PROPOSED
BUSINESS PARK
3659 SOOKE ROAD - PROPOSED BUSINESS PARK
& PARKLAND DEDICATION
This 52 hectare parcel lies on the outskirts of the District of Metchosin, with easy access from Highway 14 (Sooke Road)
The proposal includes the dedication of over 48% of the land as public parkland, green space and riparian protection zones.
Location
What is the proposal?
An application to rezone the property for business park uses has been made to the District of Metchosin.
The property is 52 hectares in size. We propose a dedication of over 25 hectares of the land as protected green space creates an important contiguous link to adjacent green spaces and parks. This includes a 2 hectare, 60m wide fisheries enhancement zone for Martin Brook, which runs along the north side of the property, which will ensure long-term protection for this valuable watercourse.
We also offer a $1,000,000 donation for further protection of environmentally sensitive lands and to advance reconciliation initiatives.
The owner intends to retain ownership of the lands for his construction business as well as lease land and buildings for the proposed uses. The development will provide an opportunity for local business owners to expand their businesses while remaining close to home. We welcome your ideas and inquires if you think your business might be a good fit here!
The proposed business park uses are low impact and environmentally compliant. The uses will not produce noxious emissions, noise, or by-products.
what’s in it for metchosin?
The OCP contemplates a limited amount of clean light industry of a small scale that services the local area, without having a substantial impact on the rural and natural environment of Metchosin.
Located off Sooke Road with 60 metres of screening, the proposed business park does not detract from the bucolic nature of Metchosin that we all treasure.
The protected park and riparian zones will provide wildlife corridors and undisturbed connectivity that could not be achieved by a currently permitted residential subdivision.
Traffic will be directed to Sooke Road, which is maintained by the Ministry of Transportation and Infrastructure. The development will also provide a protected emergency right of way for the residents of the Neild Road area.
The business park will bring tax dollars to the municipality with limited impact on existing infrastructure. The District portion of the property tax is estimated at $2,800 per acre of undeveloped Business Park land, $18,000 for each developed acre, for a potential of $450,000 per year at build-out (based on assessments of similar uses on the South Island).
Reduced commute times and varied employment opportunities will benefit the community as well.
what about water?
The property lies atop Aquifer 606. We recognize the significance of our potential impact on this 538 square kilometer aquifer. There are 632 wells on this aquifer at this time. (Source, https://apps.nrs.gov.bc.ca/gwells/aquifers)
There is currently a producing well on the property with a yield of 20 gallons per minute, or 28,880 gallons per day (being confirmed by pump tests).
The current zone allows 12, 4-hectare residential lots that would also rely on this aquifer. At 400 gallons per lot per day ( based on 4 occupants per home) not including extra uses for gardens or animals, the draw would be 4800 gallons per day. Proposed business park uses would have low water requirements, similar if not lower than domestic use.
Studies are underway to determine probable yield as well as water source alternatives that could include storage tanks, rainwater recapture, and gray water reuse.
The type of business and number of employees will also be limited to the same septic capacity if not less than domestic uses, and package treatment plant options can be explored to further reduce any potential impacts to the aquifer.
Fire fighting strategies will be developed in accordance with the B.C Building Code and the District Fire Department. On-site water storage tanks (to be filled during the winter months and topped up as required) will be provided for fire protection.
Wildland interface guidelines will be followed in accordance with the Strathcona Forestry Wildland Interface report. Buildings will be constructed on noncombustible materials, and the site will be maintained to ensure buffer zones between the uses and the nearby forests.
And the environment?
The proposal hinges on the dedication of 25 acres of protected green space. As opposed to fragmented residential development, the contiguous green space will provide intact undisturbed areas in perpetuity and provide wildlife corridors, nesting sites and biodiversity.
Riparian areas on the property are protected in accordance with the Riparian Areas Protection Regulation and the Water Sustainability Act. Martin Brook, a high-quality Wild Cutthroat Trout habitat (in spite of being adjacent to Sooke Road), will be protected by a 60-metre buffer to the industrial uses, twice the area required by the RAPR.
What are the proposed uses?
The proposed uses are subject to a number of factors that will become apparent through the public consultation process and Council approval. We expect a healthy and respectful debate around these uses and are happy to add uses that might be appropriate .
Proposed Rural Business Park Zone
• Animal hospital and veterinary clinic;
• Automobile, boat and recreational vehicle: storage, rentals and sales, parts and accessories sales, installation, repair and service, body and paint shop;
• Automobile service station;
• Bakery;
• Coffee shop;
• Commercial nursery and greenhouse;
• Equipment sales, service, repair, and rental;
• Film production studio;
• Gravel, aggregate and soil recycling, screening, and sales;
Light manufacturing and assembly in enclosed buildings, including but not limited to:
• computer technology service and manufacturing,
• electronics manufacturing, and;
• green technology manufacturing;
Light industrial uses including offices, storage buildings and outdoor areas which are not noxious or offensive by reason of permitting odors, dust, smoke, gas or noise, for:
• general contracting,
• building, including prefabricated homes, log homes and components,
• septic and well drilling equipment storage,
• welding, blacksmithing and metal fabrication (small scale)
• Crafts and artisan use, workshops and sales,
One caretaker dwelling unit accessory to a business park use not to exceed 150 sq m in area;
• Recycling depot;
• Research and development;
• Storage and warehousing;
• Training and education;
• Unenclosed storage;
• Wood waste processing, including Air Curtain burning.
tell us what you think
Your questions and comments will help us understand the needs of the community.