PUNTLEDGE LANDS

Where two rivers meet,
a rural future is taking shape.

A new vision for 483 acres at the confluence of the Puntledge and Browns rivers — a protected network of waterways and wetlands set within a dynamic cluster of rural employment and recreation.

483

ACRES

2

PROTECTED
RIVERS

7

Land use clusters
A NEW VISION FOR PUNTLEDGE

Under new ownership, the 483-acre site at the confluence of the Puntledge and Browns Rivers is moving through the Comox Valley Regional District’s (CVRD) planning process. The proposal is to develop these lands in alignment with the CVRD’s Official Community Plan — as a rural employment area that protects the rivers, wetlands, and culturally significant areas across the site.

The site includes Stotan Falls, sensitive wetlands, and lands with deep K’ómoks First Nation (KFN) history.

THE LANDS

A place unlike anywhere else on Vancouver Island

Representing a significant 195.6 hectares (483 acres) at the edge of the City of Courtenay, bridging into the rural Comox Valley Regional District, these lands carry a rare combination of natural, cultural and scientific significance — and a community history of recreation stretching back over a century.

Puntledge

Two rivers, one unique site

The Browns and Puntledge Rivers meet within these lands, with Stotan Falls — a long used community recreation site — located within the area. Sensitive wetlands line the rivers’ edges.

River Convergence

The Browns and Puntledge Rivers meet within the site.

Paleontology

Notable fossil deposits with extensive interest from the scientific community.

Stotan Falls

A treasured community recreation destination on the lands.

Sensitive Wetlands

Ecologically important wetlands run along the rivers.

K’ómoks Heritage

These river corridors have long been important to the cultural history of K’ómoks First Nation.

A Century of Recreation

Used by the CVRD community since the area’s settlement over a century ago.

Puntledge River
Cleared Areas
Browns River
Wetlands

Environmental Review

An independent environmental study completed in 2025 by Corvidae Environmental Consulting mapped the site’s ecosystems. Environmentally sensitive areas will be conserved and protected wherever possible and necessary.

The project team is also engaging with conservation organizations and other environmental stakeholders as planning progresses. Particular emphasis is being placed on protecting important environmental features and maintaining public access to valued recreational areas along the rivers.

K’ómoks First Nation & These Lands

These lands are within the traditional territory of the K’ómoks First Nation (KFN), who have used the area for thousands of years for hunting, fishing, gathering, and settlement. The site holds significant cultural and historical importance to KFN.

Engagement with KFN began early in the planning process, well before the rezoning application was prepared. Archaeological studies have been completed by In Situ Archaeology, KFN’s archaeological consultant. Engagement with KFN will continue through the rezoning, subdivision, and approval phases of the project.

PLAnning & POLICY

From OCP vision to proposed zoning.

The Comox Valley Regional District’s Official Community Plan (OCP) sets out a clear, long-term vision for these lands: a rural area supporting employment, resource activity, and community recreation, with sensitive environmental and cultural areas protected.

What’s proposed

The proposal is to create a network of rural-oriented businesses and employment areas, alongside community recreation and event opportunities, within a framework of protected rivers, wetlands, and ecosystem areas across the site. This direction aligns directly with the OCP. The OCP sets the high-level vision; the zoning sets the specific land uses that bring that vision to life.

Why rezoning is needed

The site is currently zoned Rural 20 (R-20), with a portion zoned Upland Resource (UR). These zones allow a narrow set of uses that don’t reflect the broader role the OCP envisions for these lands — supporting agriculture, rural industry, resource activity, cultural and recreational uses, and limited workforce housing. The rezoning application is the mechanism for bringing the site’s zoning into alignment with what the OCP already calls for.

Proposed land use clusters

The proposed zoning organizes permitted uses into clusters — groups of related activities that naturally benefit from being located near one another. Each cluster reflects a land use category supported by the OCP.

The clusters explored in the following sections include agriculture, equestrian, forestry, granular and concrete, rural industrial, institutional and cultural tourism, resort and recreation, and a limited amount of workforce housing to support the rural economy.

Zoning Map

Growth Containment Boundary

  • The majority of the lands in this project are outside the Growth Containment Boundary (GCB) within the Regional Growth Strategy (RGS) and only lands south of the Puntledge River are in the future settlement expansion area. 
  • The proposed project does not involve any changes to the GCB.

Settlement Expansion Area

  • The ochre brown coloured area on the map along the south edge of the Puntledge River is designated as a “Settlement Expansion Area.”   This area is identified for future possible expansion of Courtenay in the future.
  • Currently, the area is to remain low density and rural in nature in accordance with the RGS and OCP.

Rural Settlement Areas

  • The grey/beige coloured areas on the map are designated as a “Rural Settlement Area.”  The OCP vision for this area includes:
    • To promote rural forms of land uses.
    • To promote alternative and more affordable forms of low density housing.
    • To keep larger rural land parcels.
    • To  minimize new large commercial developments to being part of housing, industrial and agricultural uses.
    • To promote agricultural, industrial and other rural economic development, including agricultural operations, farm-gate sales, food processing establishments, food distribution centres, farmers markets and agricultural research facilities.
    • To support industrial development including heavy and light industrial, agriculture, aquaculture, timber harvesting and milling, aggregate extraction and processing, and other rural resource activities.
    • To support some institutional development  – especially if connected to one of the other primary rural land uses.
THE VISION

A cluster of rural-oriented opportunity.

The vision is to create a dynamic cluster of rural businesses and employment, with community recreation and events, all set within a protected network of rivers, wetlands and diverse ecosystems — in alignment with the OCP.

CLUSTER 01

Agriculture

Agricultural uses are a cornerstone of many rural areas including this site with its supportive terrain and access to water.   

  • Greenhouses
  • Field crops & horticulture
  • Aquaculture
  • Food processing
  • Storage & distribution
  • Farm-direct retail
  • Brewery / distillery / winery
  • Agritourism
  • Food events & catering
  • Research & education
Agriculture

Rendering of agricultural cluster

Equestrian

Equestrian demonstration

CLUSTER 02

Equestrian

Diverse facilities that need significant space and attractive topography, ideal close to urban areas.

  • Stables, barns, hay storage
  • Fields, corrals, training rings
  • Feed & tack retail
  • Indoor / outdoor event space
  • Veterinary offices
  • Trailer storage & repair
  • Kennel
  • RV park / hospitality support
CLUSTER 03

Institutional & Cultural Tourism

Appropriate in a rural area with the extensive cultural and paleontological resources of these lands.

  • First Nations cultural uses
  • Museum / protected areas
  • Event & assembly space
  • Paleontology research
  • Educational uses
  • Cultural tourism
  • Minor onsite offices
Cultural, Tourism & Institutional

Deep Bay Research Station

Resort & Hospitality

Kingfisher Resort

CLUSTER 04

Resort, Hospitality & Recreation

Opportunity noted in the OCP, given proximity to urban areas and two rivers.

  • Tourist accommodation
  • RV park / campground
  • Recreation, various
  • Event assembly space
  • Boutique retail
  • Art / culture gallery
  • Health & wellness
  • Food & beverage
CLUSTER 05

Forestry

Forestry and lumber industries supported in the OCP, consistent with rural economic objectives. 

  • Log sort & storage
  • Sawmill / planer
  • Lumber storage & distribution
  • Direct lumber sales
  • Value-added millworks
  • Equipment rental & repair
  • Forestry company offices
  • Research & education
Forestry

Rendering of forestry cluster

Rural Industrial, & Aggregate

Rendering of rural industrial and aggregate cluster

CLUSTER 06

Rural Industrial & Aggregate

Rural industrial and aggregate uses require space and operating conditions suited to rural lands, and are explicitly supported in the CVRD’s OCP.

  • Quarrying and storage
  • Redi-mix concrete plants
  • Soil and mulch production
  • Composting facilities
  • Gravel and aggregate sales
  • Light and heavy industrial
  • Equipment rental and repair
  • Outdoor and self storage
  • Manufacturing
  • Warehousing
  • Wholesale / retail supply
  • Contractor yards
  • Industrial offices
CLUSTER 07

Attainable Workforce Housing

Housing is not a primary focus for these lands, but the OCP supports a limited amount of workforce housing to support the rural economy.

  • Company workforce housing
  • Seasonal worker housing
  • Modular / pre-manufactured
  • Accessory caretaker housing
Workforce Housing

Workforce housing at Cape Lazo RV Park

COMMUNITY BENEFITS

A network of public and protected lands.

A range of community benefits will be associated with the proposed project, including a significant designation of lands for public use and/or protection, including the rivers, much of their edges, and key environmental, archaeological and culturally significant areas. This land contribution supports a minimum lot size of 4 ha/10 acres which is a good size for appropriate employment density for the area.

PROJECT TEAM

The people behind the proposal.


The Puntledge proposal is being led by a small group of people with deep personal ties to Vancouver Island who share a belief that rural development can be approached thoughtfully, responsibly, and in alignment with the long-term interests of the community. Their objective is to help create a project that reflects the unique environmental, cultural, and economic context of the Comox Valley while preserving the qualities that make the area special.

LANDOWNER REPRESENTATIVE

Andrew Mallory

Valiant Group of Companies

Andrew and the broader ownership group have deep roots in coastal British Columbia and a longstanding connection to the communities, landscapes, and industries that have shaped Vancouver Island. Their approach is guided by a belief that thoughtful growth should respect the natural environment, support local employment, expand recreational opportunities, and create lasting value for the people who live here. Andrew has been closely involved in shaping the long-term vision for the lands, working alongside the ownership group to keep the project aligned with its core commitments: environmental stewardship, conservation, recreation, and sustainable rural economic development — and the lasting benefit of both the surrounding community and the generations to follow.

ProJECT LEAD

Leon Teplitsky

Valiant Group of Companies

Leon has been leading the day-to-day advancement of the Puntledge Project as Development Lead. With family ties and longstanding personal connections to the Comox Valley, Leon has been heavily involved in coordinating the rezoning strategy, consultant team, stakeholder engagement, and long-term planning framework for the site. Since taking over the project, his focus has been on rebuilding trust, aligning the proposal with the Official Community Plan and Regional Growth Strategy, and moving the lands toward a vision that balances employment opportunities, environmental protection, recreation, and community benefit.

PROJECT CONSUlTANTS
Westplan Consulting
Group

Community Planning

Strathcona Forestry Consulting

Forestry Consultant

Corvidae
Environmental Group

Environmental Consultant

GW
Solutions

Hydrology Consultant

McElhanney
Consulting

Engineering Consultant

Newcastle
Engineering

Engineering Consultant

Ryzuk
Geotechnical

Geotechnical

KFN
Archaeology

In Situ Archaeology

FAQ’s

Frequently asked questions.

An older version of the OCP (Bylaw 2042) applies to two of the parcels within the lands. This application to amend the OCP is a clerical cleanup to repeal the old OCP bylaw and replace it with the current OCP (Bylaw 337) so there is one consistent OCP for all of the lands. The purpose of the application is to implement the vision of the OCP and the RGS for the lands.

The OCP amendment and rezoning are both public processes that require Public Hearings and a decision by the CVRD Board. This process, if successful, sets up the land use parameters for future processes to align with. Future approvals are generally delegated to staff and include Development Permits and Building Permits. Subdivision of the lands is done through the Ministry of Transportation and Transit (MOTT).

The Puntledge and Browns Rivers meet in the lands. The vision for the rivers, environmentally sensitive areas and culturally sensitive areas is park dedication. At this stage, the ownership and management of these future parklands has not been determined and will be settled before the rezoning is brought forward to the CVRD Board for a decision.

The proposal includes a range of community benefits that align with the CVRD’s Official Community Plan, including:

Infrastructure improvements — Upgraded roads and infrastructure installed in phases as the site is subdivided.

Public land dedication — A significant portion of the site is proposed to be set aside for public use and protection, including river corridors, environmentally sensitive areas, and culturally significant sites.

Environmental protection — Identified sensitive areas, including wetlands and riparian zones, will be addressed through the rezoning and subdivision process and in accordance with CVRD and provincial environmental requirements.

Archaeological considerations — Archaeological areas identified through work with KFN’s consultant will continue to be addressed through ongoing engagement with K’ómoks First Nation.

Rural economic development — New employment opportunities in agriculture, forestry, industrial, hospitality, and cultural uses, in alignment with the OCP’s vision for rural lands.

Workforce housing — A limited amount of housing to support the workforce of rural businesses operating on the site.

The servicing on the site includes the provision of power, water and sanitary services. Each parcel of land (minimum 10 acres in size) will install its own septic system, in accordance with Island Health’s requirements.

Power
The powerlines will be installed in association with BC Hydro at the time of subdivision.  

Water
Currently, the CVRD does not plan to extend municipal water services to this area. The owners are undertaking a hydrogeological study to confirm groundwater supply capacity for the proposed uses. Given the site’s location within a well-watered river valley and the long-standing reliance on groundwater by neighbouring rural properties, the owners are confident that sufficient water resources can be identified to support the proposed development.

Sanitary
Each parcel of land (minimum 10 acres in size) will install its own septic system, in accordance with Island Health’s requirements.

PRocess & Next steps

The vision for Puntledge is in the early stages.


Bringing this proposal from rezoning application to a built project will take years as work moves through four overlapping stages — each with its own approvals, decision points, and opportunities for community input. The sections below outline what to expect at each stage and when.

Rezoning Approvals

EStimated TIMING:
2026-2027

A rezoning application will be submitted in spring 2026 and begin a process of review by the regional district, community engagement, and refinement of the application.  That process will ultimately lead to the application coming before the CVRD Board for its decision.

Subdivision & Servicing

estimated TIMING:
STARTS in 2027

Following the rezoning, sections of the site will begin to be subdivided (a phased process).  Roads and infrastructure will need to be installed as each cluster of lots are created in a series of sequential subdivisions. This process will move forward as fast as the market demand for lots allows.

Project Approvals
(Individual Lots)

estimated TIMING:
2028

Owners of the future parcels will decide what they want to build and they will undertake the design and approvals for their projects.

Construction
Process

estimated TIMING:
2027-2028

Construction of the first roads and infrastructure are likely in 2027-2028.  Construction of buildings on any lot is unknown, as that will be led by the future owners of the parcels.

STAY CONNECTED

Share feedback, ask questions & stay informed.

Community input is an important part of the planning process for this site. Use the form below to share questions, comments, or ideas about the proposal — whether about a specific land use cluster, the overall vision, environmental and cultural considerations, or the engagement process itself.

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