3L Developments is back, and again asking to amend the Regional Growth Strategy
The 3L Development company is once again seeking to amend the Regional Growth Strategy.
3L Developments, an ownership group led by founder Dave Dutcyvich, has tried for 13 years to develop nearly 1,000 homes on its 500-plus acres situated between Browns River to the north and the Puntledge River to the south. The Inland Island Highway borders the property to the west.
The CVRD has denied 3L’s past requests for development permits because the site doesn’t fit into the CVRD’s Regional Growth Strategy (RGS), which only recognizes three areas as settlement nodes for growth outside of municipal boundaries, the Saratoga area, Mt. Washington and Union Bay.
The CVRD’s denials have triggered a series of confrontations with the CVRD staff and at least one director and triggered multiple legal actions against the regional district. Its proposals have incited community protests and, in response, the company has shut off access to the popular Stotan Falls recreational area.
As a result, the regional district last year realigned its policies with all other British Columbia regional districts to consider RGS amendments only when they are proposed by a government body.
But although private landowners can no longer propose Comox Valley RGS amendments, government bodies, such as the Electoral Services Committee (EASC), can do so on behalf of a private landowner.
This week, 3L representative Rob Buchan asked the Electoral Services Committee to support an amendment to the Regional Growth Strategy (RGS) and refer it to the full CVRD board that would clear the way for a revised version of their development plan, called Riverwood.
The Electoral Services Committee comprises directors for electoral areas A, B and C.
A long discussion at the EASC on June 15 culminated in a motion by Area B Director Arzeena Hamir, and seconded by Area A Director Daniel Arbour, to deny the application.
But this motion failed (only Hamir voted to deny the application) after Area C Director Edwin Grieve implored his colleagues to consider a long-term vision and move the application forward by seeking input from other agencies and First Nations.
Arbour then moved and Hamir seconded a successful motion to ask appropriate agencies, including fire departments, to provide feedback on the new 3L application.
This motion passed unanimously.
WHAT THEY SAID
Speaking for Dutcyvich, new 3L representative Buchan said the discussion over Riverwood has gone on over a decade and that his mission is to find a solution that ensures “public access and preserves the land.”
“The reality of where the owner (Dutcyvich) is at,” Buchan said, “is that he will liquidate his economic interest whatever way he can, which would make it more difficult to acquire the greenways in the future.”
Buchan said the assemblage of five separate land titles under one ownership is currently an advantage for the regional district to deal with this issue given the public’s interest in acquiring the land for parks, greenways and access to Stotan Falls.
“If this (3L’s current application for an RGS amendment) doesn’t go through, that will be more difficult to achieve,” he said. “It won’t be nearly as easy in the future.”
Director Hamir said the substance of the application didn’t “tick the boxes” for her to fully consider how the new Riverwood plan would meet the requirements of the Regional Growth Strategy.
Director Arbour initially said he would vote for Hamir’s motion to deny the application. But later, in deference to Area C Director Edwin Grieve, where Riverwood is located, changed his mind.
“But from what I saw today, we must first do a good job of meeting the goals of the Regional Growth Strategy before opening these settlement nodes.”
And Arbour took exception to a suggestion that his or other directors’ vote might be based on ownership or a possible sale.
“My vote would not be influenced by who owns a property because at the end of the day we’re talking about the Regional Growth Strategy,” he said. “That argument rings shallow for me.”
Director Grieve, who chairs the EASC, said Dutcyvich has invested a lot of time on the Riverwood project and suggested that he was at the point of wanting it resolved.
Grieve asked Arbour and Hamir to refer the application to other agencies and keep the process moving forward.
“If the proponents (3L) have the patience to move at the speed of government, which is moving even slower now during this pandemic, then we should put it out for feedback,” he said.
WHAT HAPPENS NEXT
The three electoral area directors eventually chose to consider the 3L application, rather than outright denying it. They will refer it to a list of agencies that includes the K’omoks First Nation and two other First Nations, provincial agencies, local governments, the school district and two public advisory groups.
The Electoral Services Committee will then consider the feedback from those entities, comment on the new information and decide how to proceed.
The committee could ultimately refer the application to the full CVRD board, which would, in turn, consider whether to initiate a Regional Growth Strategy amendment process.
Or, the committee could deny the amendment application and close the file.
SUMMARY OF 3L’S APPLICATION
3L Developments has revised its original plan to develop their Riverwood lands. They now want to develop 780 housing units (335 single detached units each with provision for a secondary suite, 54 townhouse units and 56 multi-family units), 1,400 square meters of neighbourhood commercial floor area, 97 hectares of open space or parkland and a 10-acre parcel for K’omoks First Nation.
The new proposal triggers the need for an amendment to the Regional Growth Strategy (RGS) because the properties are regulated by two Official Community Plans and designated by both as Rural Area and Rural Settlement Area/Settlement Expansion, respectively.
3L Developments Inc. is proposing to repeal the existing OCP designation on a portion of the lands and to amend the OCP designation on the remaining lands to a Settlement Node and Rural Settlement Area designation. This requires an RGS amendment.
CVRD staff recommended the EASC refer the applications to external agencies and First Nations for comment and detailed feedback and create an opportunity to acquire any additional information.
BACKGROUND TO 3L’S PROPOSAL
3L Developments first proposed a new, self-contained community that they named Riverwood on 500-plus acres between the Browns and Puntledge rivers in 2007.
The CVRD rejected that first application at a time when the district was developing the Regional Growth Strategy. In subsequent legal action started by 3L, the CVRD was later told by the BC Supreme Court to give the proposal fuller consideration.
After reconsidering the 3L application in 2018 by what’s called the ‘standard process’ — which takes longer and gathers more feedback from a wider array of affected parties than the ‘expedited process’ — the CVRD board voted in 2018 to again deny 3L’s application. 3L then started another legal action to have that decision overturned by the courts, but it was unsuccessful.
At that time, the CVRD was the only regional district in the province to allow developers or other private parties to apply for RGS amendments. In all other regional districts, only another government entity could apply to amend the RGS.
In 2018, the CVRD amended its Regional Growth Strategy to match other districts in the amendment proposal process.
The revised RGS now states that amendments can be proposed by a member municipality, the Electoral Services Committee or the full CVRD board, and they can do so on behalf of an external agency or a landowner.
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