[South Cowichan Valley] Bamberton | 5,000 homes | On-hold
#1
Posted 27 October 2006 - 08:22 PM
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Shrewd developer revives Bamberton--with care
(Copyright © 2006 Black Press Group Ltd.)
Since its halcyon days as a thriving industrial complex and company town on Saanich Inlet, Bamberton has degenerated into an eyesore and heated up into a hot potato.
Now it might become a showcase, if the South Cowichan Regional District approves rezoning to allow it to become a town of 3,200 homes.
The developer, Three Point Properties, owned by Jack Julseth of Three Point Motors, appears to be doing everything right. It has downsized the project from the previous, rejected proposal of the 1990s, and consulted the community, especially those elements whose resistance kyboshed that earlier venture.
But in development, as in war, you can do everything right and still lose. Many and varied have been the uses envisaged for Bamberton. In 1912, 2,000 acres of foreshore and uplands property (containing Oliphant Lake) were assembled for a cement plant and quarry. Soon they were joined by a village with a school and a store. In 1980 all were shut down but the substantial dock, still used today to tranship cement from barges to trucks.
In the late 1980s it was proposed as the site of an aluminum plant and in the early 1990s, an innovative, environment-conscious residential development with nearly 5,000 homes and plans for 1,400 more. One draw was the spectacular views of Saanich Inlet, and another was the private water supply in Oliphant Lake..
But local residents felt bullied by the high-pressure developer (Greystone Properties, fronting for four union pension funds), and worried by the added pressure on the already overtaxed Malahat Drive, the narrow bottleneck connecting them (and the rest of Vancouver Island) with Victoria.
First Nations had concerns about the impact of sewage on the fishing in Saanich Inlet, a fjord that is deep for most of its twisting length but shallow at the northern mouth. This feature prevents tidal action from ever thoroughly flushing it out.
The plan foundered. The land was purchased by Three Point in 2005 for $14.5 million.
Since then, Three point spokesman Ross Tennant believes, the main concerns have been addressed before the project was unveiled at the open house last week.
To prove its seriousness, the development company embarked on a major remediation effort without any assurance of approval, removing 400,000 cubic metres of contaminated soil from the townsite and depositing it in a permanent storage area on the property.
As well, the derelict buildings, used by local children as a playground, but viewed by their parents as a menace, were taken down.
"It was a way to gain some general credibility," said Tennant. "We did what we said we'd do at the outset." Three Point has already spent $10 million on top of the purchase price.
Six Saanich Inlet First Nations, especially the next-door neighbour Malahats, were consulted along with other community groups, and, of course, the opponents of a decade ago.
Addressing the traffic concerns, Three Point is offering to provide a new overpass leading not just to the town but to an alternate route through the property: though slow, it would afford a bypass when a jack-knifed tractor trailer or barrier-hopping drunk driver shuts down the Malahat.
As well, Three Point will offer park and ride to its residents, and in a shrewd bid for the Malahats' favour, the developer proposes to allow its solid dock to BC Ferry Corp as a replacement for the latter's current terminal smack in the middle of Malahat band land at Mill Bay.
This would provide a shorter route to Brentwood Bay, and allay Malahat concerns thatt the ferry is endangering both their clam beds and their juvenile swimmers, Tennant told the Business Examiner.
Sewage would be treated to potable quality onsite and then, according to one report, used for irrigation, and another, allowed to filter through ground into the inlet.
The residential development, considerably smaller than the 1990s plan, would contain a mixture of housing types, a boardwalk and retail area, even a brew pub, to attract ferry users.
"We anticipate half the residents would be retirees with the other half working families," property planner Gwyn Symmons told the Duncan News Leader Pictorial, adding that the entire project would take 20-25 years.
If it gets rezoned. Bamberton, according to the same newspaper, still generate "' teeth clenched in frustration and anger fueled by memories of the proposed development of the '90s" along with "concerns of traffic, water, sewage and sight lines."
"If we don't get approval for this project now, we'll wait," Julseth said. "We're not in this for the short term. This is a generational thing. This is a spectacular piece of property that we want to protect for the future."
Judging from the 45 questionnaires filled out by the more than 350 people who attended the open house, Three Point has a good chance. Forty-four were in favour.
For Mill Bay resident Pam Barrett, however, the main concern was traffic."I'd think 3,200 homes would mean somewhere around 6,400 vehicles," she told the News Pictorial."The Malahat can't handle that. Where are these cars going to go?"
The developers plan to apply to the Cowichan Valley Regional District for rezoning this month. Meanwhile they also need the provincial government's approval for the site remediation. Then the federal and provincial government and First Nations must sign off on the sewage treatment.
-City of Victoria website, 2009
#2
Posted 27 October 2006 - 09:57 PM
It should be an interesting development, the malahat's just gonna get worse.
#3
Posted 10 February 2007 - 02:31 PM
On March 13, the first of a series of public meetings is planned at Brentwood College in Mill Bay. The meeting starts at 7 p.m. and the developer, Victoria's Three Point Properties, is holding an open house two hours beforehand, as it will before the other public meetings. No dates have been set for the others, but they will be held in the spring. ...
Each public meeting has its own topic. "It is possible there might be more than four meetings. It just depends on how they go," said Mike Tippett, deputy director of development services for the Cowichan Valley Regional District.
The first meeting looks at the project's regional context, as well as land use and housing. The developer has 30 to 40 minutes to speak and then the public has a turn.
The second will address infrastructure, such as the sewage and water systems, storm drainage and roads and trails. Transportation is the subject of the third meeting, including the impact on the highway and bus service.
No matter how the public responds, it will be a lengthy process. After the public meetings, CVRD committees will review the proposal and the decision will be made whether to go to a public hearing. If so, rezoning bylaws would have to be written and formal public hearings held.
At the earliest, public hearings could take place late in the fall this year. If the whole process takes longer, they might not happen until 2008, said Tippett.
Michelle Mahovlich, Three Point development manager, said yesterday that if everything goes smoothly, and construction starts in fall 2008, the first home could be ready about summer 2009.
But she pointed out that construction could not start until after fourth reading of rezoning bylaws, then preliminary lot layouts would have to be approved, and development permits OK'd. Plus, extensive infrastructure would need to go in.
While some details are clear, others remain to be worked out and are contingent on others. For example, the developer would like to see bus service to Victoria but at this time, B.C. Transit does not operate a route between Mill Bay and Victoria. Mahovlich said discussions have been held with Transit, and other options such as van sharing or a private operator are possible. ...
Mike Walker, who represents Mill Bay-Malahat on the CVRD board, said he cannot comment on the proposal because he has not seen all the details yet, although he has visited the site a number of times during the cleanup.
He expects issues coming up will include stormwater runoff, water supply, park dedication and affordable housing.
Richard Hughes, who served on the CVRD board from 1993 to 2002, representing Cobble Hill, said, "If it was me, I would not even process it. Why go to the expense?"
Plenty of undeveloped land in the regional district is already zoned for single-family housing, he said.
#4
Posted 15 March 2007 - 03:50 PM
Bamberton developers get an earful
200 voice their opinions on massive residential project proposed for west side of Saanich Inlet
BY CINDY E. HARNETT Times Colonist staff
Traffic, density, and the environment dominated concerns voiced by more than 200 people at a public hearing on the latest proposal to plunk a community on the former Bamberton cement plant property on the shore of Saanich Inlet.
Tuesday’s meeting was the first of four scheduled at Brentwood College in Mill Bay. Each meeting has a theme and starts at 7 p.m., with an open house at 5 p.m. hosted by the developer, Victoria’s Three Point Properties.
The meeting was “respectful” and those in attendance offered a lot of feedback and interesting alternatives to proposed problems, said Mike Tippett, deputy director of development services for the Cowichan Valley Regional District.
“In that perspective the meeting really served its purpose,” Tippett said.
Three Point Properties is proposing a development that would be built in four phases over 25 years, resulting in about 3,195 homes, 8,035 residents, a village centre, public promenade, parks and trails and possibly a new terminal for the Mill Bay ferry. The project covers 632 hectares, including property at Oliphant Lake.
Ross Tennant, a partner in Three Point Properties, said the meeting offered “good food for thought” and went as far to say the developer would reconsider whether to build in certain areas.
One of the issues raised involved what the developer saw as a modest 75 homes to be built on about 162 hectares on a southern parcel of land near Finlayson Arm. But people at the meeting suggested even that number was too many for the sensitive ecosystem, Tennant said. “Maybe what we need to do is take a closer look at whether that makes sense,” he explained. “We’ll have to look at whether 75 homes are critical to the plan or whether we can make some accommodation.”
In response to concerns about increasing traffic on the Malahat portion of the Trans-Canada Highway, the developer proposed the B.C. Ferries route from Brentwood Bay could be relocated to Bamberton from its present location at Mill Bay.
The developer also suggested it would provide a park-and-ride facility if a bus route could be provided by the public transit system or even a private operator. The facility could also accommodate a possible commuter rail service.
Regarding the $10-million cleanup on the Bamberton site, Tennant said the developer is waiting on certificates of compliance from the province on up to six parcels of contaminated land and has attained certificates or didn’t need to clean up another 10 parcels on the site.
Other concerns voiced ranged from specific issues, such as what views the development would offer from Saanich Inlet to larger issues related to global warming and whether building a new community is environmentally or economically wise.
“There’s no simple answers to these questions,” Tippett said. He noted many of the concerns, transportation for example, are linked to other issues in the region and beyond that have yet to be resolved.
In the 1990s, Victoria developer David Butterfield and later Greystone Properties of Vancouver each tried to redevelop the site as a new community. But worries about more traffic on the Malahat, environmental impact, and the overall scope of the proposals killed those plans.
The next meeting at Brentwood College in Mill Bay is scheduled for March 27. The topic is infrastructure pertaining to sewer and water systems and internal roads, sidewalks and stormwater runoff.
Know it all.
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#5
Posted 27 March 2007 - 09:47 AM
"Your questions welcome tonight at Bamberton project open house
Anyone with questions about the proposed Bamberton development can attend an open house this evening at Brentwood College theatre in Mill Bay."
-City of Victoria website, 2009
#6
Posted 29 July 2007 - 10:05 AM
Bamberton offers walking tours
Times Colonist
Published: Sunday, July 29, 2007
The history of the old Bamberton cement plant north of Victoria is coming alive for summer visitors to the seaside location.
The Bamberton Historical Society is offering 90-minute walking tours of the Bamberton site on Saturdays and Sundays through early September.
The site is now being reclaimed by Three Point Properties, which has proposed a staged residential development there, but many old buildings remain.
Historical society president Maureen Alexander said the role Bamberton-produced cement played in building the province is surprising to most people.
"Bamberton cement literally built every major project in B.C. in the 1940s, '50s and '60s," she said. "All the big dam projects, road construction, airports, the Dease Tunnel under the Fraser River in Richmond, used cement from Bamberton."
Bamberton cement was also used in projects in many other countries, she said.
The cost of the tours is $5 for adults and $3 for children. The society's museum is also open on weekends, with admission by donation. All funds raised go to the society's activities.
© Times Colonist (Victoria) 2007
http://www.canada.co... ... 0d13cf705b
I think I'll cross-post this in the "Heritage" section as well...
#7
Posted 03 February 2008 - 10:42 AM
http://www.bamberton...te-Analysis.pdf
http://www.bamberton...-Principles.pdf
http://www.bamberton...-Principles.pdf
http://www.bamberton...-Renderings.pdf
http://www.bamberton...-Renderings.pdf
http://www.bamberton...ng-Concepts.pdf
http://www.bamberton...ty-Benefits.pdf
http://www.bamberton...anBoard3000.pdf
#8
Posted 03 February 2008 - 11:03 AM
http://www.cvrd.bc.c...mber21-2007.pdf
http://www.cvrd.bc.c...amberton V6.pdf
http://www.cvrd.bc.c...mber20-2007.pdf
http://www.cvrd.bc.c...mber20-2007.pdf
http://www.cvrd.bc.c...mber20-2007.pdf
http://www.cvrd.bc.c...mber20-2007.pdf
http://www.cvrd.bc.c...mber20-2007.pdf
#9
Posted 03 February 2008 - 11:34 AM
Know it all.
Citified.ca is Victoria's most comprehensive research resource for new-build homes and commercial spaces.
#10
Posted 22 October 2009 - 07:58 AM
C-FAX News
Oct 22, 2009
THE COWICHAN VALLEY REGIONAL DISTRICT'S ADVISORY PLANNING COMMISSION IS RECOMMENDING THE PROJECT BE ALLOWED TO PROCEED, WITH SEVERAL CONDITIONS ATTACHED.
-City of Victoria website, 2009
#11
Posted 22 October 2009 - 07:27 PM
All the old links are now not working.
#12
Posted 23 October 2009 - 04:06 PM
You can find images of the proposed community at Bamberton on the bamberton.com website in the 'Visitor Resources' page. The renderings are in the image menu in the section called 'vision'. http://www.bamberton...ages-vision.htm
A master plan map is also available from the 'image' section, under 'maps'.
If you're interested, this 'visitor resources' section also has an FAQ and a new section called 'Current Topics of Interest' where Bamberton's development team provides responses to some of the bigger questions about the project, heard from the community:
http://www.bamberton...rrenttopics.htm
Questions about the proposed development can always be directed to the Bamberton office: http://www.bamberton...ces/contact.php
Cheers!
Becky Julseth
Communications Manager
Three Point Properties
#13
Posted 23 October 2009 - 04:18 PM
Congratulations on your APC approval! I'm very excited to watch the project progress! I have a deep respect for Three Point Properties and the quality of attention you put into your projects.
Also, WELCOME TO VV!
Oscar Wilde (1854 - 1900), The Picture of Dorian Gray, 1891
#14
Posted 23 October 2009 - 05:07 PM
#15
Posted 23 October 2009 - 09:12 PM
#16
Posted 23 October 2009 - 10:05 PM
This is not a case of destroying pristine forest.
Oscar Wilde (1854 - 1900), The Picture of Dorian Gray, 1891
#17
Posted 24 October 2009 - 11:26 AM
#18
Posted 27 October 2009 - 06:58 AM
The location was an industrial site that is no longer in use.
Hwy #1 cuts off the the site from the lands to the west and therefore it has little or no value for wildlife purposes.
The site is not one that is useful for agriculture, bad soils and a lot of slopes. This development will take the strain off of the farm lands in the Cowichan valley.
The location works well for people commuting to Victoria or to Nanaimo.
The increase of population there will make better transit likely. It will also push forward the much needed rebuild of the Malahat.
This development should lead towards the creation of municipal government in the area, something that is needed now.
#19
Posted 27 October 2009 - 07:49 AM
Know it all.
Citified.ca is Victoria's most comprehensive research resource for new-build homes and commercial spaces.
#20
Posted 27 October 2009 - 08:09 AM
^perhaps even a municipal government that is part of the CRD.
Changing Regional Districts is not an easy process, I would not hold out much hope that happening.
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