Bevan Road Value Added Forestry Village - Invest Comox Valley

Bevan Road
Value Added
Forestry Village
Leading the way in Forestry for the 21 st . Century
CVEDS
Comox Valley Economic
Development Society

The Bevan Road Proposal

PROJECT BACKGROUND AND OVERVIEW
• The subject areas along Bevan Road have been proposed for an integrated
multi-use forestry centre able to move raw logs through the milling and
processing stages to finally finished wood products for the wholesale and retail
markets.
• Included in the overall plans are zoned areas for light and heavy industry,
wholesale,live/work, office and retail.
• Two visions for three separate parcels of land have thus far been proposed:
• One would see site two as the location for the primary processing and site one
for the secondary processing.
• The second would have primary processing located at the Western end of site
three, with secondary processing and the village core to the east along Bevan
Road.
• Both visions include constructed wetlands and green spaces.

HISTORY
• In 1997 a series of initiatives were begun by the Comox Valley Economic
Development Society (CVEDS) in an effort to stimulate, promote and assist the
local forest sector economy.
• These initiatives led to planning processes that "identified a lack of serviced
industrial land in the Comox Valley as a significant obstacle to economic
diversification and job creation, in the forest sector.“
• In the summer of 2000, the CVEDS formed a strategic partnership with the
owner of the proposed industrial site and the Regional District.
Since the summer of 2000 the following has been completed.
The broad goals were identified.
Opportunities and constraints on the subject lands completed.
Shape development principals completed.
Conceptual site plan drafted .
CVEDS and their partners are now taking the necessary steps to move forward
with the creation of the Bevan Road Value Added Village

RATIONAL
It is recognized that industrial based research parks providing the necessary
requirements are key catalysts in clustering of like industries and
establishments.
In the case of the Value Added Village, the innovative approach taken by the
community to provide a comprehensive zoning and development package will
provide a significant advantage for the the desired companies by:
• create employment opportunities for the valley.
• Reducing some of the infrastructure costs required to do business.
• Promotes the increase of technology based forest investment .
• Provides a Vancouver Island destination for sawmills, value added plants and
woodland operations
• Trade-training schools and high technology systems suppliers will be targeted
as potential anchor tenants in the village.

Why invest in BC?
What the industry is saying about the opportunity for Value
Added Manufacturing Investment in BC.
• “BC has 16% share of the primary wood products business in North America.”
Ron MacDonald President & CEO , Council of Forest Industries of BC.
• “We have committed significant new investment to value-added manufacturing in BC.
The market opportunity is there. It is clearly a “win-win” for all BC stakeholders and
for our customers.”
Jim Shepherd, President & CEO Slocan Forest Products Ltd.
• “BC has great potential to create manufacturing clusters throughout the province.”
Robert Bird, Vice President, Canwood Furniture Inc.
• “BC’s saw milling industry is producing higher quality lumber than ever before.”
David Emerson, President & CEO Canfor Corp.
• “Our primary and value added mills work together to promote manufacturing flexibility and
product innovation. This has been a key to our success.”
Ross Gorman. Managing Director, Gorman Brothers Lumber Ltd

VAM = Value Added MFG Market

THE VISION
• The Bevan Road Value-Added Village will satisfy short and long-term
demand for planned, high quality, attractive industrial space targeted to
the forest sector.
• The site, once fully developed will provide a suitable environmental
interaction between large and small-scale forestry operations in
advanced wood processing sectors, silviculture and knowledge based
forestry firms.
• The Value Added Village will offer a venue for companies that are
providing new employment opportunities in forest dependent fields
such as agro-forestry and forest management, and will serve as a
source for the for increased utilization of local and Vancouver island
fibre supply.
• Uses reflect the community's desire to capitalize on existing strengths
as well as focusing on increasing the dependence that the forest
industry places on knowledge based business and research and
development.

THE VISION
Priority areas and proposed industries for development include:
e.g.
• Wood Product Manufacturing
• Shingle and Shake mills
• Veneer and Plywood Mills
• Structural Wood Product Manufacturing
• Millwork
• Wood Window and Door Manufacturing
• Wood Container and Pallet Manufacturing
• Prefabricated Wood Building Manufacturing
• Residential, Commercial and institutional Furniture and Kitchen Cabinet
Manufacturing
• Custom Architectural Work and manufacturing
• Showcase, Partitions and Shelving Manufacturing
• Wood Sign Manufacturing
• Support Operations for Timber Harvesting Operations
• Forest Nurseries and Gathering of Forest Products

LOCATION
• The Bevan Road Value Added Village is located in the Comox
Valley on the eastern seaboard of Vancouver Island in the
Province of British Columbia, Canada.

LOCATION
• The property is two kilometers
north of the Village of
Cumberland along Bevan Road
and to the West of the City of
Courtenay.
• This site lies on top of an
upland gravel plateau that has
scenic vistas to the northeast,
overlooking the Comox Valley,
the Courtenay River Estuary
and the Strait of Georgia.

1994 A VISION FOR THE VALLEY
• The Valley Vision process asked people to describe what they would
like to see in the valley over the next 25-30 years. Statements that
describe the vision from the input received during the process and
relate to the Bevan Road Value Added Forestry Village include:

ON THE ECONOMY AND EMPLOYMENT
• “All citizens from all groups in the valley have meaningful stable and fairly paid
employment where they can live up to their social and economic potential. The
economy is sustainable, produced as a result of a conscious relationship with
the earth and open to new diverse clean industries. The focus is on value added
industries.”
• “A number of key issues and recommendations that subsequently were
incorporated into the Comox Valley Forest Sector Strategy and the Bevan Road
Value Added Forestry Village design process were:
• Research and development in small scale forestry with a focus on second
growth management and alternative harvesting methods and equipment for
smaller applications.
• The linkage of small scale forestry to the goods and services industries
supplying the forest sector is a key element in overall economic development
strategies for the region. The tertiary sector employs a higher proportion of
people with university or technical education, pays on average higher wages, is
environmentally friendly and adds significant value to the local industry and
regional provincial economy.”

PROXIMITY TO INFRASTRUCTURE
• The proposed site is immediately adjacent
to the Pigeon Lake Landfill which intends
to expand its composing facilities.
• The site can be easily be serviced by
Cumberland and it’s utilities infrastructure.

PROXIMITY TO INFRASTRUCTURE, (cont)
• The site is located next to the newly opened Inland Highway
which affords connectivity to north and south highway traffic as
well as marine transportation which is located nearby.
• Rail transportation is available within five minutes from the site.
• Access to an Airport with the second longest runway in BC.
• Access to US Rail lines.
• Significant access fibre supply.
• Close proximity to a number of deep water ports
• Close proximity to USA markets.
• Experienced Workforce

INDUSTRIAL LAND STRATEGY
• Currently Cumberland, Courtenay, Comox and the Regional District
Areas A,B,C,K do not have sufficient land areas to meet the demand
for Industrial zoned properties. Recent surveys and studies clearly
support the desire to develop lands that will address the Industrial
shortfall for the foreseeable future.(25 Years)
• The Comox Valley Region will directly benefit with the creation of up to
400 full full jobs and significant investment by local and outside
investors.
• The plan articulates the private and public partnerships that are
desirable in the Valley Visions and Official Community plans. Clearly it
will assist in reducing local governance confrontation particularly as it
relates to expansion and growth.

INDUSTRIAL LAND STRATEGY
Some examples of complimentary or supporting industries that have been
suggested for the Bevan Road Value Added Village are:
• Sawmill and Working Machinery Manufacturing
• Forest Related Computer and Electronic Product Manufacturing
• Motor Vehicle (Trucks and Tractors) Wholesaler-Distributors
• Building Material and Supplies Wholesalers-Distributors
• Machinery, Equipment and Supplies
• Wholesalers-Distributors
• Recyclable Material Handlers
• log and Wood Chip Operators
• Truck Transportation and Freight Operators
• Commercial and Industrial Machinery and Equipment
• Equipment Rental and Leasing
• Professional, Scientific and Technical Services related to the Forest Sector
• Architectural, Engineering and Related Services
• Management, Scientific and Technical Consulting Services
• Scientific Research and Development Services in the Forest Sector
• Administrative and Support, Waste Management and Remediation Services
• Building and other Support Services
• Waste Collection, Treatment and Disposal Services
• Technical and Trade Schools
• Commercial and Industrial Machinery and Equipment Repair and Maintenance

SITE ANALYSIS
PHYSICAL LOCATION
• The Bevan Sites were
chosen in part due to
their “isolated” location.
It is of some value that
any development on the
sites is unlikely to be a
disturbance to
surrounding
landowners.

SITE ANALYSIS
ACCESS
• Bevan Road provides reasonable
direct access to the Inland Hand
Highway.
• The potential for a third road
access, with fewer impacts on
Village residents also exists. This
access, if constructed, would pass
along the north side of Maple Lake
providing a direct link between
Site One and the Cumberland
interchange on the inland Island
Highway.

SITE ANALYSIS
CURRENT USE
• The sites are now
used predominately
for silviculture. As the
rate of tree growth on
the sites is reported
to be relatively slow,
there is some
question as to
whether the Bevan
property can be
factually considered
to be 'good' forest
land.

SITE ANALYSIS
NATURAL FEATURES
• The site has been harvested in the last five years and therefore would
not require the clearance of additional land.
• The escarpment gravel ridge on the edge of this site provides potential
for the future use of wind generators to supplement the energy
available through the BC Hydro power grid.
• An existing ravine within the site area provides the opportunity for use
as a natural storm water basin. The ravine does not drain into either the
Comox Lake or Maple Lake water-sheds, therefore reducing the risk of
having a negative impact on the nearby water- courses.

The Value Added Village is located to take advantage of the proximity
to the proposed compost facility at the Regional sanitary landfill and the
dramatic viewscape from the escarpment/gravel ridge

•Primary Processing
Access to Bevan Road
is convenient for
incoming and outgoing
shipments and for
moving materials to
secondary processing
area.

Secondary Processing
Secondary processing is
comprised of secondary
value added manufacturing,
wholesaling and
warehousing.
Visitors will be encouraged
to use the Village Access
Road and leave Service
Roads and Access Lanes
open to Industrial traffic

Village Core
Lots sizes decrease as the land use shifts to finishers, smaller manufacturers
and live / work studios. The Administration Centre at the edge of the
escarpment anchors the site with a forestry museum, library ,sales offices and
administrative services

SEWAGE AND STORM WATER DISPOSAL
• Development of the sites will require that surface runoff be disposed of to an
appropriately designed infiltration system.
• Sewage and process Water will require disposal to an engineered septic
system.
• In both cases the impact on the groundwater quality is likely to be minimal as
systems will be appropriately designed so hazardous substances are not
allowed enter the systems.
• The relative high permeability of the native sands and gravels is conducive to
the disposal of storm water in the gravel pots and domestic effluent to ground
absorption fields.
• Systems will be designed for site conditions and project requirements.
• The granular soils will be protected from concentrated flows to avoid surface
erosion.
• Field evaluation of each site will determine the best location for specific septic
systems.

SOLID WASTE
• The construction and operational phrases of the Value Added Forestry Village
will generate inert solid waste.
• A recycling plan will be developed during the planning stages of the project in
order to reduce the volume of both construction and process waste.
• The CSRD Pidgeon Lake Landfill can accept inert non recyclable materials ands
is located adjacent to the proposed development area
• The CSRD is proposing to expand a major composting operation for municipal
organic wastes at the Pidgeon Lake landfill and may therefore be able to utilize
a large volume of wood waste as a carbon source. The CSRD indicates that
approximately 500 cubic yards (393 cubic metres) of wood waste per week is
utilized for composting bio solids.
• In addition, the pulp mill at Campbell River may be able to utilize high quality
wood waste, such as chips and sawdust, and will be easily accessible to
Campbell River.

AIR EMISSIONS
Typical air emissions from value added forestry manufacturing or
remanufacturing consists of wood waste particulate and steam/violates
from wood drying ovens.
• These types of emissions are easily controlled using conventional
control technologies such as cyclones, baghouses, scrubbers and
condensing systems and there is a low probability of impact on the
quality of the air in the surrounding air- shed.
• Certain value-added forestry manufacturing operations may utilize
solvents, glues or other volatile chemicals that may not be easily
controlled by conventional technologies. The use of the site by these
types of industry would likely require air shed modelling to determine
their impact on air quality.

HAZARDOUS WASTES
Hazardous wastes may be generated from the use of antisapstain
chemicals, solvents, and glues used in a value added manufacturing
process.
• The main considerations with the use of these chemicals would be the
safety of transportation to the site, containment on the site and
appropriate disposal of the waste products.
• Appropriate planning will be required once the type of operations to
locate on the site have been identified.
• An emergency response plan will be developed for all operational
facilities on the property in order to mitigate the impact of accidental
spills on the environment.

CIRCULATION & MATERIAL FLOWS
•The Bevan Value-Added Forestry
Village was designed toward a vision
of smooth, efficient flows of materials
across the site and maximized land
productivity. Ideally, timber moving
between sequential levels of
processing will be moved along short
lanes by forklift, reducing the need for
trucking. This will also help to keep
industrial use off of the more public
roads on the site.
•Sequential levels of processing are sited adjacent or near each other. Uses are
clustered, with space for expansion either to the north or south, allowing strategic siting
of future additions. Materials can move from each level of processing into the market, or
across the site for additional processing. Public access to the retail areas should prevent
unnecessary traffic from moving through the heavy industrial area.

DESIGN GOALS FOR THE
VALUE-ADDED FORESTRY VILLAGE
CREATE A FORESTRY-RELATED VALUE-ADDED VILLAGE
• Plan an integrated, multi-use centre, including:
• Full 'forest-to-market' facilities
• Primary wood processing secondary manufacturing
• An administration and educational centre
• Residential use associated with enterprises
(live &work and security units)
• Tertiary value-added manufacturing
• Industrial areas
• Wholesale and retail spaces

DESIGN GOALS FOR THE
VALUE-ADDED FORESTRY VILLAGE
PRACTICE ENVIRONMENTAL MITIGATION
• Use eco-design principles in planning and designing roads,
landscape, surfaces and, structures
• Implement ISO 14000 development standards.
• Provide for 100% storm water management on site
• Utilize alternative energy sources
• Mitigate effects of pollution (i.e. air, light, noise and water)
• Manage the impact on the mitigate
(i.e. wind/solar, logging effects)
• Protect wildlife habitat
• Provide recreational facilities and wildlife corridors

DESIGN GOALS FOR THE
VALUE-ADDED FORESTRY VILLAGE
CONSIDER AESTHETICS
• Protect view qualities, to and from site
• Build beautiful places
• Establish a consistent design theme
• Promote a village character using a Village Core
• Bury electrical and servicing lines

DESIGN GOALS FOR THE
VALUE-ADDED FORESTRY VILLAGE
ENSURE ECONOMIC VIABILITY FOR SITE USERS
• Maximize affordability for users;
• Plan with sensitivity to industry economics
• provide a variety of parcel sizes
• consider possibility of parcel ownership
• Ensure expansion areas for future growth
• Maximize transportation efficiency; provide good access to regional
roads and Inland Island Highway
• plan internal traffic pattern to reduce requirement for trucking
• look into transportation efficiency using rail or other modes

Conclusion
• The Bevan Road Value Added Forestry
Village ensures economic viability for the
site user in today’s competitive market.
• For more information contact :
Comox Valley Economic
Development Society
CVEDS
Comox Valley Economic
Development Society
#102-2435 Mansfield Drive
Courtenay, B.C.
Tele: (250) 334-2427
Fax: (250) 334-2414
E-mail : norm@cveds.com