's December to February snowfall over its precipitation, then the median across the models.

The models work on a grid of about 9 by 6 km, which averages valley floors with the slopes around them, so their own figures can sit well off a station's normals and aren't comparable with them. The models' own figures here, for setting against each other only: about 42 days over 30 °C a year in 2041-2070 (range 36 to 65 across the models), against about 21 in 1971-2000; a longest frost-free run of about 200 days (range 170 to 220), against about 150; and about 66% of winter's precipitation falling as snow (range 54% to 68%), against about 78%. The range runs from the 10th to the 90th percentile of the models' 2041-2070 figure; it isn't a range of the change.

At the Vernon Science Centre station, 22 km away, fine particles passed the level of BC's 24-hour objective (25 µg/m³) on a median of 8 days a year over the 11 years with a full record, 2015 to 2025; the most was 32 days in 2017, most of them in August. Most of these days fell from June to September, the wildfire season (our reading: mostly wildfire smoke).

The days are counted by us from the Province's verified hourly readings: a day counts when the station has 18 or more valid hours and their mean is over 25 µg/m³, the level of BC's Ambient Air Quality Objective for fine particles over 24 hours (the Province judges the objective itself on a year's 98th percentile of daily averages, not on single days), and a year counts when the station ran most of it, July to September included. They are the station's days, not this lot's: smoke drifts unevenly, and a lot up a valley or across a lake from the station can be clearer or smokier.

BC's air quality advisories and the Air Quality Health Index say what the air is like now; a HEPA filter and a home with a ventilation system that can recirculate help on smoky days.

Lightning is the Canadian Lightning Detection Network's cloud-to-ground flashes, averaged over 1998-2025, on Environment and Climate Change Canada's grid of 0.1 degrees (about 11 km north to south and 7 km east to west in BC): it is the area's lightning, not the lot's. A day counts when a flash fell in a grid cell whose middle is within 10 km of the middle of the lot's cell, by the Pacific standard time day (our reading); flashes per km² are for the lot's own cell. Set among BC's homes by Statistics Canada's 2021 dwellings on ISED's points. Lightning starts fires and can damage a well pump, panels or wiring on high open ground; ask an electrician about surge protection.

ECCC has no fuller 1991-2020 set for this station, so these are its 1981-2010 normals; recent years have run warmer than them in most of BC. Ask neighbours or the local government about snow on the road and who clears it.

Health region (regional figure, not this lot)

Okanagan

Homes tested here

109

At or above 200 Bq/m³ (the guideline)

19 (17%)

At or above 600 Bq/m³

3

Across BC

143 of 1,817 homes (7.9%) at or above the guideline

Radon comes up from the ground and differs from one house to the next, even next door, so a regional figure says nothing certain about one home. The only way to know is a long-term test of at least 3 months. Health Canada's guideline is 200 Bq/m³ in the parts of a home where people spend more than 4 hours a day; above it, fix it within a year, and the higher the level, the sooner. For a home you buy, Health Canada suggests a long-term test once you've moved in.

The survey tested about a hundred volunteer homes per health region, with one long-term test each. That gives a rough regional picture: it isn't a map, and a region where few or none tested high can still have homes above the guideline. The survey grouped homes by the 2007 health regions; we place the lot by today's boundaries for the same areas.

Local government

Spallumcheen

Residential rate, 2026

4.9071 per $1,000

Municipal

2.796 per $1,000

Regional district

0.2 per $1,000

Regional hospital district

0.2343 per $1,000

School (set by the Province)

1.6385 per $1,000

Other

0.0383 per $1,000

BC municipalities' middle rate

6.24337 per $1,000

Your bill uses BC Assessment's value for the property, which can differ from its price, and may also include parcel taxes and utility fees (water, sewer, garbage) that aren't rates on value.

The home owner grant takes up to $570 off the bill of a home its owner lives in ($770 in the Province's northern and rural area in 2026, and up to $845, or $1,045 there, for seniors, veterans and people with a disability), for homes assessed at $2,075,000 or less in 2026; above that it shrinks by $5 for each $1,000. From 2027 the northern and rural extra ends and the regular grant is $570 everywhere. The owner applies each year, and must pay at least $350 in tax ($100 for the higher grant) after it.

Rates are set each May for the year; the next year's will differ.

Police service

The Spallumcheen RCMP (municipal)

Crime severity index, 2025

59 (BC 92)

Violent / non-violent index

60 / 58 (BC 98 / 91)

Crime severity index, 2015

28 (BC 93)

Break and enter, per 100,000 people, 2025

308 (BC 281)

Theft of a vehicle, per 100,000 people, 2025

377 (BC 138)

Theft from a vehicle, per 100,000 people, 2025

205 (BC 441)

Violent crime, per 100,000 people, 2025

1,181 (BC 1,531)

All Criminal Code offences (not traffic), per 100,000 people, 2025

4,022 (BC 6,943)

The crime severity index weighs each offence by how serious it is (one assault counts for more than several thefts), with Canada in 2006 set at 100. Rates are per 100,000 people living in the police service's area, so places with many visitors, commuters or seasonal homes read high, and in small places a few incidents swing the figures a lot. These are crimes reported to police, not all crime.

In BC only Surrey, the Township of Langley, Coquitlam and Port Coquitlam publish reported property crime block by block under an open licence; reports there count what was reported within 500 m of the lot. The police here don't, so the figures above are for the whole area they cover.

Police calls to a particular address aren't published in BC (privacy law keeps police records about identifiable people closed), and neither is whether a home was used as a grow-op or drug lab: where a council acted on one, its order or a note on the title can show it. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.