October 2026: Important update: FVRD is now reviewing a residential-only rezoning application

Earlier materials on this page describe a broader mixed-use proposal for 52285, 52375, and 52425 Yale Road. That earlier proposal included residential development, smaller single-family lots, rowhomes, townhouses, and commercial outdoor storage.

That is not the application now before the Board.

The current application is for a residential subdivision of approximately 95 new lots, with each lot proposed to be at least 800 m². The revised proposal also includes internal roads and sidewalks, retained tree buffers, park and greenway areas, and a wastewater treatment area. No multi-family housing is proposed. The RV storage component has been removed from this application. If RV storage is pursued in the future, it would require a separate OCP amendment and rezoning process.

The Board is being asked to consider First Reading only of a residential rezoning bylaw. First Reading would allow updated technical review, consultation, and referrals to proceed. It would not approve subdivision, authorize construction, confirm servicing feasibility, complete consultation, or commit the Board to further readings.

What is before the Board now?

Previous proposal / project history

The table below shows how the proposal has changed over time.

Why is there no public hearing?

A public hearing is not permitted for this application under the current statutory rules.

No public hearing is permitted where an Official Community Plan is in effect for the area, the proposed zoning bylaw is consistent with the Official Community Plan, and the sole purpose of the bylaw is to permit a development that is wholly or partly residential, with the residential component accounting for at least half of the gross floor area of all proposed buildings and structures.

The current application is being advanced on that basis under Local Government Act, s. 464(3). Because the public hearing is prohibited, FVRD must provide notice before First Reading instead.

This does not mean the application is approved. It also does not mean public comments have been ignored. It means this residential-only rezoning application follows the statutory notice process instead of a public hearing process.

How previous feedback is being used

Public feedback from the earlier proposals remains part of the project record.

Comments received through the earlier process raised issues about OCP consistency, minimum lot size, Yale Road traffic, roundabout feasibility, parking, water and wastewater servicing, groundwater, odour, tree retention, greenspace, neighbourhood character, and the interface with Cheam First Nation and nearby residents.

Those issues are being carried forward into the next stage of review. If the Board gives First Reading, the applicant must provide technical reports and supporting information before any further readings are considered. These reports are intended to test unresolved issues using site-specific evidence.

What still needs to be reviewed?

First Reading would only allow the review process to continue. Before any further readings are considered, the applicant must address outstanding technical, servicing, consultation, legal, and implementation requirements.

• sanitary sewer servicing
• water capacity and fire flow
• Yale Road traffic, access, emergency access, and pedestrian safety
• park and trail design
• tree retention and environmental protection
• archaeological and cultural considerations
• reserve-edge buffering and privacy
• consultation with Cheam First Nation
• agricultural interface and buffering
• stormwater and groundwater impacts
• infrastructure ownership, governance, funding, and lifecycle costs

NEW SITE PLAN