The City of Campbell River should hold off on approval of an application to expand the urban containment boundary (UCB) to include three properties south of Jubilee Parkway until after it updates the Official Community Plan (OCP).
That was the majority sentiment expressed at a public hearing into the application held at the Tidemark Theatre on Wednesday, May 1 that was attended by about 50-60 people.
Katie Lavoie, executive director of Campbell River’s Greenways Land Trust, said, “If it’s (the OCP) going to be in review, then this is putting the cart before the horse a little bit.”
Mariwood Road resident Malcolm Wilson said the presentation by the developer at the beginning of the meeting contained some information about the OCP.
“But the (information) that wasn’t there says the existing urban containment boundary is preserved and maintains its role of focusing urban development and minimizing expansion of infrastructure. That is in the current OCP,” Wilson said. “So the proposed amendment to expand the urban community urban containment boundary is contrary to these statements.
“And it serves as an irrational benefit to a singular proponent at the expense of the citizens of our community, not today’s citizens only, but future citizens. I recognize that the OCP is under review, with the goal of completing a new one in 2025.”
Countryaire Drive resident Theresa Burgoyne also pointed out to council that expanding the UCB contradicts the existing OCP.
“The existing urban containment boundary is preserved and maintains its role in focusing urban development and minimizing the expansion of infrastructure,” Burgoyne said quoting the current OCP. “And there’s another quote as well that pertains to this. New residential uses – in particular, multifamily residential development – will be encouraged in areas that are accessible to community services, and facilities including walkways, schools, transit and recreational areas. Currently, these amenities are not available near this proposed expansion.”
Nature Park Drive resident Gloria Heistermann said city staff recommended in a letter that went out in February that council wait until the OCP is updated. But then on Feb. 22, the recommendation changed to giving first and second reading to the UCB expansion application.
“What transpired at City Hall between mid-February and Feb. 22?” Heistermann said. “What? Were members of council talking with city staff to direct the outcome of the staff report?”
Heistermann added, “This is the conclusion of the initial review letter written by city staff in July: ‘The city will begin its update of the official Community Plan and Zoning Bylaw in the fall of 2023. The outcomes of consultation with stakeholders and the community’ – don’t forget the community – ‘will influence these revisions.’ Is there a concern about the outcome of consultation with stakeholders with the OCP review? And is that why this amendment needs to go through now? Is that the $64 million question?”
Leroy McFarlane, president of the Campbell River Environmental Council, said hard questions need to be asked.
“And one here is: is piecemeal development the best plan or is the first step in this process, a comprehensive update of the Official Community Plan?” McFarlane said. “The members of the elected council change, they come and they go, while the residents, basically the owners, they remain in place. And so it’s a question of what kind of a community do you want? Is it to be a walkable, less cars, less carbon emissions, less congestion with more green spaces and more wetlands and natural habitat to experience to enhance your enjoyment?”
In terms of the tight housing situation in the city, which the developers used as a part of the justification of the UCB expansion, McFarlane also asked where it was best to create that housing. Sentiment at the meeting tended to support the current OCP’s reference to focusing on infill housing and densification within the existing urban containment boundary.
“Note, outside the urban containment boundary will add pressure on civil services and will require new infrastructure,” McFarlane said.
The environment impact of developing the land was also a concern of many in attendance.
South Island Highway resident John Elson said, “Nobody comes to Campbell River to see sprawl, they can probably get that where they came from. So my request to council is defer the third reading of this bylaw, at least until the official community plan is completed. At the same time, request city staff to consider a vision of Campbell River, not just for the next 20 years, but for the next 50 or 100 years.”
READ MORE: Campbell River environmental groups oppose urban containment boundary expansion