The Comox Valley Regional District heard from both sides during an open house on a proposed development application for the Stotan Falls area, Thursday evening at the Florence Filberg Centre.
A standing-room-only crowd listened to two presentations – one from Alana Mullaly, CVRD acting general manager of planning and development, and another by Mark Holland, a planner and development consultant recently hired by the applicant, 3L Developments Inc. – prior to the floor being opened for questions.
Holland, an adjunct professor at Vancouver Island University, is a former planning consultant for the sustainability strategy for the CVRD.
Mullaly explained the purpose of the evening was to learn to more about the Regional Growth Strategy, the application, and the CVRD’s process for moving forward.
She said 3L’s application would require an amendment to the RGS by creating a new settlement node in Electoral Area C. Currently, three nodes in the RGS exist: Union Bay, Saratoga and Mount Washington.
The proposed development includes approximately 1,100 new residential units, with 265 acres given to the regional district for park use.
Mullaly also outlined a possible timeline for the project; if approved by the board, a public hearing is tentatively scheduled for Nov. 29 and second reading could be granted in December.
As per the standard amendment agreement approved by the CVRD board in July, neighbouring regional districts would be sent the project for referral. She added the matter could be resolved by April 2019.
Holland provided an overview of the project, and admitted: “the history of the project presents a bit of a challenge.”
The company purchased the property in 2006. For years, the proposal has stalled because of red tape and legal battles.
He said there would be no public infrastructure costs (Corix would build, manage and maintain the utility infrastructure), and told the crowd half the land would be given to the public.
During the question period, many people questioned or spoke against the project.
“Our concern is, that once we start opening the door to an amendment, such as what would be required for this project, it will continue to spring further open, which could soon directly impact on our very own neighbourhood,” said one member of the Arden Residents Association. “This proposed amendment and this proposed development totally rips open our RGS.”
An Area C resident questioned 3L’s ownership of the land.
“This land in question, I’m wanting to see a bill of sale or transfer of ownership from the K’omoks First Nation to 3L Developments, please. Because otherwise we are talking about K’omoks First Nation’s territory and until we have a treaty, this is stolen land, and you’re talking about stolen property. So how do we proceed? As a resident of that area, I’m saying no, I do not consent to that development.”
Some Area C residents questioned Corix’s record in infrastructure work and maintenance and wondered about the standards required in a private system.
Holland replied that all approvals would have to go through the ministry of health, and that all engineering work has to be done at the same standards as public sector work.
Will Cole Hamilton asked if the parkland area would be open to the public, if the project did not come to fruition.
“This hasn’t been a friendly process in the past,” replied Holland. “You don’t let everybody walk through your property just because they want to. Some of you might, but that’s out the generosity of your heart. If your neighbours come in and start messing with your property, or you start feeling like you’re feeling abused by people or taken advantage of, you will fence it, you will keep them off. I’m going to suggest that 10 years of a frustrating process is not going to make this landowner really friendly and say ‘oh hey, we don’t have to support development, but you can have it for park anyway.’
“You might trespass, but that’s your own decision, but let’s not presume going into this keeping it rural and as a park if there’s no other development agreements on that.”
Some individuals who spoke expressed their support of the project.
“I believe that (3L) is being extremely generous in offering 50 per cent of (their) property for a park, for not only Stotan, but the fossil fields and the Brown River Falls,” said one long-time Comox Valley resident.
“… I believe that we should try and work with him. I am actually embarrassed that after 10 years our regional district is still falling on their face over this.”
Resident Nick Strussi said he sees a lot of opposition to the project, but noted it is “a win-win for the whole community.”
“A park of 260 acres, my god, let’s give our heads a shake. Let’s get it; lets go for it.”