Addressing expiring Land Use Contracts

Lands Under The Caulfeild Area LUC 

The technical review determined that additional time and resources are required for a separate technical exercise to create new zoning for the Caulfeild Area LUC due to its complex nature. The Caulfeild Area LUC is uniquely different from the other LUCs as it facilitated long-term area-wide development for the Caulfeild neighbourhood, with provisions for residential, commercial, schools, and greenbelt areas on over 700 properties. Each type of use, building and structure led to a variety of different governing regulations in this LUC. Given the complexity of the Caulfeild Area LUC, staff intends to conduct this separate technical exercise and report back to Council on its replacement zoning at a later time (but prior to the expiration of this LUC).

Land owners can determine if their lands are under a Land Use Contract through the District of West Vancouver’s geographical information mapping system WESTmap. Land owners can use this tool by inserting the address into the search engine, navigating to the left hand layers tab, click Zoning & Land Use, and turn on the Land Use Contract Sites layer. Lands under an LUC will be highlighted in yellow. If you require further assistance please contact the GIS Department at [email protected]. Further information and contact details are available on the dedicated District mapping web page.

January 2024 Update

Thank you again for sharing your feedback and input during the Caulfeild LUC neighbourhood meetings last fall.

A review of all public input has been completed and a public engagement summary has been prepared to provide both Council and the community with an overview of the feedback gathered during the Caulfeild LUC expiry process. View the engagement summary here.  

During these neighbourhood meetings additional considerations emerged related to the management and preservation of greenbelt areas. An updated FAQs document that addresses these concerns is available here.

Next Steps

Building on the valuable input gathered during the Caulfeild LUC expiry process, the following steps outline the path forward and anticipated timeline for the project:

Q4 2023 – Q1 2024
Review and Post Neighbourhood Feedback Results
Review and share the outcomes of neighbourhood feedback on the project webpage.

Q1/Q2 2024
Prepare Draft Zoning Amendments
Evaluate community feedback to use in developing the preferred approach for creating replacement zoning. Provide information on the draft zoning amendments.

Q2 2024
Bring Forward the Proposed Amendments for Council Consideration
Introduce the draft zoning amendments for Council consideration.
 

December 2023 Update

 A big thank you to all who participated in the Caulfeild Land Use Contract neighbourhood meetings and/or additionally shared your input via phone or email. 

Staff really enjoyed meeting members of the community, hearing your perspectives on the Options, and finding out about your own ideas. A review of all public input has been completed and a summary document is available here.
 

October 2023 Update

Let’s Explore Options for Caulfeild’s Future Zoning
Have your say! Share your input regarding how to address Caulfeild’s expiring Land Use Contract.

Join others in your community to explore and discuss potential zoning options that address the expiring Caulfeild Land use Contract but have different implications on redevelopment and future land use in the area. The LUC is set to expire on June 30, 2024.

There are several ways to share your thoughts on the proposed options:

  • In-person – join a meeting: Register HERE.
  • Online Comment Form HERE.
    The online comment form will be available until November 3.
  • Background information HERE
  • Email your feedback: [email protected]
  • Via phone: 604-921-2173

Proposed:
We’re hosting neighbourhood meetings to hear your feedback and ideas on potential options for the future zoning for Caulfeild that would replace the expiring LUC.

When:
Wednesday, October 18, 5–7 p.m.
Thursday, October 19, 4–6 p.m.
Register HERE.

Where:
Gleneagles Clubhouse, 6190 Marine Drive, West Vancouver, BC, V7W 2S3

Subject Lands:
Properties subject to the Caulfeild Land Use Contract (LUC).

More information:
To stay informed please sign up for email notifications (in the left-hand tool bar).

Contact:
Maeve Bermingham, Community Planner
Email
604-921-2173

 

February 2023 Update

At their regular meeting on February 21, 2023, Council directed staff to prepare draft bylaw amendments to allow property owners to maintain the established land use. The draft bylaw will be shared with affected property owners, who will be given opportunities to learn more and provide feedback before the final draft bylaw comes back to Council for review.

Council Agenda | February 21, 2023

Council Report | February 21, 2023

 

June 2022 Update

The proposed Zoning Bylaw 4662, 2010, Amendment Bylaw 5201, 2022; and Tree Bylaw 4892, 2016, Amendment Bylaw 5202, 2022 (Land Use Contract Sites) were considered at the May 31, 2022 public hearing and adopted by Council at the May 31, 2022, meeting. 

Notice of Public Hearing and Special Council Meeting

Council Agenda | May 31, 2022

Proposed Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5201, 2022 (Land Use Contract Sites)

Staff Presentation | May 31, 2022

 

May 2022 Update

Council considered the proposed bylaw amendments at the May 9, 2022 meeting and set the date for public hearing and the zoning bylaw amendments for May 31, 2022. 

Council Agenda | May 9, 2022

Council Report | May 9, 2022

 

Background

In 2014, the Provincial Government amended the Local Government Act to terminate all Land Use Contracts (LUCs) that historically formed site-specific, contractual agreements between local governments and landowners. The LUCs enabled site-specific development of land with specific requirements like maximum allowable density, height, setbacks, and landscaping.

The District currently has 23 LUCs which are due to expire on June 30, 2024. Without further action, land use regulations on lands currently subject to LUCs will revert to the underlying zoning, which are inconsistent with the existing buildings, structures and uses allowed by the LUCs and would lead to future legal non-conformity on the impacted lands. For reference, to see where each LUC is applicable, the District’s mapping tool Westmap displays the sites that are subject to a LUC (under the zoning tab and referred to as DAAs).
 
Staff reviewed the 23 LUCs and determined that each LUC’s unique contractual terms required site-specific amendments (i.e. CD or comprehensive development zones) to the Zoning and Tree Bylaws to avoid legal non-conformity.

The proposed amendments will address 22 of the 23 LUCs, while the remaining Caulfeild Area LUC will be addressed at a later date due to its complex nature. Given the complexity of the Caulfeild Area LUC, staff will review this LUC further and report back to Council on its replacement zoning at a later time (but prior to the expiration of this LUC).

For the remaining 22 LUCs should Council adopt the proposed amendments, new CD Zones and updated regulations will be in place so that land-use regulations will remain consistent with current LUC provisions and ensure legal conformity for over 500 properties when the LUCs terminate on June 30, 2024. In the meantime, the LUCs will continue to be effective until termination.

Council will consider the proposed bylaw amendments at its May 9, 2021 meeting and consider whether to set the date for a public hearing for the zoning bylaw amendments (proposed for May 31, 2022).
 
Council Report Proposed Bylaw Amendments for Land Use Contract Sites

Frequently Asked Questions