Rezoning Application RZ100317 and Provincial Agricultural Land Reserve Application No. 100169 (Eagle Wind RV Park LTD.)

REPORT TO
MAYOR AND COUNCIL
PRESENTED: JANUARY 12, 2009 - REGULAR MEETING REPORT: 09-03

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 14-06-115
SUBJECT: REZONING APPLICATION RZ100317 AND
PROVINCIAL AGRICULTURAL LAND RESERVE APPLICATION NO. 100169
(EAGLE WIND RV PARK LTD.)
PROPOSAL:
Application to the Provincial Agricultural Land
Commission for a ‘non-farm use’ increasing the
number of recreational vehicle sites (from 46 to 60) in
the Eagle Wind R.V. Park located at 26920 52
Avenue in Langley.
RECOMMENDATION SUMMARY:
Support application to the Provincial Agricultural
Land Commission based on previous non-farm use
and land use contract approvals.
RATIONALE:
The subject non-farm use application must be
approved by the Provincial Agricultural Land
Commission prior to amendment of the Land Use
Contract.
f:\data\council\2009 agenda\01_12\regular agenda\cd rezoning application rz100137 & provincial agricultural land reserve
application 100169 eagle wind rv park ltd.doc
REZONING APPLICATION RZ100317 AND
Page 2 . . .
RECOMMENDATION:
That Council advise the Provincial Agricultural Land Commission that the non-farm use
application submitted by Eagle Wind RV Park Ltd. for property located at 26920 52 Avenue, is
supported on the basis of the R.V. park being legally established by Land Use Contract No. 83
in 1978 and approved by the Provincial Agricultural Land Commission in 1978 (and reconfirmed
in 2003).
EXECUTIVE SUMMARY:
Agricultural Land Reserve (ALR) application No.100169 submitted by the Eagle Wind RV Park
Ltd. pertains to a 2.41 hectare (5.96 acre) property located at 26920 – 52 Avenue. The non-farm
use application is to increase Eagle Wind’s total number of campground spaces from 46 to 60. If
this non-farm use request is approved by the Provincial Agricultural Land Commission (PALC),
the proponent will also apply to the Township to amend the existing Land Use Contract to
increase the number of sites from 46 to 60 and to allow the campsites to be occupied for a
maximum period of 30 days vs. the 14 days currently specified in the Land Use Contract.
The Township’s Rural Plan adopted in 1993 designates the site as Agriculture/Countryside
intended to provide priority to agricultural uses and consideration for non-agricultural uses that
do not negatively impact surrounding agricultural uses. The Land Use Contract establishing the
Campground Use was adopted by Council in 1978, prior to the Rural Plan being adopted. As
Land Use Contracts do not have expiry dates they remain in full force and effect as if the land
was fully zoned. On this basis staff does not object to the minor non-farm use (and eventual
Land Use Contract) amendment to increase the number of R.V. sites from 46 to 60.
PURPOSE:
This report provides Council with a recommendation with respect to a non-farm use application
submitted under Section 20(3) of the Agricultural Land Commission Act. Consideration of the
application by Council is required prior to it being forwarded for consideration by the Provincial
Agricultural Land Commission.
Page 3 . . .
ZONING BYLAW 2500
SUBJECT
Page 4 . . .
Page 5 . . .
ADDITIONAL INFORMATION:
Owner: Eagle Wind RV Park Ltd./0728199 B.C. Ltd.
(John Warkentin, Howard Wiens, Ray Neufeldt
and Don Neufeldt)
#305 – 2692 Clearbrook Road
Abbotsford, BC V2T 2Y8
Applicant: Ray Neufeldt

3678 Greendale Court
Abbotsford, B.C. V2T 6X7
Legal Description: Lot 12, Section 6, Township 14,

New Westminster District Plan 42053
PID: 006-311-733
Location: 26920 – 52 Avenue
Area: 2.41 hectares (5.96 acres)
Existing Zoning: Rural Zone RU-3

(Land Use Contract No. 83)
Minimum Parcel Size: 8.0 ha (19.8 acres)
Rural Plan Designation: Agriculture / Countryside

(8.0 ha / 19.8 acres minimum lot size)
Agricultural Land Reserve: In the Agricultural Land Reserve
E.S.A. Designation: ESA 24 – Salmon RiverHeadwaters

(Rating – 1)
BACKGROUND/HISTORY:
In the 1970’s the Provincial “Municipal Act” (now the “Local Government Act”) permitted local
governments to enter into agreements with property owners for site-specific land uses and
conditions of development. These agreements were called Land Use Contracts (LUC’s).
Although new LUC’s are no longer permitted under provincial legislation, many remain in effect.
In 1978 Council adopted Land Use Contract No. 83 for the subject property permitting
development of a 46 unit RV campground. This LUC was approved by the PALC in 1978 and
re-confirmed in 2003 (attachment F), however the R.V. park was never constructed. Eagle Wind
RV Park Ltd. purchased the property and has proceeded to develop the property in accordance
with the land use contract. The facility currently includes a clubhouse/office, pool and site
service areas in addition to the campsites. Eagle Wind RV Park Ltd. now wishes to expand the
number of campground spaces from the 46 units specified in the land use contract to 60.
According to the proponent, the 60 unit proposal is more in keeping with the development’s
existing servicing capacity and site layout.
Page 6 . . .
Should the increase in R.V. sites be approved by the PALC, Eagle Wind RV Park Ltd. will
subsequently need to apply to the Township to amend the Land Use Contract to allow the
increase, and to extend the maximum permitted length of stay from 14 days to a maximum of 30
days (as according to Eagle Wind RV Park Ltd., short term stays are no longer the industry
standard). The 30 day maximum length of stay conforms with “Langley Campground Regulation
Bylaw 1985 No. 2299” which limits the occupancy of any site or sites in a campground to a
maximum of 30 (thirty) consecutive days.
DISCUSSION/ANALYSIS:
The 2.41 hectare (5.96 acre) site is located at 26920 – 52 Avenue, immediately south of the No.
1 Highway. Access to the site is from the 52 Avenue frontage road which in turn connects to the
264 Street interchange. The property is generally flat with extensive stands of trees on and
surrounding it. An office/caretaker residence building has been constructed together with
recreational facilities and a swimming pool. The subject site currently has 46 campsite units
(plus a design for up to 60) along internal access roads. No watercourses are located on the
property. The R.V. Park is not proposed to extend beyond its current boundaries.
Adjacent Uses and Property Sizes:

Surrounding lands include the following uses:
North: 52 Avenue and Highway No. 1 beyond which is the Gloucester Industrial Park.
South: are undeveloped and actively farmed agricultural lands zoned RU-3.
East: are undeveloped and actively farmed agricultural lands zoned RU-3.
West: several agricultural lands zoned RU-3 and the Greater Vancouver Zoo zoned Rural
Game Farm Zone RU-12.
Langley Agricultural Advisory Committee:

In accordance with Council’s policy, the application will be forwarded to the Langley Agricultural
Advisory Committee (LAAC) for information purposes.
Servicing:
Services exist to a rural standard (septic system, private well and drainage) to serve the existing
campground facility. If the project proceeds (non-farm use and eventual Land Use Contract
amendment) the proponent’s engineer will need to confirm their adequacy to serve the
additional 14 units to the acceptance of the Township. No road dedications or construction is
required at the non-farm use consideration stage; but access to/from 52 Avenue will be
reviewed again at the time of the Land Use Contract amendment.
POLICY CONSIDERATIONS:
The Township’s Rural Plan designates the site as Agriculture/Countryside intended to provide
priority to agricultural uses and consideration for non-agricultural uses that do not negatively
impact surrounding agricultural uses. Staff believe that the additional 14 R.V. sites requested by
the Eagle Wind RV Park Ltd. application can be supported based on the prior existence of Land
Use Contract No. 83, and as the Rural Plan allows tourism uses as non-farm uses provided the
non-farm use does not have an adverse impact on agriculture (to be determined by the PALC)
and/or the rural character of the area. On this basis and given that the R.V. campground is not
proposed to expand beyond its original property limits, staff are supportive of the Eagle Wind
RV Park Ltd. non-farm use application.
Page 7 . . .
Should the PALC approve the non-farm use application, Eagle Wind RV Park Ltd. will need to
apply to Council to amend the land use contract to reflect the increased density from 46 to 60
units, and the maximum length of stay from 14 days to 30 days.
Respectfully submitted,
William Ulrich
Development Planner
for
Community Development Division
WAU/ JG
ATTACHMENT A ALR Application form

ATTACHMENT B Title searches
ATTACHMENT C Letter from applicant describing proposed amendments requested
ATTACHMENT D Site plan
ATTACHMENT E Land Use Contract No. 83
ATTACHMENT F Previous Approval Letters from PALC
ATTACHMENT A
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D

Rezoning Application RZ100317 and Provincial Agricultural Land Reserve Application No. 100169 (Eagle Wind RV Park LTD.)

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Rezoning Application RZ100317 and Provincial Agricultural Land Reserve Application No. 100169 (Eagle Wind RV Park LTD.)

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: JANUARY 12, 2009 - REGULAR MEETING REPORT: 09-03

ZONING BYLAW 2500

Applicant: Ray Neufeldt

Legal Description: Lot 12, Section 6, Township 14,

Location: 26920 – 52 Avenue

Area: 2.41 hectares (5.96 acres)

Existing Zoning: Rural Zone RU-3

Minimum Parcel Size: 8.0 ha (19.8 acres)

Rural Plan Designation: Agriculture / Countryside

Agricultural Land Reserve: In the Agricultural Land Reserve

E.S.A. Designation: ESA 24 – Salmon RiverHeadwaters

Adjacent Uses and Property Sizes:

Langley Agricultural Advisory Committee:

ATTACHMENT A ALR Application form

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