Development Application No. PL2017-095

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The RDN is currently looking for your input on zoning amendment application PL2017-095.

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

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:

  • Check out our Document Library which includes the site plan and supporting studies
  • To check the status of the application and next steps see our Process section to the right
  • Be sure to Register to provide your comments
  • If you want to share your thoughts or discuss with other registered participants visit the Start a Discussion tab below
  • Send us your questions and we will provide an answer for all to see in the Q&A tab
  • We will share project updates in the What's New tab as the project moves forward
  • Want to connect with our team by email or phone? See our contact info in Who's Listening


CLOSED: This discussion has concluded.
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    First of all I would like to point out that Margaret and I support the expansion of the park however we have some concerns. The simple way is to list our concerns and offer alternatives where we think appropriate: 1) Are the new units sold already or is this a speculative venture? 2) The congestion at the current entrance of the park is already at a dangerous level , we feel that a slight widening of the road will exacerbate the current situation not remedy it! Would it be feasible to direct the new traffic volume out via Whibley rd. and move the fire gate to the central area of the park. This will address the concerns of people using it as a pass through from the Bolby rd. area and allow the safe passage of the increased vehicle traffic from the park. It would also allow a green buffer zone between the existing park and the new park.(Please try and save the wild cherry grove around the existing pump house. They are getting endangered and are important food for migratory birds.) 3)Will the construction traffic be accessing the site from the Demxx entrance at all? 4)What is the estimated time of construction for the infra-structure of the new phase? 5) When is the expected completion of the project? In summary: Our concerns for the "quality of lifestyle" that we all enjoy here are our priority. The green space and safe community areas are important to everyone who resides here and should be a priority with the developers as well. Water seems not to be an issue if previous questions were answered correctly . Margaret and Tim #13

    Lucky 13 Asked 4 months ago

    Thank you for sharing your questions and concerns. We will seek a response from the applicant.

    1. We are in receipt of the following from the applicant:

      The new units aren't sold, but we have a list of people who would like to buy a new home and be in the park. We will also be offering a discount to any residents who wish to purchase a new home.
    2. We have heard the residents concerns and are exploring Whibley road as a potential access for new residents only.
    3. The majority of construction traffic will be using the Whibley road access.
    4. With Covid-19 it is tricky to give any estimates on the time of construction. However, we are measuring in weeks and not months. We don't anticipate it taking a long time to build the roads, etc. So overall the total project should be about 90 days.
    5. After that, we can start to deliver homes and that will depend on the time it takes to receive a building permit from the RDN. There is a real need for affordable housing, and I'm expecting for this project to be wrapped up within a year of the first building permit being approved.
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    I have a follow up question to the relocation of the present chlorination system. Will this upgrade the current system to the original residents properties? will this solve the lack of water in the summer, as well as pressure issues we currently have? K, Shayler

    PaulnKaren Asked 4 months ago

    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."

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    Our second concern involves the moving of the present chlorination system to a new place. Will this mean that our water will turned off during the moving of the system? If so, how long will our water be off?

    Booker20 Asked 5 months ago

    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.

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    At the town hall meeting last year, we were told that there would be upgrades to our playground area, it was expressed that there would be a new fence (completed) picnic tables/seating area, as well as new playground equipment. The old unsafe playground equipment we had previously has thankfully been removed, but we are still awaiting a replacement. Can we expect these promises will be met? K. Shayler

    PaulnKaren Asked 4 months ago

    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. 

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    Am I to understand there will be no personal crew or construction vehicles servicing the new park to enter into the park from the 1700 Alberni HYW entrance? P. Parent

    PaulnKaren Asked 4 months ago

    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. 

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    Hi: Just received a copy of the Notice of Zoning Amendment Application for 1700 Alberni Highway this morning (hand delivered). We live in an adjacent MHP at 1749 Whibley Road. In the Introduction and Scope section of the SWMP it states: "The proposed development consists of 26 mobile home lots with an onsite return road accessed from Whibley Road". We were just wondering if Whibley Road is proposed to be extended from the existing gravel section of the existing road, to the proposed development site? Regards, Andy Nelson

    Andy Nelson Asked 5 months ago

    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. 

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    Will the new park addition affect the water table and water availability at 1700 alberni hwy, as there is always a water shortage in the summer i am concerned that we will have less water available for tenants who are already established there. Also, where will the entrance be for the new phase? at 1700 alberni hwy or off of whibley rd? There is already a lot of traffic at 1700 alberni hwy as we share the driveway with Demxx. thank you

    wes wailin Asked 5 months ago

    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.


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    Our concern is the traffic issues already present entering and leaving the park. The entrance and exit to the Alberni Highway is extremely busy and is shared with Demxx. Vehicles coming out of Demxx often do not obey the stop sign at the gate and have created a number of near misses. When traffic is heavy, which is often, there is often a bottle neck in this area. With 22 more units this will substantially increase traffic. Also, the entrance to the park only accommodates one vehicle at a time so with the increase in traffic this will also be a congested area and a hazard. We want to know how these issues will be addressed.

    Booker20 Asked 5 months ago

    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:

    • Add a yellow centre line and white edge lines to delineate the mobile home park access as the main access route at the Demxx access (markings dashed through the access intersection). Should the concern remain, additional measures such as a permanent stop sign location, speed hump at Demxx access, and/or widening of the mobile home access road in this location may be considered.
    • Widen the mobile home access road at the horizontal curve to 5.5m
    • Add speed hump signage and markings at the existing speed hump.
    • Re-configure the Y-intersection at the south end of the site to create a standard 90 degree intersection as part of the redevelopment.


    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."