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1700 Alberni Highway, Electoral Area F
The Initial virtual engagement has concluded. Thank you for your input. Please refer to the Document Library for a report showing the results of the virtual engagement.
The RDN has received a zoning amendment for the property legally described as Lot 1, Salvation Army Lots, Nanoose District, Plan VIP69390. The subject property is currently zoned Commercial 3 (C-3) and Manufactured Home Park 1.6 (MHP-1.6) (see Document Library). The MHP-1.6 zone allows nineteen manufactured homes, one dwelling unit, and six Recreation Sites on the subject property.
A Public Information Meeting (PIM) was heldContinue reading
1700 Alberni Highway, Electoral Area F
The Initial virtual engagement has concluded. Thank you for your input. Please refer to the Document Library for a report showing the results of the virtual engagement.
The RDN has received a zoning amendment for the property legally described as Lot 1, Salvation Army Lots, Nanoose District, Plan VIP69390. The subject property is currently zoned Commercial 3 (C-3) and Manufactured Home Park 1.6 (MHP-1.6) (see Document Library). The MHP-1.6 zone allows nineteen manufactured homes, one dwelling unit, and six Recreation Sites on the subject property.
A Public Information Meeting (PIM) was held on January 8, 2018. In response to comments received at the PIM and from referral agencies, the applicant has amended the application by reducing the number of additional manufactured homes from twenty-seven to twenty-two. The applicant is also proposing to install an advanced wastewater treatment system, implement a stormwater management plan, and address concerns over internal traffic safety.
The updated proposal is to amend the MHP-1.6 zoned portion to Manufactured Home Park 2 (MHP-2) to allow up to an additional twenty-two manufactured homes, pursuant to “Regional District of Nanaimo Electoral Area ‘F’ Zoning and Subdivision Bylaw No. 1285, 2002”.
This is in your community and we want to hear your thoughts on this proposal. A few ways you can learn more and provide your input are:
Thank you for sharing your questions and concerns. We will seek a response from the applicant.
We will seek a response from the applicant and will post it here once received. Update: We have received the following response from the applicant:
"Yes, the new water system will service all existing homes and future homes. So current residents will be getting an upgrade. In the past, Country Aire MHP has followed the RDN guidelines for summer water restrictions and will still be following those guidelines with the new park."
The proposal includes a new water system that will be built in a different location, which will allow for a near-seamless transition from the old system. The applicant anticipates minimal interruption in the change over. Should a water shut off be necessary, the applicant will notify residents and pick a suitable time.
Thank you for your input. We noted this feedback at the Public Information Meeting and it will be considered in our assessment of the application when it is brought forward to the Board.
While the RDN can not guarantee that there would be no personnel, construction activities, or construction vehicles entering from the Alberni Highway, the proposal is for the access off of Whibley Road to be used during construction and emergency access. Access for the proposed units would be off of the Alberni Highway. Our understanding is that this to avoid traffic cutting through the property to access the highway.
Hi Andy. The Stormwater Management Plan (SWMP) is based on the previous proposal which would have allowed up to twenty-seven additional manufactured homes. The applicant has reduced the number of additional units being proposed to twenty-two.
The proposal is for Whibley road to provide access available to construction traffic and for future emergency vehicles. There will be a locked gate, which the fire chief will have a key for. The applicant has advised that the gate is proposed to address concerns over non-residents "cutting through" the park to access the Alberni Highway and vice versa.
The applicant has provided a report from H20 Environmental assessing the property's existing wells, and if the new homes would have any impact on the existing park and surrounding neighborhood. The wells at the rear of the property were found to have a more than adequate supply of water to service the proposed development. The proposal is to service the new homes off of the wells located at the rear of the property.
Below is the quote from H20 report, (please note that the report references 24 homes when the proposal is for 22 homes).
Based on the results of the pumping test, the well can provide a sustained yield of
approximately 108 litres per minute (23 igpm). This is significantly more than the volume calculated for daily use by the proposed additional 24 units on the property, which was approximately 14 lpm. This well can supply the minimum year-round potable water supply to support the proposed development.
In analyses performed on the monitoring well, the lateral radius of influence of the well is approximately 60 metres. There are no wells on neighbouring properties that are less than 60 metres from the pumped well. There should be no adverse impacts on local
groundwater resources from the proposed use of this well.
The applicant has hired Watt Consulting from Victoria to conduct a traffic study on how adding additional homes would affect the access. At that time, it was expected that there would be 26 new homes, and that has now been reduced to 22 new homes. The proposal is to follow all the recommendations from Watt Consulting which includes:
Lastly, to address the concern about traffic flow, the study found "The volume of the traffic is expected to increase from an existing PM peak hour volume of 12 vehicles per hour to a post-development PM peak hour volume of 28 vehicles per hour. Volumes in both scenarios are equivalent to low volume local roads."
This application has been received and we are inviting public comments and contributions until 4:30 pm June 2, 2020.
The project team will analyze the public input and prepare a report to the Electoral Area Services Committee and Regional Board.
The corresponding amendment bylaw to be considered for 1st and 2nd reading.
A public hearing will be scheduled.
Following the public hearing, the next step in the bylaw adoption process is the consideration of 3rd reading.
At this stage, the applicant must complete all conditions that must be completed prior to the consideration of adoption.
Once the conditions of approval have been satisfied, the Board may consider the amendment bylaw for adoption.
gkeller@rdn.bc.ca |