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Printed on: __________________________________ ____________________________ 19-Dec-13 3:35:01 PM Department Head CAO Report prepared by: Johannes Bendle, Land Use Planner

PEACE RIVER REGIONAL DISTRICT DEVELOPMENT SERVICES

OCP/ZONING AMENDMENT REPORT BY-LAW NO.’S 2104, 2014 AND 2105, 2014

1st and 2nd Reading OWNER: AGENT:

0946363 B.C. Ltd. Augustine Earmme

DATE: December 5, 2013

AREA: Electoral Area C LEGAL: Lot 1, Plan 26574, Section 34, Township 83, Range 18, W6M, PRD and Lot 2, Plan 26574, Section

34, Township 83, Range 18, W6M, PRD LOT SIZE: 2.5 ha (6.2 ac) each LOCATION: East of the City of Fort St. John and west of the North Peace Regional Airport

PROPOSAL To rezone the two 2.5 ha (6.2 ac) subject properties for commercial shop and office development use. The OCP is proposed to change from MDR (Medium Density Residential) to LSI (Light/Service Industrial) and the zoning is proposed to change from R-3 (Residential 3 Zone) to I-1 (Light Industrial Zone). RECOMMENDATION: OPTION 2 THAT the Regional Board defer decision on the application until the review of the North Peace Fringe Area Official Community Plan has been completed.

OPTIONS OPTION 1: i. THAT the Regional Board read North Peace Fringe Area Official Community Plan

Amendment By-law No. 2104, 2014 for a First time.

ii. THAT the Regional Board read North Peace Fringe Area Official Community Plan Amendment By-law No. 2104, 2014 for a Second time.

iii. THAT the Regional Board read Peace River Regional Zoning District Amendment By-law No. 2105, 2014 for a First time.

iv. THAT the Regional Board read Peace River Regional Zoning District Amendment By-law No. 2105, 2014 for a Second time.

v. THAT a public hearing be held pursuant to the Local Government Act; and

vi. THAT the holding of the public hearing be delegated to Director Hadland

OPTION 2:

OPTION 3:

THAT the Regional Board defer decision on the application until the review of the North Peace Fringe Area Official Community Plan has been completed.

THAT the Regional Board refuse the application as it is inconsistent with the North Peace Fringe Area Official Community Plan.

Part 26 Participants.

Includes all except District of Tumbler Ridge.

File No. 205/2013

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SITE CONTEXT The subject properties are located east of the City of Fort St. John and west of the North Peace Regional Airport on the 259 Road (Swanson Lumber Road). The area is characterized by a mixture of uses ranging from agricultural to residential and industrial. Properties to the north are residential, the property to the south and east is the site of the proposed rodeo grounds, and on the property to the west is Canfor Sawmill. SITE FEATURES LAND: The land is cleared vacant land that is currently not utilized for any purpose. STRUCTURES: There are no buildings on the property. ACCESS: Access to the subject property is from 259 Road. SOIL: The CLI Soil Classification of the subject property is Class 2C. Class 2 soils have moderate

limitations that restrict the range of crops or require moderate conservation practices. Subclass C denotes an adverse climate.

FIRE: Within the Fort St. John Rural Fire Protection Area. COMMENTS AND OBSERVATIONS APPLICANT: The applicant wants to use the property for commercial shop and office development. The

applicant believes the region requires more light service industrial lots for the growing commercial businesses within our area. In addition, with Canfor being the direct neighbour on the west side of the subject property it is unlikely that people will want to reside and raise families in close proximity to the Canfor plant. The best use for the subject property is to amend the zoning to light service industrial.

ALR: The subject property is outside the Agricultural Land Reserve; therefore, Agricultural Land Commission approval will not be required.

OCP: Pursuant to the North Peace Fringe Area Official Community Plan By-law No. 1870, 2009, the subject property is designated MDR (Medium Density Residential). This proposal is inconsistent with the Official Community Plan (OCP); therefore, the applicants are required to apply for an OCP amendment.

ZONING: Pursuant to PRRD Zoning Bylaw No. 1343, 2001, the subject property is zoned R-3 (Residential 3 Zone). This proposal is inconsistent with the zoning; therefore, the applicant is applying for rezoning.

IMPACT ANALYSIS AGRICULTURE: The proposal would have no direct impact on agriculture. The one agricultural property in the

area is proposed rodeo grounds development.

CONTEXT: The properties on the east side of 259 Road are residential with the exception of the proposed rodeo grounds. The rezoning of these properties to light industrial has the potential to result increased conflicts of land uses.

POPULATION & TRAFFIC:

The proposed use will not result in an increase in the population or traffic as no new lots are being created.

File No. 205/2013

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OCP/ZONING AMENDMENT

MAPS FILE NO. 205/2013

North Peace Fringe Area Official Community Plan By-law No. 1870, 2009 (Map 6)

Zoning By-Law 1343, 2001 (Map 14)

Subject Properties

N

N

Subject Properties

N

Canfor

Canfor

File No. 205/2013

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ZONING AMENDMENT

MAPS FILE NO. 205/2013

Agricultural Land Reserve (Map #94A.027)

CLI-Soil Classification (Map #94A-02)

N

2C

N

ALR

Non ALR

O

File No. 205/2013

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OCP/ZONING AMENDMENT MAPS

FILE NO. 205/2013

Air Photo

N

Peace River Regional District November 14, 2013 Board Meeting Minutes Page 6

CORRESPONDENCE: (continued) C-2 October 30, 2013 – Dawson Creek Athletic Association

DAWSON CREEK ATHLETIC ASSOCIATION ANNUAL GENERAL MEETING RD/13/11/05 MOVED by Director Ackerman, SECONDED by Director Christensen, That Electoral Area ‘D’ Director Hiebert, be authorized to attend the Dawson Creek Athletic Association Annual General Meeting on November 20, 2013 at the Dawson Creek Golf Club. CARRIED.

C-3 October 24, 2013 - City of Fort St. John

NORTH PEACE FRINGE AREA OFFICIAL COMMUNITY PLAN RD/13/11/06 MOVED by Director Christensen, SECONDED by Director Schembri, That the October 24, 2013 correspondence from the City of Fort St. John regarding the North Peace Fringe Area Official Community Plan be referred to staff to bring forward a report on timelines and the process. CARRIED.

REPORTS: R-1 a) October 22, 2013 – Karen Goodings, Chair, Electoral Area Directors’ Committee – Recommendations from the October 17, 2013 Electoral Area Directors’ Committee Meeting

RECOMMENDATION NO. 1: NETWORK BC RD/13/11/07 MOVED by Director Hadland, SECONDED by Director Ackerman, That representatives from Network BC and local internet providers be invited to an Electoral Area Directors’ Committee meeting to discuss options for providing internet services to the rural communities. CARRIED. RECOMMENDATION NO. 2: PEACE LOOKOUT RD/13/11/08 MOVED by Director Hadland, SECONDED by Director Ackerman, That a public meeting be held in an effort to get public support to request the BC Provincial government to designate the Peace Lookout as a provincial park. CARRIED.

DELEGATIONS: D-1 Alva Stewart

Alva Stewart read a presentation to the Board expressing her opposition to the Building Bylaw and asked that the Directors rescind the Peace River Regional District Building Bylaw 1996, 2011 in its entirety.

Recess The meeting recessed at 11:12 a.m. Reconvene The meeting reconvened at 11:22 a.m.

Peace River Regional DistrictZoning Bylaw No. 1343, 2001

SECTION 45 I-I (Light Industrial Zone - 1.8 ha)

Permitted Uses

The following PRINCIPAL USES and no others are permitted in an I-i zone subject to Part IV ofthis bylaw and subject to Sub-Section 2 of this Section 45;

(a) RESTAURANT;(b) Car wash;(c) AUTOMOTIVE SERVICE STATION;(d) Sales, rentals, servicing, and repairs of automobiles, recreational vehicles,

automotive parts, manufactured homes, machinery, farm machinery, and boats;(Bylaw #1436, 2003)

(e) Meat cutting and packing, excluding ABATTOIRS;(f) Auction market, excluding the sales of animals;(g) Trucking contractor, logging contractor, construction trade contractor, including repair

and maintenance of heavy trucks and equipment; (BL#1 921, 2011)(h) Machine shop, welding shop, woodworking shop or sandblasting shop;(i) Warehousing, cartage, express and freight facilities;(j) Building material supply;(k) Transportation depots, including taxi dispatch office;(I) PUBLIC UTILITY USE, including an office building or works yard;(m) Bulk fuel sales;(n) Wholesale establishment;(o) PERSONAL SERVICE ESTABLISHMENT;(p) GARDEN CENTRE;(q) Mining, including gravel extraction and processing facilities;(r) Printing and publishing establishment;(s) ANIMAL HOSPITAL;(t) RECYCLE CENTRE;(u) Mini-Storage; (BL#1566, 2005)(v) AUTOMOTIVE TOWING and STORAGE; (BL#1921, 2011)(w) instrumentation, small equipment sales, rentals and service; (BL#1921, 2011)(x) GAS BAR; (BL#1921,2011)(y) Septic tanks services; (BL#1 921, 2011)(z) Truck wash;(aa) Oil and Gas Field Services contractor, except tank farm and chemical storage,

steamer wash bay facility, or storage of well servicing, cementing, stimulation, orscrubber systems equipment. (BL#1 921, 2011)

The following ACCESSORY uses and no others are permitted in an I-I zone, subject to Part IV ofthis bylaw and Sub-Section 2 of this Section 45:

(bb) DWELLING UNIT(S);(cc) ACCESSORY buildings or ACCESSORY structure;(dd) Retail sales.

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Peace River Regional DistrictZoning Bylaw No. 1343, 2001

SECTION 45 I-I (Light Industrial Zone - 1.8 ha) continued

2. Regulations

Minimum Parcel Size

(a) The minimum parcel size is 1.8 hectares (4.5 acres).(b) The minimum parcel size is 0.9 hectares (2.2 acres) when the parcel is connected to

a Community Sewage System, OR a system approved by the Northern HealthAuthority as the agency having jurisdiction regarding sewage disposal, in the areacovered by the North Peace Official Community Plan Bylaw No. 820, 1993.(BL#1 567, 2005)

Number and type of DWELLING UNIT(S)(c) One SINGLE FAMILY DWELLING on a parcel, either detached or contained within

one of the PRINCIPAL USES listed above.Height

(d) No building or structure shall exceed 20 metres (65.6 ft) in HEIGHT.

Setbacks(e) Except as otherwise permitted in this bylaw, no building or structure shall be located

within:

(i) 7 metres (23 ft) of a FRONT PARCEL LINE;(ii) 3 metres (10 ft) of an INTERIOR SIDE PARCEL LINE;(iii) 5 metres (17 if) of an EXTERIOR SIDE PARCEL LINE; or(iv) 7 metres (23 ft) of a REAR PARCEL LINE.

(f) No setbacks are required from the REAR or INTERIOR SIDE PARCEL LINE of theI-i zoned lands that adjoin other industrial zoned land.

ACCESSORY Buildings, except DWELLING UNIT(S)

(g) The aggregate FLOOR AREA of all ACCESSORY buildings shall not exceed 300square metres (3200 sq.ft.).

Recycle Centre

(h) A RECYCLE CENTRE does not include any outside storage and is not a SALVAGEYARD.

(i) The following additional use is permitted as a Principle Use on lands legallydescribed as:

Lot 2, Plan 7680, Section 28, Township 78, Range 15, W6M; andLot 2, Plan 9915, Section 28, Township 78, Range 15, W6M.

i) the storage of vehicles associated with a towing business where no salvage,wrecking, parts or vehicle sales are to occur from the properties.

(BL#1 786, 2008)

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PEACE RIVER REGIONAL DISTRICTBylaw No. 2104, 2014

A bylaw to amend the “North Peace Fringe AreaOfficial Community Plan Bylaw No. 1870, 2009”

WHEREAS, the Regional Board of the Peace River Regional District did, pursuant to theProvince of British Columbia Local Government Act, RSBC 1996, c. 323, adopt the “NorthPeace Fringe Area Official Community Plan Bylaw No. 1870, 2009”;

AND WHEREAS an application has been made to amend the “North Peace Fringe AreaOfficial Community Plan Bylaw No. 1870, 2009” to facilitate an associated zoning affecting Lot1, Plan 26574, Section 34, Township 83, Range 18, W6M, PRD and Lot 2, Plan 26574, Section34, Township 83, Range 18, W6M, PRD;

NOW THEREFORE the Regional Board of the Peace River Regional District, in openmeeting assembled, enacts as follows:

This By-law may be cited for all purposes as the “North Peace Fringe Area OfficialCommunity Plan Amendment Bylaw No. 2104, 2014.”

2. The “North Peace Fringe Area Official Community Plan Bylaw No. 1870, 2009” is herebyamended in the following manner:

i) Schedule ‘B’ - Map No. 6 “Land Use Designation” is hereby amended byre-designating Lot 1, Plan 26574, Section 34, Township 83, Range 18, W6M,PRD, and Lot 2, Plan 26574, Section 34, Township 83, Range 18, W6M, PRDfrom “Medium Density Residential” to “Light/Service Industrial” as shown shadedon Schedule “A” which is attached to and forms part of this bylaw.

READ A FIRST TIME this

____

day of

______________

2014.READ A SECOND TIME this

____

day of

___________

2014.Public Hearing held on the

_______

day of , 2014.

READ A THIRD TIME this — day of , 2014.

ADOPTED this

____

day of

__________,2014.

THE CORPORATE SEAL of the PeaceRiver Regional District was hereto affixed inthe presence of:

(seal)

Karen Goodings, Chair

Fred Banham, Chief Administrative Officer

34

26574

Lot 1

Lot 2

Plan

TP83 R18 W6M

SubjectProperty

SCHEDULE "A"

Map No. 6 "Land Use Designation"- Schedule B of "North Peace Fringe Area Official Community Plan Bylaw No. 1870,2009" is hereby amended by redesignating Lot 1, Plan 26574, Section 34, Township 83, Range 18, W6M, PRD and Lot 2,Plan 26574, Section 34, Township 83, Range 18, W6M, PRD from "Medium Density Residential" to "Light/ServiceIndustrial" as shown shaded on the drawing below:

Peace River Regional DistrictBy-law No. 2104, 2014

PEACE RIVER REGIONAL DISTRICT

Bylaw No. 2105, 2014

A bylaw to amend the “Peace River RegionalDistrict Zoning Bylaw No. 1343, 2001.”

WHEREAS, the Regional Board of the Peace River Regional District did, pursuant tothe Province of British Columbia Local Government Act, adopt the “Peace River RegionalDistrict Zoning Bylaw No. 1343, 2001”;

AND WHEREAS an application has been made to amend the “Peace River RegionalDistrict Zoning Bylaw No. 1343, 2001” to facilitate a rezoning;

NOW THEREFORE the Regional Board of the Peace River Regional District, in openmeeting assembled, enacts as follows:

1. This bylaw may be cited for all purposes as the “Peace River Regional DistrictAmendment Zoning Bylaw No. 2105, 2014.”

2. The “Peace River Regional District Zoning Bylaw No. 1343, 2001” is hereby amendedin the following manner:

Schedule ‘A’ Map No. 14 is hereby amended by rezoning Lot 1, Plan 26574, Section34, Township 83, Range 18, W6M, PRD, and Lot 2, Plan 26574, Section 34,Township 83, Range 18, W6M, PRD from “R-3 “Residential 3 Zone” to I-i “LightIndustrial Zone” as shown shaded on Schedule “A” which is attached to and formspart of this bylaw.

READ a FIRST TIME this

____

day of , 2014.

READ a SECOND TIME this

___

day of , 2014.

Public Hearing held on the

______

day of

________________,

2014.

READ a THIRD TIME this

____

day of

_________________

2014.

ADOPTED this

____

day of

____________________,

2014.

THE CORPORATE SEAL of the PeaceRiver Regional District was hereto affixed

(seal) in the presence of:

Karen Goodings, Chair

Fred Banham, Chief Administrative Officer

34

26574

Lot 1

Lot 2

Plan

SubjectProperty

TP83 R18 W6M

Peace River Regional DistrictBy-law No. 2105, 2014

SCHEDULE "A"

Map. No. 14 - Schedule 'A' of "Peace River Regional District Zoning By-law No. 1343, 2001" is hereby amended byrezoning Lot 1, Plan 26574, Section 34, Township 83, Range 18, W6M, PRD and Lot 2, Plan 26574, Section 34,Township 83, Range 18, W6M, PRD from R-3 "Residential 3 Zone" to I-1 "Light Industrial Zone" as shown shaded onthe drawing below: