PUBLIC INFORMATION MEETING NTE DISCOVERY PARK LTD. Northeast portion of 4200 North Island Highway and portion of 4405 North Island Highway Zoning Bylaw Amendment Application November 28, 2024
View of Campbell River from Discovery Passage, Source: marinas.com
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024 APLIN MARTIN WEBSITE: WWW.APLINMARTIN.COM/4200NORTHISLANDHWYREZONING
Subject Site
WELCOME
Welcome to the Public Information Meeting for the Zoning Bylaw Amendment application for the northeast portion of the property located at 4200 North Island Highway (PID 000-849-731) and portion of 4405 North Island Highway (PID 000-848-921).
Source: Google Earth
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024 APLIN MARTIN WEBSITE: WWW.APLINMARTIN.COM/4200NORTHISLANDHWYREZONING
SITE CONTEXT The proposed changes to the zoning are focused on the subject site outlined in black. The total site area is 35.41 hectares (87.51 acres). The site is currently vacant and undeveloped. NTE Discovery Park Ltd. has submitted a Rezoning application (P2400019 ZON) for the above noted properties to the City of Campbell River in February 2024. This application is to rezone the subject site from Rural Two (RU-2) Zone to Industrial Two (I-2) Zone. As part of this amendment, NTE Discovery Park Ltd. is also proposing to amend the text of the I-2 zone to include all uses in Industrial One (I-1) Zone, Aquaculture Industry, Indoor Agriculture, Renewable Energy and Data Centre.
Below are the uses permitted under the I-1 Zone as per the Zoning Bylaw No. 3250, 2006
Subject Site
Pengelly Rd
McDonald Rd
Source: Google Maps
0
0.25 0.5 km
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
EXISTING SUSTAINABLE OFFICIAL COMMUNITY PLAN (SOCP) DESIGNATION
The subject site is located within the North Campbell River Planning Area of the City of Campbell River’s Sustainable Official Community Plan (SOCP).
The subject site is designated as Business and Industrial Service Centre in the SOCP.
The SOCP land use concept encourages heavy industrial uses with commercial visibility and enhanced development standards fronting the highway. The Business & Industrial Service Centre area designation describes a predominantly employment precinct that includes a range of business uses from limited service commercial uses, light and heavy industrial and institutional uses. As an intended growth area, the business and industrial service centre will support intensive employment and related service industries within and outside Campbell River.
Subject Site
LEGEND
Pengelly Rd
Subject Site
Village Centre
Business and Industrial Service Centre
Rural
Neighbourhood
McDonald Rd
Rural Neighbourhood
Institutional Lands
ALR (Agricultural Land Reserve)
Source: District of Sechelt
0
0.25 0.5 km
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
ZONING BYLAW AMENDMENT
The application is to amend Zoning Bylaw No. 3250, 2006 to change the for the area (refer to figure) from Rural Two (RU-2) Zone to Industrial Two (I-2) Zone with the additional uses and definitions to align with the SOCP designation for the site. As part of this amendment, Discovery Park is also proposing to amend the text of the current I-2 zoning for the site to include the following uses: -All uses in Industrial One (I-1) Zone; -Aquaculture Industry; -Indoor Agriculture, Plants; -Renewable Energy and Fuel Facility; and -Data Centre.
EXISTING ZONES
PROPOSED AMENDMENT
LEGEND
Subject Site
Rural One Zone (RU - 1)
Rural Two Zone (RU - 2)
Industrial Two Zone (I – 2)
Public Areas One Zone (PA – 1)
Public Areas Two (PA – 2)
Commercial Four Zone (C – 4)
Commercial Five Zone (C – 5)
Residential Estate One Zone (RE - 1)
Source: District of Sechelt
Source: District of Sechelt
0
0.25 0.5 km
0
0.25 0.5 km
Residential Multiple One Zone (RM – 1)
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
INTEGRATION WITH EXISTING SURROUNDINGS
BUFFER ZONE ADEQUACY The impact of this parcel’s future use is expected to be negligible as uses will be buffered from Orange Point Road by landscaping treatment and all uses will follow municipal, provincial, and federal regulations for their operations. AIR, NOISE, ODOUR, AND LIGHT POLLUTION MITIGATION The proposed industrial uses will be designed to minimize noise pollution through the implementation of noise barriers and other sound-insulating materials. Measures to reduce air pollution and odor pollution will also be considered through development and operations to ensure air quality is maintained and any potential odors are effectively controlled. Additionally, visual impacts will be addressed by incorporating neutral colors and aesthetically considerate materials that blend harmoniously with the surrounding neighbourhood.
The potential impacts on the surrounding neighbourhood by future industrial uses on site will be identified and mitigated during future development application processes.
Rezoning may come with conditions, such as:
-A restrictive covenant that prohibits building until the buffer zone is completed -Potential lighting and noise restrictions
Potential Mirrored Green Space
Existing Green Buffer
Existing Back Yards
Existing Trees
Existing Travel Lanes
Potential Walking Path
Potential Mirrored Green Space
Potential Walking Path
Potential Mirrored Green Space
Potential Plan View
Potential Road Section
Potential Street View
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
PROPOSED SITE ACCESS
The proposed site access will be through the North Island Highway which will means that the traffic accessing the subject site will have no impact in the residential area along the Orange Point Road. There will be a potential emergency access off of Orange Point road which will only be used in case there is an emergency.
LEGEND
Subject Site
Highway
Main Access
Subject Site
Emergency Access Only
0
0.25 0.5 km
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
ENVIRONMENTAL OVERVIEW AND CONSTRAINTS
A Qualified Environmental Professional (QEP) from Keystone Environmental Ltd. has been retained to investigate and assess the site and confirm if any sensitive ecosystems, species-at- risk, and any other significant or rare species are present. Based on a desktop analysis and onsite field work, environmental features that are present on the site include potential creeks, and streams. Appropriate streamside setbacks or buffers will be provided to protect environmentally sensitive features. Please note that further information will be provided by a Qualified Environmental Professional (QEP).
LEGEND
Subject Site
Anthropgenic
Cleared
Forested
Unnamed Channel And Ditch
30 M RAPR Setback
10 M RAPR Setback
5 M RAPR Setback
Ditch 2 M Setback
Watercourse (Per City Database)
0
0.25 km 0.5km
Note: Environmental assessment plan is at preliminary stage.
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
DEVELOPMENT POTENTIAL USES
Data Centre
Indoor Agriculture and Plants
Renewable Energy and Fuel
Office
Manufacturing
Aquaculture Industry
Storage Facility
Restaurant, Coffee Shop
Retail and Convenience Store
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
THANK YOU!
Your input matters. We welcome and encourage your comments, questions, and feedback.
Please visit our website to know more: https://www.aplinmartin.com/4200northislandhwyrezoning or scan this code:
Please note that the Rezoning application for 4200 North Island Highway is a different project from the OCP Amendment master planning project. The potential hydrogen plant facility is not located on the subject site of this Rezoning application. If you are interested in learning more about the OCP Amendment application project and the hydrogen plant, please refer to the following websites:
https://www.aplinmartin.com/discoveryparkredevelopment
https://discoveryhydrogen.com
ZONING BYLAW AMENDMENT APPLICATION PUBLIC INFORMATION MEETING | NOVEMBER 28, 2024
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