North Cowichan council has moved forward a controversial development proposal that will bring two drive-through restaurants, a gas bar and commercial units to the northwest entrance of Chemainus.
The 5-2 decision in approval of third reading followed a two-hour public hearing on May 21. Councillors heard strong opposition from residents and community groups concerned about traffic, environmental impact and the loss of industrial land.
The project, led by Jerry Doman of Centurion Lumber, involves redesignating and rezoning four adjacent parcels — three currently zoned for residential or industrial use — at the corner of the Trans-Canada Highway and Henry Road to facilitate the proposed commercial development.
Many residents voiced frustration over the project’s perceived disregard for the OCP, which discourages auto-oriented uses and prohibits additional drive-through restaurants. More than 30 written submissions were received opposing the project, along with 34 letters of support, most from business owners near the development site.
Rhonda Alderson, a Chemainus resident, presented a petition with more than 1,100 signatures opposing the development and called for a more sustainable, locally beneficial use of the site.
“There is nothing restorative about two fast food restaurants and a gas bar,” Alderson said. “Adding fast food restaurants to a town is not progress in my definition.”
Coun. Christopher Justice opposed the proposal, citing both policy concerns and the scale of public opposition.
“We now know that over 1,100 people — most of them local — have signed a petition opposing this proposal,” he said. “What sort of a council would we be if we think we know better than both the staff we rely on for professional advice and the residents who elected us to represent their interests?”
Justice said the development contradicts the community’s long-term vision as outlined in the OCP and questioned whether council was fulfilling its duty to uphold that plan.
Mayor Rob Douglas, who also voted against the proposal, stressed that the OCP is not merely a guideline.
“It was adopted as a bylaw by this council, which is why, under the Local Government Act, there is quite a lengthy process in order to amend it,” he said.
Douglas also raised concerns about the loss of industrial land, traffic congestion at a key intersection, and the potential precedent the decision could set for zoning changes to industrial lands, already in short supply.
Despite those concerns, a majority of councillors voted in favour, arguing the proposal would improve the appearance of a neglected highway corridor and create jobs.
Coun. Tek Manhas defended the proposal as an opportunity to strengthen local business through competition.
“Businesses sharpen their pencils, sharpen their business minds, and go forward as entrepreneurs do. They just get better with competition,” he said.
Coun. Chris Istace, who owns a business in Chemainus, emphasized the need to balance residential and commercial interests.
“Valuing the residents is key, but at the same time, as a North Cowichan business owner, I feel that we’re not represented enough,” he said. “We put lesser value on business owners and business property owners, the people making the investment and providing the livelihoods and the jobs that make North Cowichan what it is.”
Istace expressed confidence that new development outside the downtown core would not undermine the success for existing businesses.
“We have six brand new businesses opening downtown,” he said. “There is not a vacant space in downtown Chemainus.”
Coun. Bruce Findlay also supported the project, saying his decision was reinforced by support from other local business owners.
“When two downtown Chemainus business owners are in favour of this, there’s nothing else I can say that would change my mind,” he said. “I’m absolutely in favour of this.”
Councillors Becky Hogg and Mike Caljouw joined Manhas, Istace and Findlay in voting yes. Hogg attended the meeting remotely.
With third reading approved, the bylaws now require approval from the Ministry of Transportation and Infrastructure. A covenant addressing road realignment and frontage upgrades must also be registered before the zoning amendment can be adopted. Future development permits will address landscaping, site design, and servicing.
No construction timeline has been announced, but with rezoning secured, the project moves a significant step closer to reality.
