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Regional District Gm: ______ • REGIONAL DISTRICT GM: _____________ Lo, of Fraser-Fort George Main Office: 155 George Street, Prince George, BC V2L 1P8 Telephone: (250) 960-4400 / Fax: (250) 563-7520 REPORT FOR CONSIDERATION Toll Free: 1-800-667-1959 / http://www.rdffg.bc.ca TO: Chair and Directors File No.: REZ 5702/17937/4 FROM: Daniel Burke, Planner II DATE: November 3, 2020 SUBJECT Item: Robson Valley-Canoe Upstream Official Community Plan Bylaw No. 2290, Amendment SUMMARY: Bylaw No. 3202, 2020; Zoning Bylaw No. 2892, Amendment Bylaw No. 3203, 2020 Purpose: Consider First Reading and Public Consultation Location: McLennan Road – Electoral Area ‘H’ Owner: Christine and Trevor Pelletier PREVIOUS REPORTS: None ATTACHMENT(S): 1. Backgrounder 2. Appendix ‘A’ 3. Bylaw No. 3202 4. Bylaw No. 3203 RECOMMENDATION(S): ENTITLEMENT HOW VOTE COUNTED 1. THAT the report be received. All Majority 1 Director/1 vote 2. THAT Robson Valley-Canoe Upstream Official Community Plan Bylaw No. 2290, All Majority Amendment Bylaw No. 3202, 2020 be now introduced and read a first time. 1 Director/1 vote 3. THAT Zoning Bylaw No. 2892, Amendment Bylaw No. 3203, 2020 be now introduced All Majority and read a first time. 1 Director/1 vote 4. THAT the consultation opportunity for Bylaw No. 3202, 2020 be carried out as outlined All Majority in Appendix ‘A’ attached to the report. 1 Director/1 vote ISSUE(S): An application has been made for a zoning bylaw and Official Community Plan (OCP) amendment to permit a second Residential-Single Family use on the subject property. Board is being asked to consider: first reading of Robson Valley-Canoe Upstream Official Community Plan Bylaw No. 2290, Amendment Bylaw No. 3202, 2020; first reading of Zoning Bylaw No. 2892, Amendment Bylaw No. 3203, 2020; and consideration of the form of consultation for Bylaw No. 3202, 2020. RELEVANT POLICIES: 1. Robson Valley-Canoe Upstream Official Community Plan Bylaw No. 2290: proposal is not consistent with OCP policies the subject property is designated Rural Residential (RR) the Housing Policy only supports one additional residence on parcels 2.0 ha or larger an OCP amendment is required Report to Regional Board Page 2 2. Zoning Bylaw No. 2892: proposal does not meet zoning bylaw regulations the subject property is zoned Country Residential (CR1) the minimum parcel size to be permitted two Residential-Single Family uses is 8.0 ha or larger subject property is 1.8 ha in size a zoning bylaw amendment is required 3. Local Government Act: outlines requirements for consideration of amendments to an official community plan and zoning bylaw local government must consider whether the opportunities for official community plan consultation with one or more of the specified persons, organizations and authorities should be early and ongoing 4. Development Services Applications Procedures Bylaw No. 2776: Board may direct that a public consultation opportunity be provided in advance of a public hearing STRATEGIC ALIGNMENT: Climate Action Economic Health Indigenous Relations Strong Communities □ □ □ None – Statutory or Routine Business □ SERVICE RELEVANCE: Regional District Land Use Services is a region wide service and fulfils the obligations of land use planning under Part 14 of the Local Government Act. FINANCIAL CONSIDERATION(S): N/A OTHER CONSIDERATION(S): N/A DECISION OPTIONS: 1. Approve recommendations. bylaws will receive first reading consultation plan outlined in Appendix ‘A’ to the report will proceed prior to returning for consideration of second reading Other Options: a. approve first reading and amend the form of consultation opportunity Appendix ‘A’ to the report may be amended to include consultation with additional agencies or landowners the amended consultation opportunity will proceed prior to returning for consideration of second reading b. hold both bylaws at first reading if further information is required bylaws will return to the Regional Board for consideration when additional information is available c. defeat bylaws at first reading bylaws cannot be considered further, and the matter will be closed Report to Regional Board Page 3 COMMENTS: An application has been made for a zoning bylaw and Official Community Plan (OCP) amendment to permit two Residential-Single Family (RSF) uses on the subject property. The subject property currently contains a RSF dwelling, barn, garage, and greenhouse. The subject property is designated RR by the Robson Valley-Canoe Upstream Official Community Plan (OCP). The OCP’s Housing Policy only supports one additional residence on parcels 2.0 ha (5 acres) or larger; subject to evaluation through a rezoning process and provided the parcel is able to handle on-site sewage disposal for all residences. The subject property is only 1.8 ha (4.45 acres) in size. An OCP amendment is required. 1.6 ha was chosen for the proposed OCP amendment as it would align with the minimum parcel size requirements for the OCP’s RR designation. The proposed OCP amendment to the Housing Policy would allow zoning amendments for a second residences to be considered on parcels within the RR designation that are 1.6 ha or larger in size, subject to providing proof a parcel is able to handle on-site sewage disposal for all residences. If a parcel is located within the ALR, Non-Adhering Residential Use approval may be required from the Agricultural Land Commission (ALC) before applying to rezone. The lot size threshold for second residence in all other designations will remain 2.0 ha outside ALR designated lands and 4.0 ha inside ALR designated lands. This amendment would affect approximately twenty-three parcels within OCP’s jurisdiction; of those two are within the ALR. Further, the proposed OCP amendment would update the format of the Section 3.3 Housing Policy within the Robson Valley-Canoe Upstream Official Community Plan to increase clarity of the Housing Policy for Administration and the public. The subject property is zoned Country Residential 1 (CR1). A zoning bylaw amendment is required because the CR1 zone does not permit two RSF uses on a parcel which is less than 8.0 ha in size. A zoning amendment application is required. The proposed zoning bylaw amendment would permit two RSF uses and one Secondary Suite use on the subject property as site-specific amendment to the CR1 zone. No objections have been received from Technical Agency referrals to date regarding the proposal. Please find all Technical Agency referral responses regarding the proposal attached to the Backgrounder. Should the Board wish to proceed with this application, the next step suggested is a public consultation mail-out to properties within 200 m of the subject property and newspaper ad, as detailed on Appendix ‘A’ to the report. The Board would be afforded an opportunity to consider the proposed bylaw amendments and requiring additional information regarding the capacity of on-site sewage of the subject parcel at a future meeting. If additional information or amendments are desired, the bylaws may be held at first reading. Should the bylaws be defeated, the proposed subdivision will not be permitted, and the matter will be closed. Respectfully submitted, Daniel Burke Planner II DB:lh Report to Regional Board Page 4 BACKGROUNDER Owners: Christine and Trevor Pelletier Location: 2845 McLennan Road – Electoral Area ‘H’ Legal Lot 4 District Lot 5702 Cariboo District Plan 17937 – 1.8 hectares (4.45 acres) Description: Proposal: A land use application has been received to permit a second Residential-Single Family use to be established on the subject property. The subject property currently contains a RSF dwelling, barn, garage, and greenhouse. ALR: The subject property is not within the Agricultural Land Reserve. Report to Regional Board Page 5 Official The property is designated Rural Residential (RR) by the Robson Valley-Canoe Upstream Official Community Community Plan (OCP). The OCP’s Housing Policy only supports one additional residence on Plan: parcels 2.0 ha (5 acres) or larger; subject to evaluation through a rezoning process and provided the parcel is able to handle on-site sewage disposal for all residences. The subject property is only 1.8 ha (4.45 acres) in size. An OCP amendment is required. The proposed OCP amendment would alter the Housing Policy to support the establishment of two Residential-Single Family dwelling units on a parcel designated RR with a parcel size of 1.6 ha (4 acres) or larger; subject to evaluation through a rezoning process and provided the parcel is able to handle on-site sewage disposal for all residences. The proposed amendment would align with the minimum parcel size requirements of the RR designation within the OCP. If a parcel is located within the ALR, Non-Adhering Residential Use approval may be required from the Agricultural Land Commission (ALC) before applying to rezone. Below find a table overviewing the existing and proposed addition to the Housing Policy: Existing OCP Housing Policy: Generally: One residence per parcel Further supports*: Any size parcel One secondary suite 2.0 ha or larger parcel (not within ALR) One additional residence 4.0 ha or larger parcel (within ALR) One additional residence 4.0 ha or larger parcel (not within the ALR) One or more additional residences based on the density not to exceed one dwelling for each 4.0 ha of a parcel Proposed OCP Housing Policy Addition*: 1.6 ha or larger (designated RR, within or not One additional residence within the ALR) * Subject to evaluation through a rezoning process where necessary and if required; and provided the property is able to handle on-site sewage disposal for all residences. This amendment would affect approximately twenty-three parcels within OCP’s jurisdiction; of those two are within the ALR. The area encompassed by the Robson Valley-Canoe Upstream OCP include the community of Tete Jaune Cache to the Alberta border to the rural community of Albreda in the Camp Creek Valley.
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