Council Presses Pause on 8 Lot Subdivision in Mossey Estates

At the Monday, December 9th Langley City Council meeting, Council considered a rezoning application to allow the subdivision of 20525 and 20541 46A Avenue into 8 smaller lots, which requires a change from our "estate" detached housing zoning to standard detached housing zoning. Usually, this wouldn't raise a red flag, but this application would impact an environmentally sensitive area of our community.

Langley City has mapped out environmentally sensitive areas in our community. The City ranks this sensitivity from low to high. Any development of moderate to highly sensitive areas is strictly prohibited. The City "strongly discourages" development in low to moderately low environmentally sensitive areas.

A map of environmentally sensitive areas in Langley City with the area impacted by this potential subdivision outlined in blue. Select the map to enlarge.

For the City and Council to consider development in low to moderately low environmentally sensitive areas, a proposal must consider maintaining ecological connectivity and function, and having no net loss of habitat area (if loss of habitat is unavoidable, replace the value of lost habitat at a ratio of 2:1.) A proposal must also consider natural features including topography, mature trees, creeks and ravines.

The 8-lot subdivision proposal includes completely flatting the environmentally sensitive areas within its boundary, which also includes a natural hazard area which requires further consideration. This proposal would result in the removal of over 80 trees.

All this led Council to refer this rezoning and subdivision proposal back to City staff as its current form is likely something that Council would not approve.

Langley City does not have many environmentally sensitive areas, so if a proposal impacts an environmentally sensitive area, the result must include a clear net benefit for the community.