Fourteen months ago, the owners of the Saratoga Speedway in Black Creek, Rob and Lee Leighton, faced a significant hurdle.
They had planned to alter the property boundaries of their speedway and establish 168 recreational vehicle (RV) sites. The proposal sparked a robust response from the community, leading to such a degree of tension that the Leightons decided to withdraw their application.
The initial project faced backlash due to concerns that had begun to fracture the local community, forcing the owners to step back.
“Unfortunately the process has become too toxic on the community and our family at this time, so the public hearing has been canceled and the file will be closed,” stated a Saratoga Facebook post at the time.
This situation represented a broader challenge that many private campground owners and RV park operators encounter when trying to expand or adapt their properties.
It highlighted the balance that must be struck between business growth and community interests. The Leightons’ experience underscores the necessity for open, constructive dialogue with local communities when planning major developments.
Fast forward to the present day, and the Leightons have breathed new life into their proposal. The application is active once again and has been tweaked to reflect lessons learned from the previous experience. The property owners have requested a fresh public hearing to discuss their renewed plans.
The Comox Valley Regional District responded by instructing their staff to schedule a public hearing for a bylaw. This bylaw, if passed, would allow for the development of a campground on the Saratoga Speedway property.
Furthermore, it would enable an existing auto racing use that is currently non-conforming under law, to become a principal use on multiple properties within the Saratoga Beach Settlement Node.
Interestingly, the original application was not rescinded when the Leightons withdrew it. The board maintained the first and second readings, allowing the owners to request that the public hearing proceed based on their initial proposal.
The revised plan, however, reflects a notable change: The number of proposed campsites has been reduced from 168 to 147. These sites are planned to be constructed over three phases. As part of the environmental considerations and to ensure adherence to current water guidelines, two test wells have also been drilled on-site. This updated approach seems to indicate the Leightons’ willingness to take into account the community’s concerns while still advancing their business interests.
The public hearing is set for July 19 at the Miracle Beach Elementary School. CVRD Area C Director Edwin Grieve has expressed a cautiously optimistic outlook on the upcoming meeting. “I am hopeful that compromise can be achieved between the different members of the community, and that we can strike a balance,” he said.
For private campground owners and RV park operators, the Leightons’ renewed application and the steps they’ve taken to address community concerns provide valuable lessons.
Balancing expansion plans with community interests requires patience, compromise, and open communication. Regardless of the outcome of the Saratoga Speedway’s renewed application, it serves as a noteworthy case study for similar businesses navigating the complex process of expansion or redevelopment.