Lake Errock Gravel Pit Redevelopment

Open House – Lake Errock Neighbourhood Plan + OCP

Date: Monday, April 22 2024

Time: 6:00 pm – 8:00 pm

Location: Scowlitz Community Hall, 12892 Moses Drive. Google Map

The FVRD is updating the OCP for Electoral Area C. An OCP is a statement of objectives and policies that guide planning and land use management. The OCP area spans from the Harrison River to the east of Deroche and includes Morris Valley, Harrison Mills, Lake Errock, and eastern portions of the Deroche Bench. The existing OCP was adopted in 2000, and the community’s vision has largely been realized. The OCP update will:

• Include two (2) Neighbourhood Plans (Lake Errock & Harrison Mills)
• Identify the overall land use plan for Area C
• Include priorities raised by the community; including environmental protection, short-term rentals, parks and trails
• Updated Geohazard information
• Updated Environmental policies

Come out, review the progress of the OCP update, and chat with us about the Neighbourhood Plans. Your input is essential to guide future growth in Area C.

The Open House Information Boards are available here under Documents

Application Details

GWEB HOLDINGS LTD has made an application to re-develop the existing gravel pit located at 43837 & 43873 Lougheed Highway (PIDs 013-445-871, 012-051-853, 012-051-888, 012-051-900, 013-445-901) into a residential subdivision with approximately 485 dwelling units.

The proposed subdivision includes:

• 144 single-family residential lots with secondary suites (288 Dwelling Units)
• 97 townhouse units (97 Dwelling Units)
• 67 Apartment residential units (67 Dwelling Units)
• 11 3-unit Multiplexes (33 Dwelling Units)

The proposed development presents significant challenges and implications for the Lake Errock community, FVRD services, and potential taxation. While the physical development of the site has been planned by the applicant, there are important considerations related to integrating the development into the surrounding community, identifying off-site servicing needs, addressing the financial sustainability of new services, and conducting broad consultations. The application-led process has created complexities that require simultaneous neighborhood planning alongside application processing.

To address these challenges and District Board passed a resolution requesting capacity funding from the applicant. Consultant support is needed for various aspects, including the Servicing Feasibility Study, Local Sanitary Servicing Plan, Fire Protection and Fire Underwriters Survey Study, and planning and engineering review costs.

UPDATES

August 23, 2023 - Update

The Fraser Valley Regional District (FVRD) is hosted a public information meeting on August 22, 2023 for the application to re-develop the Lake Errock Gravel Pit. The application is not approved.

PUBLIC INFORMATION MEETING
August 22, 2023, 6:00 pm - 8:00 pm
Deroche Community Hall, 41555 North Nicomen Road

The FVRD's presentation slides are now available in the documents section.

The FVRD Board required the applicant (GWEB Holdings LTD) to submit additional information about their proposal. GWEB Holdings LTD provided a new report that addresses:

• Impacts from the proposed Community Sanitary Sewer System
• Sewer and Water system community benefits
• Impacts on Lake/groundwater quality

The FVRD Board entered into a capacity funding agreement with GWEB Holdings LTD to support the FVRD’s review of the application. The FVRD hired Urban Systems Ltd to provide planning and engineering consulting services to support the FVRD’s review of the application.

The Capacity Funding Agreement and the Contract for Services with Urban Systems Ltd are available for review in the documents sections.

April 11, 2023 - Update

On March 23, 2023, the FVRD Board reviewed the application to redevelop the gravel pit at 43837 & 43873 Lougheed Highway, Electoral Area C, into a residential subdivision with commercial and multifamily land uses. The application was not given any readings and the application is not approved. Instead, the FVRD Board endorsed a path forward to review the application in more detail. The path forward includes the following steps:

• The FVRD Board directed staff to work collaboratively with the applicant towards submitting additional information, as well as entering into a capacity funding agreement with the FVRD to provide third party planning, engineering, and financial consulting services to review the application.
• New information will continue to be posted on this website for public review.
• A public information meeting will be hosted by the FVRD after the planning, engineering and financial gaps in the application have been addressed.

The full resolution of the FVRD Board was:

THAT the Fraser Valley Regional District Board direct staff to continue to work with the applicant on the redevelopment proposal for 43837 and 43873 Lougheed Highway Electoral Area C;
AND THAT in accordance with Fraser Valley Regional District Development Procedures Bylaw No. 1377, 2016 section 4.1.2 a) the FVRD Board require the applicant, at the applicant’s expense, to submit the supplementary information required to address the information gaps outlined in the FVRD staff report dated March 9, 2023;
AND THAT the Board request the applicant to enter into a capacity funding agreement with the FVRD to provide planning, engineering and financial consulting services to address the information gaps outlined in the FVRD staff report dated March 9, 2023;
AND THAT in accordance with Section 4.6 of the Fraser Valley Regional District Development Procedures Bylaw No. 1377, 2016, the FVRD host a public information meeting to present and review the supplementary information required to address the information gaps outlined in the FVRD staff report dated March 9, 2023;
AND FURTHER THAT the Fraser Valley Regional District Board endorse the process for the review of the application as generally outlined in the FVRD staff report dated March 9, 2023

The March 9, 2023 staff report is available on this webpage in the FVRD Documents list.