FAQ
How will the proposed development be serviced with potable water?
EPCOR has indicated that the subject property is located within its licensed area and it able to service the proposed development (see referral response letter in the Document Library).
Staff will work with the applicant to secure the water conservation measures requested by EPCOR.
How will the proposed development be serviced with sewer?
The applicant will be required to connect to RDN community sewer services at the time of subdivision.
What is happening with Ackerman Road?
The OCP supports the completion of a road connection between Church Road and Stanhope Road. RDN staff will be advocating for the proposed development to complete a portion of this connection between Church and Wembley Road. Based on comments received from the Ministry of Transportation and Transit, the applicant will be required to register a Section 219 covenant requiring that Akerman Road between Church Road and Wembley Road be constructed as a condition of subdivision. Over time, this would align with future improvement to Stanhope Road in the City of Parksville, which the City intends to construct in conjunction with the development of the north end of the Wembley Mall site.
How is pedestrian safety being considered?
The applicant is proposing to construct a separated pathway fronting the proposed development and a sidewalk fronting a small section of frontage on Wembley Road. RDN staff will be working with the applicant and the Ministry of Transportation and Transit to determine the location, design, and extent of the proposed active transportation/pedestrian improvements. The proposal would be refined and secured through the development permit and covenant process. It is noted that any improvements secured would be constructed at the time of subdivision.
Why hasnt the applicant provided detailed architectural drawings and engineered site plan?
The Wembley Neighbourhood Centre requires that a development permit application be considered concurrently with the rezoning application. As such the applicant will be required to submit a development permit application following third reading of the proposed amendment bylaw. At that time, the applicant will be required to demonstrate consistency with the applicant development permit area guidelines. The information required to satisfy the development permit area guidelines will provide detailed designs. The detailed site plans showing the multiple-dwelling unit development are included in the document library. These plans may be updated as the development permit application proceeds.
Why is the density so high and how is this appropriate in a rural area?
The Wembley Neighbourhood Centre land use designation in the Electoral Area G supports up to 50 dwelling units per hectare. This application proposes approximately 32 dwelling units per hectare. In addition, the Wembley Neighbourhood Centre designation was created in recognition of its location adjacent to the City of Parksville and the Wembley Mall. Similar development has recently been constructed on Wembley Road. In addition, the Wembley Mall is also under consideration for additional residential development by the City of Parksville.
Further to the above, the property to the east at 399 Manse Road is zoned to permit 102 units and has been for quite some time.
When considered in conjunction with the OCP, the adjacent zoning, and surrounding development at or near the Wembley Mall, the proposal is consistent with the type and density of development nearby and what is typically found within a neighbourhood centre.