Proponents and opponents of the West Vista Terrace development that developers John and Elaine Lichtenwald hope to create near the new Cowichan hospital will have their say tonight before the issue goes to a vote.
The public hearing will begin at 7 p.m. at the Municipality of North Cowichan building on the Trans-Canada Highway.
Immediately following the hearing, councillors will be voting on whether to amend the Official Community Plan to allow the expansion of the Urban Containment Boundary which would essentially give the green light for West Vista to continue with its plan.
Supporters of West Vista point to the need for housing within North Cowichan as well as the employment, taxation, and commercial benefits the project would bring.
In a presentation to council, Evan Peterson of Barefoot Planning & Design listed several reasons for expanding the UCB to allow West Vista to proceed:
• The proximity to the new Cowichan District Hospital and creation of a sustainable,
walkable, and transit-oriented mixed-use area;
• The great and increasing need for housing in all forms in the area and the
provincial mandate for housing now;
• The current construction and future completion of the Cowichan District Hospital,
with the massive influx of construction workers and future employees and visitors
in the area;
• The arrival of servicing at the site’s doorstep;
• The lack of development at the south end of the corridor to fulfill these needs;
• Grassroots Economic Reconciliation within the unceded Traditional Territory of
Cowichan Tribes through a signed MOU with RavenStone Construction.
Peterson also said the development could include seniors housing and a school.
“The owners are in ongoing discussions with the Cowichan Valley School District about the potential of a future school site on these lands,” Peterson said.
“The owners are in ongoing discussions about the potential of locating a Senior Housing, Seniors Living Facility, and/or a Seniors Care facility on the lands. This is subject to further discussion as the process moves forward into the Zoning Amendment phase.”
Peterson says a collaboration with First Nations companies is important to the developers.
“The owners have a signed a memorandum of understanding with the Quw’utsun’ company RavenStone Construction that would see RavenStone provide construction services for West Vista Terrace, providing employment opportunities for local First Nation members.
“This relationship aims to strengthen the local economy and provide economic reconciliation opportunities to the local Indigenous community in a real, tangible way within the unceded Traditional Territory of Cowichan Tribes.
“This is particularly important and meaningful to the owners, John and Elaine Lichtenwald, as Elaine is of Indigenous descent,” Peterson stated in his report to council.
Four North Cowichan councillors, Tek Manhas, Bruce Findlay, Becky Hogg and Mike Caljouw have supported the Lichtenwald development through the various stages.
However, none of the four councillors spoke during the Committee of the Whole meeting on November 12 when the issue was discussed.
Coun. Christopher Justice was frustrated by their silence.
“This is the most important decision you’re going to make and you’re going to need to explain your reasoning to the public,” Justice told the councillors.
“I simply don’t understand why the four councillors at this table who are pushing this expansion are so determined to move ahead with something that is clearly harmful to our community.
“If that’s what you want, say so openly,” Justice urged.
Opposition to the West Vista Terrace development has been led by North Cowichan staff who have consistently warned council that the project would jeopardize other developments that are in line, add an unnecessary expense for taxpayers and overload the planning and engineering departments. They also state that improvements to the existing infrastructure in the sprawling municipality has not been adequately funded and cannot support a huge development like West Vista at this time.
Mayor Rob Douglas and councillors Justice and Chris Istace are on record as opposing the expansion of the Urban Containment Boundary.
Public opposition to the development has been strong with many taxpayers telling council they are not happy with a plan to tamper with the new Official Community Plan.
Chemainus resident and former North Cowichan councillor Kate Marsh says this isn’t the time to tamper with the Official Community Plan.
“We paid for OCP 2022 which outlines the best way to expand and grow after broad and far-reaching community engagement,” Marsh wrote. “Each phase of the engagement was built upon the feedback received and shaped the plan from start to finish.
“Input was gathered from an OCP Advisory Committee, Community Ambassador Teams, North Cowichan citizens, community stakeholder groups (business, environmental, social and neighborhood groups were contacted directly) and a very talented technical team of staff -including planners and engineers.”
Marsh says by provincial legislation, council must revisit the OCP in 2027.
“Any major and costly alterations should be studied on the impact to the whole community. Then!
“With the geopolitical situation and affordability issues, this might be the worst time in decades for a council to override their paid professional staff’s expert advice.”
Based on the 4-3 vote that gave second reading to the amendment, the development is poised to be approved.
However, Coun. Chris Istace, a Chemainus business owner, says there’s still time for the four supporters of the plan to change their minds.
Speaking at the Nov. 12 Committee of the Whole meeting, Istace said he was offering “some encouragement” for his fellow councillors. He said he was speaking from recent personal experience when he decided to change his mind on a critical zoning issue.
“When more information came from staff, I admitted I was wrong. I changed my vote. It was emotional and I got some nasty, hurtful emails.
He advised the four councillors to read the reports from staff and make an unbiased decision based on data.
Approving West Vista could be devastating for other projects including ones contemplated or in the works in Chemainus, Coun. Istace says.
“This would cripple our engineering department,” argues Istace. “It would jeopardize all the other ones.”