Petition to the District of Lantzville - URGENT MATTER, SIGNATURES REQUIRED

Oppose the Rezoning of the Gee (Superior Road) Lands for Large-Format Commercial/“Big-Box” and Light Industrial

We, the undersigned residents and property owners of Lantzville, respectfully oppose the proposed Official Community Plan and Zoning Bylaw amendments for the Superior Road/“Gee” lands.

Why we oppose this rezoning

1) Scale and format don’t fit Lantzville.
- The concept assumes up to ~755,000 sq ft of buildings over three phases, including large-format retail, ancillary pads/CRUs, and light industrial/warehousing, with ~1,978 surface parking stalls—a regional node, not village-scale infill.

- The business case depends on diverting shoppers from Woodgrove/Costco, not serving local needs.
The economic memo says success hinges on “intercepting shoppers” otherwise headed to north Nanaimo’s big retail cluster (Woodgrove, Costco, Home Depot, etc.) or landing a new-to-market anchor for the whole region. That’s a risky regional bet that duplicates services we already have minutes away.

2) Infrastructure liabilities are real, while revenue modelling is optimistic.
- Up-front on/off-site works (roads, water, sewer) are estimated at ~$21.86M before taxes; building hard/soft costs ~$111M (2022 $). None of this includes decades of operations and replacement the District inherits.
- A one-page tax graphic projects up to ~$1.9M/yr in new municipal taxes by Year 10, but it only shows gross tax, assumes steady absorption, and doesn’t net out life-cycle costs for roads, pipes, lighting, stormwater, policing, or admin. That’s not a sustainability analysis.

3) Traffic analysis is old and premised on mitigations.
- The TIA (2021) modeled PM peaks with results contingent on signal/geometry changes and potential roundabouts. The study pre-dates recent growth and assumes final access locations that are “yet to be determined.” It should be refreshed with current counts and safety design before any rezoning.

4) Environmental/character impacts are downplayed.
- The site lies in the CDFmm zone with a Riparian DPA along Knarston Creek. Although parts were logged in 2018, the biologist notes potential red/blue-listed species in the wider area and recommends protections. Rezoning to a regional commercial/industrial node would permanently shift land use intensity, light, noise, and runoff in one of the last truly village-scale areas of Lantzville.

5) Water is not a compelling justification.
- Extending municipal water to enable this project adds operating and long-term replacement costs (mains, pumps, meters, reservoirs, staffing). Many nearby homeowners have chosen to remain on wells; “bringing water” should not be used to sell a commercial up-zoning that increases the District’s future obligations. (Servicing study submitted; long-term net costs not demonstrated.)

6) Lantzville’s identity is an asset.
- In a region of look-alike retail corridors, Lantzville remains rare—a small, quiet, nature-connected community. Re-zoning to a regional-scale node trades that rarity for uniformity. Once lost, it cannot be rebuilt.

Our request to Council
Decline the rezoning of the Gee lands.

If Council continues consideration, first publish:

• a 20-year net fiscal model (revenues minus life-cycle costs for municipal services and asset replacement),
• an updated TIA with current counts and a funded mitigation plan, and
• binding dark-sky and
• no-occupancy-until-completion conditions so residents aren’t left with high-impact or unfinished works.

Signer Information (required for the public record)
Full Name • Civic Address (Lantzville) • Email/Phone • Signature • Date

By signing, I confirm I am a resident or property owner of Lantzville and consent to inclusion of my name and address in the Public Hearing record.

Notes on the sources above (for you/organizers)

• Economic Impact/Benefits Analysis (Urban Systems, 2022): 755k sq ft; parking ~1,978; retail reliance on intercepting Woodgrove trips; infrastructure ~$21.86M. lantzville.ca
• Transportation Impact Assessment (Watt, 2021): older counts; access locations TBD; mitigation-dependent LOS. lantzville.ca
• Environmental Bio-Inventory (Toth, 2025): CDFmm; Riparian DPA along Knarston Creek; 2018 logging; species notes & recommendations. lantzville.ca
• Tax Impact Page (Attachment 6): shows projected gross municipal taxes only; no net or O&M/replacement costs. lantzville.ca
• Project hub (District site): landing page with all attachments and meeting info. lantzville.ca