Development Permit Application PL2024-015

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We recognize that a number of questions and concerns have been raised regarding this application. We wish to reassure the community that before proceeding to the Board that the RDN will work with the applicant to address the concerns that have been raised.

There are a few questions placed in the comments section rather then the questions section. As such, we cannot reply back to those individually so we are summarizing the comments and questions with a reply here and will send an update. Only those registered will receive this update.

Here’s a summary of the concerns raised in the comments:

1. Water Source –– Questions about where the water for the project will come from. ANSWER: QB-HL Water District has reviewed this file. Currently only the mini storage has gained support for the development stage. If at any time any other uses are proposed, QB-HL must give approval for this change in use.

2. Lighting Impact – Concerns about proper hooding of electrical lighting to prevent light pollution affecting local bird and animal life. ANSWER: The subject properties are within the Qualicum Bay and Dunsmuir Village Centres development permit area within the Area H Official Community Plan. This means that prior to any actual development, the developer will be required to submit a development permit to satisfy the DPA for form and character. Lighting considerations will be included in the development application review process.

3. Project Scale – Request for clarification on the number of multi-unit dwellings being proposed. ANSWER: 4-townhomes are within the original proposal, however this part of the proposal has not received water connect approval. This could not be developed until such time water is available.

4. Building Height – Uncertainty about how the height of the buildings is determined, especially given the significant variation in land elevation. ANSWER: Please see this link to understand how height is calculated in the RDN: https://rdn.bc.ca/sites/default/files/inline-files/Building%20Height.pdf
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5. Land Size and Feasibility – Concerns about fitting a four-plex unit on a property that is less than a quarter-acre in size. ANSWER: Any proposed development will be reviewed against RDN zoning and building bylaws and regulations to ensure compliance prior to any approvals.

6. Aesthetic Impact – Questioning whether proposed storage units will blend with the rural character of the area. ANSWER: The subject properties are within the Qualicum Bay and Dunsmuir Village Centres development permit area within the Area H Official Community Plan. This means that prior to any actual development, the developer will be required to submit a development permit to satisfy the DPA for form and character. Preserving the rural character are considerations that will be included in the development application review process.

7. Traffic and Safety – Worries about increased traffic, particularly due to the location of a K-12 bus stop near the project entrance. ANSWER: The subject properties are within the Qualicum Bay and Dunsmuir Village Centres development permit area within the Area H Official Community Plan. This means that prior to any actual development, the developer will be required to submit a development permit to satisfy the DPA for form and character. Traffic safety considerations will be included in the application review process. The Ministry of Transportation and Transit will require an access permit for a change in use.

8. Support for the Project – Despite some of the concerns raised above by one commenter, this commenter expresses overall support for the zoning amendment. and development.

Again we thank you for your interest and input and commit to updating this page as new information becomes available.