Popkum - Major Official Community Plan Amendment & Development Proposal

**NEW** 2026 PROPOSAL

Norah Properties Land Corporation has amended their proposal for a Major Official Community Plan amendment and rezoning application to redevelop 52285, 52375, 52425 and 52445 Yale Road, Area D.

2026 Revised Proposal

In response to the Board’s direction, the applicant has now prepared a revised proposal for consideration. Key elements of the 2026 revision include:

• 108 single‑family lots - with suites, comprised of:
  1. 39 lots at 800 m² (consistent with OCP expectations)
  2. 69 lots at 600 m² (below the OCP’s expressed minimum lot size)
• 1.02ha (2.5 acres) of Commercial outdoor storage (remains inconsistent with OCP’s residential designation)
• Removal of the multi-family uses (townhomes and row homes)
• 1% of developable lands dedicated as Park. Total Park dedication 4%.

The applicant has requested that the Board receive these revisions and support returning the updated proposal to the Popkum community for further review and comment through a new Public Information Meeting.

WHAT HAPPENS NEXT?

The applicant is requesting that the FVRD Board receive the updated site plan, land uses and densities and support returning the application to the Popkum community for further review. Staff recommend hosting a new FVRD‑led Public Information Meeting to present the revised proposal, recognizing that aspects of application remain non‑compliant with key OCP expectations, particularly regarding commercial storage and lot sizes below the 800 m² single‑family standard.

Community feedback from this next public information will be essential in determining whether further revisions are required and whether the application should proceed to First Reading at a future Board meeting.

Notification of a new Public Information Meeting will occur after the February 26, 2026 Board meeting.

2026 - Revised Site Plan

2025 PROPOSAL

Norah Properties Land Corporation has made an application to redevelop 52285, 52375, 52425, and 52445 Yale Road, Area D, into a residential subdivision with commercial, multifamily and single family homes (with suites) land uses. The proposed development is 265 dwelling units and approximately 1.6ha (4 acres) of outdoor RV and container storage.

PROPOSAL DENSITY

• 83 residential lots with secondary units (166 Units)
• 99 Townhouse Units
• 1.6ha (4 acres) of RV and container storage

WHAT STAGE IS THE APPLICATION AT? - REVISIONS REQUIRED

The application and the community's feedback was considered by the FVRD Board on May 22, 2025.

The FVRD Board deferred a decision on the application and directed FVRD staff to work with the applicant to bring forward a revised application that addresses neighbourhood concerns regarding density, land uses and the layout of the proposal; and that these changes reflect the existing Official Community Plan.

Site Plan - October 2024

(The Site Plan is available for download in the Developer Documents folder)

SPRING 2025 - INITIAL REVIEW AND NEIGHBOURHOOD CONSULTATION

The application was considered by the FVRD Board on February 27, 2025 and forwarded to an FVRD hosted public information meeting. The application has not received any readings and is not approved.

The FVRD Public Information Meeting was held on Wednesday April 2, 2025 from 6:00pm to 8:00pm at the Rosedale Traditional School 50850 Yale Road. This meeting was an opportunity to discuss the proposal with FVRD staff and provide feedback before the application is considered by the FVRD Board.

Thank you to everyone who attended the Public Information Meeting. We appreciate your time and effort in contributing to the discussion and review of the application.

A report on what we heard was received at the May FVRD Electoral Area Service Committee meeting (May 15, 2025).

FVRD Electoral Area Services Committee meeting - May 15, 2025

• FVRD staff prepared a ‘What We Heard’ report based on the initial community feedback received at the public information meeting as well as the feedback received on the online comment forum.
  • WHAT WE HEARD https://haveyoursay.fvrd.ca/47275/widgets/199769/documents/152576
  • FVRD Staff Report https://haveyoursay.fvrd.ca/47275/widgets/199769/documents/152575
  • Applicant's Reply https://haveyoursay.fvrd.ca/47275/widgets/199769/documents/151414

WHAT HAPPENS NEXT?

The FVRD Board directed FVRD staff to work with the developer to revise their application to address community concerns.

The application remains open, it is not approved. The timing of when the application will be brought back to the FVRD Board will depend on the applicant's work to revise their proposal. A public information meeting may also be scheduled in advance of bringing a revised proposal back to the FVRD Board.

Community concerns expressed at the public information meeting must be considered by the developer. The expectation is that the developer will revise the density, land uses and the layout of the proposal; and that these changes reflect the existing Official Community Plan.