Draft Official Community Plan for the Electoral Areas (Bylaw 4373) & Ideas Book

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ABOUT THE MODERNIZED OCP


The CVRD is modernizing the Official Community Plan for the Electoral Areas (OCP Bylaw 4373). The OCP sets out a vision for the electoral areas over the next five to ten years consistent with Cowichan 2050.


The Cowichan 2050 Regional Collaboration Framework was initiated by the CVRD in September 2017. In part, the project grew out of the CVRD’s 2016 Corporate Strategic Plan, which identified a need for a regional planning strategy or framework to support more sustainable and coordinated growth and development in the region.


ABOUT THE HARMONIZED OCP


In 2021, the CVRD harmonized seven official community plans into one OCP for the Electoral Areas (Bylaw 4270). The harmonized OCP allows the CVRD to address regional issues holistically and plan more efficiently. The harmonization to the modernization process is illustrated in Figure 1.



Figure 1: From Harmonization to Modernization

Watch the 'Harmonization/Modernization' VIDEO for an explanation of the process.

This work applies to all nine of the CVRD's electoral areas and hopes to create a better community for everyone. Your voice matters.

Electoral areas in the CVRD:

Area A - Mill Bay/Malahat
Area B - Shawnigan Lake
Area C - Cobble Hill
Area D - Cowichan Bay
Area E - Cowichan Station/Sahtlam/Glenora
Area F - Cowichan Lake South/Skutz Fall
Area G - Saltair
Area H - North Oyster/Diamond
Area I - Youbou/Meade Creek

Watch the 'A Place to Look After' VIDEO for an overview of the electoral areas.


The OCP's framework for organizing land use is called the Transect. Watch the 'Transect' VIDEO for an explanation of how the process helps us develop and inform land use in the CVRD.

Opportunities for further input will be available in at the Local Area Plan meetings starting the in fall 2023.



HOW WE GOT HERE


Winter 2021

Four open houses were held with over 400 participants. The OCP vision statement and policy goals were confirmed.

8 explanatory videos were created, including:

  • What is an OCP?
  • Harmonization to Modernization
  • Learn How to Form Your Own Community Circle

The Planyourcowichan.ca engagement platform was launched.


Spring 2022

Eighteen CVRD-led virtual Community Circles gathered community feedback on the OCP’s eight policy goals, local area plans, proposed land use designations, and growth containment boundaries. The CVRD provided training and a toolkit to support volunteers who led their own Community-led Community Circles.

Fall 2022 & Winter 2023

Area A, B & C Ideas Fair was held at Cobble Hill Farmer's Institute on Nov 5th with more than 300 attendees.

Area E/F Ideas Fair (Sahtlam), Area G (Saltair), Area D/E (Cowichan Bay, Eagles Height/Koksilah Business Park), Area I Youbou/Meade Creek, Area H (North Oyster/Diamond), Area F (Honeymoon Bay) Ideas Fairs were held in February 2023 with more than 500 attendees.



WHAT IS A LOCAL AREA PLAN?


While some OCP schedules address the entire region, Local Area Plan (LAPs) are the place where area-specific objectives and policies are found. LAPs align with the policies and vision set out in Schedule A, and provide policies on community amenities, the open space network, heritage assets, community identity, and character.

The local area planning process is in the initial planning phase—the plan area boundaries have been identified phase one visioning will commence in the fall 2023. Click here for more information about the Local Area Plans.



WHAT IS THE IDEAS BOOK?


More than 750 participants provided ideas and completed 125 workbooks during the Spring 2022 Community Circles. An additional 800 participants provided ideas at open houses in the Winter of 2022 - 2023

These ideas are compiled into an Ideas Book to share back with the community at forthcoming Ideas Fairs and online. This is a living document and ideas will be added after each consultation.

- Click Here or on the image below to read the Ideas Book.

(This version will be updated shortly with an interactive Table of Content for ease of use)



WHAT IS A STORY MAP?


The Story Map is a visual representation of some of the key portions of the OCP. It will take you through the different land use designations and what they mean for the CVRD. This tool will help users get acquainted with land use designations and the OCP in an interactive way.

It's an immersive resource where you can click, zoom and explore the CVRD through maps and graphics - Click Here or on the image below to launch the Story Map.




WHAT IS A SPECIAL STUDY AREA?

Special study areas indicate the potential for future comprehensive development and/or infrastructure servicing needs in three categories:


SPECIAL STUDY AREA – Infratrastructure & Servicing

Purpose: Further study ways to enhance servicing sustainability in locations outside of the GCB.

Electoral Area B – South Shawnigan Lake - VIEW MAP
Nearly the entire edge of Shawnigan Lake has been developed with residences, many of which are serviced by private septic systems. Some septic systems are older and require maintenance or upgrading and this can impact the lake’s pollution levels. In order to keep Shawnigan Lake healthy, an infrastructure and servicing study is needed to determine how best to prevent further pollution from entering this important water body. Options may include providing financial incentives to homeowners for septic system upgrades or investing in a sewer system that would connect properties around Shawnigan Lake.

Electoral Area H – Woodley Range - VIEW MAP
A large rural lot subdivision exists just north of the Woodley Range Ecological Reserve and south of the Chuckwagon neighbourhood. It is connected by Prospect Drive and Aho Road, and homes in this area have required potable water to be trucked in because of a lack of capacity in the wells servicing the properties. A study is required to determine the best course of action for servicing these homes with a more sustainable source of potable water.


SPECIAL STUDY AREA – Comprehensive Development

Purpose: Large greenfield parcels that require a comprehensive development plan showing the general layout of the ultimate buildout of the property, including:

  • infrastructure and servicing
  • siting of buildings
  • mobility, connections, and road network
  • environmental protection
  • parks, open spaces, and public spaces

Special studies of this type will be undertaken as part of the development application process and will be produced at the developer’s expense.

Electoral Area A – Central Mill Bay - VIEW MAP
Parcels along Partridge Road and extending north up Mill Bay Road and east across the Trans-Canada Highway have been identified for potential redevelopment given their central location and proximity to Brentwood College School. These areas could accommodate much-needed affordable housing for the region, however, water capacity constraints make building multi-family residential buildings a major challenge. A better understanding of these constraints, along with the identification of and investment in new potable water sources, is needed to build such key community-serving developments. Solving the challenge of water capacity and sources in the Mill Bay village will require a concerted effort among multiple property owners and developers. A study of water services in this area should be completed in coordination with the Comprehensive Development Special Study Area for the Benchland Lands, at the developer’s expense.

Electoral Area A – Benchlands - VIEW MAPLarge parcels designated for Forestry and Resources southeast of the Mill Bay village represent a significant amount of greenfield land that may help secure a sustainable and connected water supply for Mill Bay and in turn, contribute to the region’s pressing housing needs. A development application for these lands must include a study of the local water supply constraints and provide options for the long-term improvement of capacity and connection of the water system.

The Benchlands area represents a key opportunity for new trails and park space, elements strongly noted in community engagement, as well as greater vehicular and active transportation corridors, particularly along Haul Road (currently a private forestry road), to improve connectivity throughout the South Cowichan.

This study should be done in coordination with the Malahat First Nation and the owners of the Benchlands Special Study Area properties. The Malahat First Nation has several key land holdings south of Mill Bay village. They have identified an interest in using these lands for future development. The challenge of water supply is a concern here, too, and all parties have an opportunity to seek mutually beneficial solutions that include a more connected and sustainable water supply.

Electoral Area E – Langtry Road - VIEW MAP
The Duncan Airport and adjacent gravel pit operation are compelling lands for potential future development. The airport is serviced and the location, in close proximity to Eagle Heights and Koksilah Industrial Park, represents an economic development opportunity. Should the current uses reach their end of life and property owners decide to explore development options, key considerations include the remediation of the lands, working in collaboration with Cowichan Tribes whose reserve lands are immediately to the northwest, the protection of the tree canopy that currently surrounds much of the airport and gravel pit, infrastructure servicing, and buffers with nearby agricultural lands.

Electoral Area I – Youbou Lands - VIEW MAP
Over the years, lands immediately west of the Youbou village site along Youbou Road and North Shore Road have been subject to development interest. It is a complex site with significant challenges related to riparian areas, water supply, topographic features and more. Past rezoning applications failed to proceed to development, and any applications to develop these lands should provide a master plan that considers the site’s unique challenges. In particular, detailed information on how to provide sustainable and economically feasible infrastructure servicing is key.


SPECIAL STUDY AREA – New Parks & Open Spaces

Purpose: Indicate the requirement for a land dedication or rezoning that would provide a new public park or open space in line with local community needs.

Electoral Area B – Shawnigan Village - VIEW MAP
In accordance with the Shawnigan Village charrette land use concept, it is anticipated that the redevelopment of a parcel along Shawnigan Lake Road would provide a new public park. More details will be provided through a local area plan for Shawnigan Village.

Electoral Area E – Koksilah Road - VIEW MAP
Certain lands in the Eagle Heights area are characterized by steep slopes and a dense tree canopy. It is anticipated that a future development located near the intersection of Koksilah Road and Phillips Road will set aside land for the protection of the tree canopy and steep slopes.

Electoral Area E – Wake Lake - VIEW MAP

The Wake Lake Nature Reserve provides critical habitat for two amphibians listed by Canada as species of Special Concern: the Western Toad and the Red-legged Frog. In order to further protect this sensitive habitat and the species within it, certain recommendations are applied in the area:

  • Prioritizing the location and long-term protection of hibernacula of all female Western Toads;

  • Buffering toad hibernation sites, to protect the hibernation structure itself, as well as other important surrounding habitat features;

  • Avoiding construction of new roads, especially where migration corridors exist and in and around breeding sites (i.e. within 1 km of Wake Lake or other identified breeding sites);

  • Seasonal road closures (where possible; e.g. Riverbottom Road during the summer toadlet migration);

  • Identifying potential migration corridors that intersect with existing roads and installing suitable underpasses and directive fencing at those locations; and,

  • Educating local homeowners and drivers about toad movement patterns and road issues (e.g., the use of signs near migration corridors, discouraging night driving during migration periods).

Additionally, opportunities to expand the Wake Lake Nature Reserve and/or connect it through ecological corridors to other nearby habitat should be encouraged. Restored habitat dedicated to the CVRD that is connected to the Wake Lake Park System shall be credited towards UPH at a 2:1 ratio. For example, on a 45 hectare lot designated Large Lot Rural (with a density of 0.2 UPH and a unit yield of 9 units), if 20 hectares of habitat is restored and dedicated to the CVRD:

  • 20 hectares dedicated, calculated at 0.4 UPH = 8 units

  • 25 hectares remaining, calculated at 0.2 UPH = 5 units

  • Total unit yield on the remaining 25 hectares = 13 units

To qualify for this density bonus, a Qualified Environmental Professional (QEP) must be engaged to assess and sign off on the habitat restoration efforts and to ensure they have been carried out as required.



HOW CAN YOU HELP?


  1. Help spread the word throughout your communities.
  2. Come participate in your respective Local Area Plan meetings fall 2023.


ABOUT THE MODERNIZED OCP


The CVRD is modernizing the Official Community Plan for the Electoral Areas (OCP Bylaw 4373). The OCP sets out a vision for the electoral areas over the next five to ten years consistent with Cowichan 2050.


The Cowichan 2050 Regional Collaboration Framework was initiated by the CVRD in September 2017. In part, the project grew out of the CVRD’s 2016 Corporate Strategic Plan, which identified a need for a regional planning strategy or framework to support more sustainable and coordinated growth and development in the region.


ABOUT THE HARMONIZED OCP


In 2021, the CVRD harmonized seven official community plans into one OCP for the Electoral Areas (Bylaw 4270). The harmonized OCP allows the CVRD to address regional issues holistically and plan more efficiently. The harmonization to the modernization process is illustrated in Figure 1.



Figure 1: From Harmonization to Modernization

Watch the 'Harmonization/Modernization' VIDEO for an explanation of the process.

This work applies to all nine of the CVRD's electoral areas and hopes to create a better community for everyone. Your voice matters.

Electoral areas in the CVRD:

Area A - Mill Bay/Malahat
Area B - Shawnigan Lake
Area C - Cobble Hill
Area D - Cowichan Bay
Area E - Cowichan Station/Sahtlam/Glenora
Area F - Cowichan Lake South/Skutz Fall
Area G - Saltair
Area H - North Oyster/Diamond
Area I - Youbou/Meade Creek

Watch the 'A Place to Look After' VIDEO for an overview of the electoral areas.


The OCP's framework for organizing land use is called the Transect. Watch the 'Transect' VIDEO for an explanation of how the process helps us develop and inform land use in the CVRD.

Opportunities for further input will be available in at the Local Area Plan meetings starting the in fall 2023.



HOW WE GOT HERE


Winter 2021

Four open houses were held with over 400 participants. The OCP vision statement and policy goals were confirmed.

8 explanatory videos were created, including:

  • What is an OCP?
  • Harmonization to Modernization
  • Learn How to Form Your Own Community Circle

The Planyourcowichan.ca engagement platform was launched.


Spring 2022

Eighteen CVRD-led virtual Community Circles gathered community feedback on the OCP’s eight policy goals, local area plans, proposed land use designations, and growth containment boundaries. The CVRD provided training and a toolkit to support volunteers who led their own Community-led Community Circles.

Fall 2022 & Winter 2023

Area A, B & C Ideas Fair was held at Cobble Hill Farmer's Institute on Nov 5th with more than 300 attendees.

Area E/F Ideas Fair (Sahtlam), Area G (Saltair), Area D/E (Cowichan Bay, Eagles Height/Koksilah Business Park), Area I Youbou/Meade Creek, Area H (North Oyster/Diamond), Area F (Honeymoon Bay) Ideas Fairs were held in February 2023 with more than 500 attendees.



WHAT IS A LOCAL AREA PLAN?


While some OCP schedules address the entire region, Local Area Plan (LAPs) are the place where area-specific objectives and policies are found. LAPs align with the policies and vision set out in Schedule A, and provide policies on community amenities, the open space network, heritage assets, community identity, and character.

The local area planning process is in the initial planning phase—the plan area boundaries have been identified phase one visioning will commence in the fall 2023. Click here for more information about the Local Area Plans.



WHAT IS THE IDEAS BOOK?


More than 750 participants provided ideas and completed 125 workbooks during the Spring 2022 Community Circles. An additional 800 participants provided ideas at open houses in the Winter of 2022 - 2023

These ideas are compiled into an Ideas Book to share back with the community at forthcoming Ideas Fairs and online. This is a living document and ideas will be added after each consultation.

- Click Here or on the image below to read the Ideas Book.

(This version will be updated shortly with an interactive Table of Content for ease of use)



WHAT IS A STORY MAP?


The Story Map is a visual representation of some of the key portions of the OCP. It will take you through the different land use designations and what they mean for the CVRD. This tool will help users get acquainted with land use designations and the OCP in an interactive way.

It's an immersive resource where you can click, zoom and explore the CVRD through maps and graphics - Click Here or on the image below to launch the Story Map.




WHAT IS A SPECIAL STUDY AREA?

Special study areas indicate the potential for future comprehensive development and/or infrastructure servicing needs in three categories:


SPECIAL STUDY AREA – Infratrastructure & Servicing

Purpose: Further study ways to enhance servicing sustainability in locations outside of the GCB.

Electoral Area B – South Shawnigan Lake - VIEW MAP
Nearly the entire edge of Shawnigan Lake has been developed with residences, many of which are serviced by private septic systems. Some septic systems are older and require maintenance or upgrading and this can impact the lake’s pollution levels. In order to keep Shawnigan Lake healthy, an infrastructure and servicing study is needed to determine how best to prevent further pollution from entering this important water body. Options may include providing financial incentives to homeowners for septic system upgrades or investing in a sewer system that would connect properties around Shawnigan Lake.

Electoral Area H – Woodley Range - VIEW MAP
A large rural lot subdivision exists just north of the Woodley Range Ecological Reserve and south of the Chuckwagon neighbourhood. It is connected by Prospect Drive and Aho Road, and homes in this area have required potable water to be trucked in because of a lack of capacity in the wells servicing the properties. A study is required to determine the best course of action for servicing these homes with a more sustainable source of potable water.


SPECIAL STUDY AREA – Comprehensive Development

Purpose: Large greenfield parcels that require a comprehensive development plan showing the general layout of the ultimate buildout of the property, including:

  • infrastructure and servicing
  • siting of buildings
  • mobility, connections, and road network
  • environmental protection
  • parks, open spaces, and public spaces

Special studies of this type will be undertaken as part of the development application process and will be produced at the developer’s expense.

Electoral Area A – Central Mill Bay - VIEW MAP
Parcels along Partridge Road and extending north up Mill Bay Road and east across the Trans-Canada Highway have been identified for potential redevelopment given their central location and proximity to Brentwood College School. These areas could accommodate much-needed affordable housing for the region, however, water capacity constraints make building multi-family residential buildings a major challenge. A better understanding of these constraints, along with the identification of and investment in new potable water sources, is needed to build such key community-serving developments. Solving the challenge of water capacity and sources in the Mill Bay village will require a concerted effort among multiple property owners and developers. A study of water services in this area should be completed in coordination with the Comprehensive Development Special Study Area for the Benchland Lands, at the developer’s expense.

Electoral Area A – Benchlands - VIEW MAPLarge parcels designated for Forestry and Resources southeast of the Mill Bay village represent a significant amount of greenfield land that may help secure a sustainable and connected water supply for Mill Bay and in turn, contribute to the region’s pressing housing needs. A development application for these lands must include a study of the local water supply constraints and provide options for the long-term improvement of capacity and connection of the water system.

The Benchlands area represents a key opportunity for new trails and park space, elements strongly noted in community engagement, as well as greater vehicular and active transportation corridors, particularly along Haul Road (currently a private forestry road), to improve connectivity throughout the South Cowichan.

This study should be done in coordination with the Malahat First Nation and the owners of the Benchlands Special Study Area properties. The Malahat First Nation has several key land holdings south of Mill Bay village. They have identified an interest in using these lands for future development. The challenge of water supply is a concern here, too, and all parties have an opportunity to seek mutually beneficial solutions that include a more connected and sustainable water supply.

Electoral Area E – Langtry Road - VIEW MAP
The Duncan Airport and adjacent gravel pit operation are compelling lands for potential future development. The airport is serviced and the location, in close proximity to Eagle Heights and Koksilah Industrial Park, represents an economic development opportunity. Should the current uses reach their end of life and property owners decide to explore development options, key considerations include the remediation of the lands, working in collaboration with Cowichan Tribes whose reserve lands are immediately to the northwest, the protection of the tree canopy that currently surrounds much of the airport and gravel pit, infrastructure servicing, and buffers with nearby agricultural lands.

Electoral Area I – Youbou Lands - VIEW MAP
Over the years, lands immediately west of the Youbou village site along Youbou Road and North Shore Road have been subject to development interest. It is a complex site with significant challenges related to riparian areas, water supply, topographic features and more. Past rezoning applications failed to proceed to development, and any applications to develop these lands should provide a master plan that considers the site’s unique challenges. In particular, detailed information on how to provide sustainable and economically feasible infrastructure servicing is key.


SPECIAL STUDY AREA – New Parks & Open Spaces

Purpose: Indicate the requirement for a land dedication or rezoning that would provide a new public park or open space in line with local community needs.

Electoral Area B – Shawnigan Village - VIEW MAP
In accordance with the Shawnigan Village charrette land use concept, it is anticipated that the redevelopment of a parcel along Shawnigan Lake Road would provide a new public park. More details will be provided through a local area plan for Shawnigan Village.

Electoral Area E – Koksilah Road - VIEW MAP
Certain lands in the Eagle Heights area are characterized by steep slopes and a dense tree canopy. It is anticipated that a future development located near the intersection of Koksilah Road and Phillips Road will set aside land for the protection of the tree canopy and steep slopes.

Electoral Area E – Wake Lake - VIEW MAP

The Wake Lake Nature Reserve provides critical habitat for two amphibians listed by Canada as species of Special Concern: the Western Toad and the Red-legged Frog. In order to further protect this sensitive habitat and the species within it, certain recommendations are applied in the area:

  • Prioritizing the location and long-term protection of hibernacula of all female Western Toads;

  • Buffering toad hibernation sites, to protect the hibernation structure itself, as well as other important surrounding habitat features;

  • Avoiding construction of new roads, especially where migration corridors exist and in and around breeding sites (i.e. within 1 km of Wake Lake or other identified breeding sites);

  • Seasonal road closures (where possible; e.g. Riverbottom Road during the summer toadlet migration);

  • Identifying potential migration corridors that intersect with existing roads and installing suitable underpasses and directive fencing at those locations; and,

  • Educating local homeowners and drivers about toad movement patterns and road issues (e.g., the use of signs near migration corridors, discouraging night driving during migration periods).

Additionally, opportunities to expand the Wake Lake Nature Reserve and/or connect it through ecological corridors to other nearby habitat should be encouraged. Restored habitat dedicated to the CVRD that is connected to the Wake Lake Park System shall be credited towards UPH at a 2:1 ratio. For example, on a 45 hectare lot designated Large Lot Rural (with a density of 0.2 UPH and a unit yield of 9 units), if 20 hectares of habitat is restored and dedicated to the CVRD:

  • 20 hectares dedicated, calculated at 0.4 UPH = 8 units

  • 25 hectares remaining, calculated at 0.2 UPH = 5 units

  • Total unit yield on the remaining 25 hectares = 13 units

To qualify for this density bonus, a Qualified Environmental Professional (QEP) must be engaged to assess and sign off on the habitat restoration efforts and to ensure they have been carried out as required.



HOW CAN YOU HELP?


  1. Help spread the word throughout your communities.
  2. Come participate in your respective Local Area Plan meetings fall 2023.


Page last updated: 18 Aug 2023, 10:24 AM