City of Chilliwack Development Permit Area 9 Farm Home Plate

Topic(s): Development and Productive use of Agricultural Land

Sub-topic(s): farm home plate, protection of farming development permit area, residential development

Region: Fraser Valley | Document Type: Official Community Plan | Year: 2017

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Development Permit Area 9 – Farm Home Plate is comprised of all valley floor farmland within the City of Chilliwack. DPA 9 was established to provide flexibility to the Farm Home Plate area and siting requirements to  accommodate better farm operations and unique site characteristics while using as little farm land area as possible. 

See attached document for zoning and siting requirements for Farm Home Plates.

Electoral Area 'C' Oliver Rural OCP Bylaw No. 2452

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Education, Policy Partnerships, Advocacy & Development, Urban - Agriculture Conflict & Edge Planning, Waste Management, Water Management, Wildlife/Environmental/Pest Management

Sub-topic(s): agri-tourism, agricultural advisory committee, ALR, ALR subdivision, buffer at agricultural edge, farm diversification, farm home plate, farm worker accommodation, home occupation/home based businesses, partnerships/advocacy/liaising, protection of farming development permit area, residential development, roads in agricultural land, urban containment/growth boundary, water restrictions and conservation, zoning

Region: Okanagan-Similkameen | Document Type: Official Community Plan | Year: 2008

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Topic Subtopic Policy or Policy Excerpt Document Location

water management;

 

partnerships/advocacy/liaising;

water restrictions and conservation;

 Encourage the Provincial water authority and the Town of Oliver to make decisions about water availability, quantity and quality with the interests of the agricultural community as the first priority. 6.3.1
education;   Promote public education and awareness of and sensitivity to agricultural operations through farming practices. 6.3.2
policy partnerships, advocacy and development; agricultural advisory committee; Continue to support the Agricultural Advisory Committee to consider and advise the Board on agricultural matters, and the preparation of an Agricultural Area Plan. 6.3.3
economic development; agri-tourism; Support agri-tourism activities which promote local agriculture and are secondary and incidental to the area’s farming production. 6.3.4
development and productive use of agricultural;  ALR; Preserve and protect the existing agricultural land base in rural Oliver 6.3.5
development and productive use of agricultural;  ALR: Encourage new agricultural land to be incorporated within the Agricultural Land Reserve. 6.3.6
development and productive use of agricultural;  urban containment/growth boundary; To reinforce the agricultural policies and to preserve the integrity of the Agricultural Land Reserve by establishing an urban containment boundary to define Oliver’s urban/rural boundary. 6.3.7
development and productive use of agricultural;  protection of farming development permit area; Consider the creation of a development permit area for the protection of farming 6.3.8
development and productive use of agricultural;  zoning; Directs that the principal use of lands designated as ‘Agriculture’ on the Official Community Plan Map shall be agriculture. 6.3.9

development and productive use of agricultural land;

policy partnerships, advocacy and development;

   Supports the policy direction of the Province to implement the Farm Practices Protection (Right to Farm) Act. The possibility of adopting Farm Bylaws that will support the concept of ‘right to farm’ in the Plan area will be considered. 6.3.10
urban-agriculture conflict and edge planning; buffer at agricultural edge; Encourages the provision of sufficient buffering of new development adjacent to agricultural areas in the form of setbacks, fencing and landscaping consistent with the buffer design guidelines of the Agricultural Land Commission set out in the document “ALR & Community Planning Guidelines”. 6.3.11
development and productive use of agricultural;  farm diversification; Encourage a range of parcel sizes for farming operations to allow for larger (greater than 10 hectares) and smaller (4 hectares) agricultural operations. 6.3.12
development and productive use of agricultural;  ALR subdivision;
ALR;		 Will consider applications to subdivide parcels smaller than 4 hectares within the Agricultural Land Reserve, subject to approval of the provincial Agricultural Land Commission, in the following cases: a) for a homesite severance under the Agricultural Land Commission’s homesite severance policy.; vi b) where the subdivision or boundary adjustment will allow for more
efficient use of agricultural land or the better utilization of farm
buildings for farm purposes; and
In these cases, the individual parcel sizes within the ‘Agriculture’
designation are subject to approval by the provincial Agricultural
Land Commission, and must meet minimum parcel size required to
meet the applicable Provincial regulations for septic disposal fields.		 6.3.13
economic development; home occupation/home based businesses; Provides for home industry operations, home occupations and bed and breakfast establishments and encouraging secondary ‘value added’ uses such as agri-tourism for the purpose of diversifying and enhancing farm income, provided that these developments: • are compatible with the agricultural character of the area,; • remain incidental to the primary agricultural uses; • remain subject to the provisions of the Zoning Bylaw, the Agricultural Land Reserve Act (if in the Agricultural Land Reserve) and other Provincial standards; and • do not present a potential land use conflict with surrounding properties. v 6.3.14
development and productive use of agricultural;    Supports the consolidation of legal parcels that support more efficient agricultural operations. 6.3.15
development and productive use of agricultural;  roads in agricultural land;
recreational use of agricultural land;
ALR;		 Encourage the Province to minimize the impact of road, utility corridors and trails through agricultural lands, utilizing only those lands necessary and to the maximum capacity prior to seeking new corridors. All levels of government will seek approval of all affected adjacent farm owners. Provision for farms traffic to cross major roads should be made. Trail development should follow the Provincial reference ‘A Guide to Using and Developing Trails in Farm and Ranch Areas’.viii 6.3.16
urban-agriculture conflict and edge planning; zoning;
buffer at agricultural edge;		 Supports increased building setbacks and other possible restrictions in the Zoning Bylaw for intensive agricultural operations that are not in accordance with the Local Government Act to prevent potential conflicts with adjacent agricultural, residential or commercial uses, subject to compliance with the Farm Practices Protection (Right to Farm) Act. 6.3.18
development and productive use of agricultural;  farm home plate;
residential development;		 Encourages maximizing productive farm activity and minimizes nonfarm use on farmland by limiting the footprint of non-farm uses. ix 6.3.19
development and productive use of agricultural;  farm worker accommodation; Supports establishing housing for year round farm help and seasonal farm workers. x 6.3.20
waste management;
wildlife/environmental/pest management		 wildlife and ecosystem management; Encourages farm operations and practices that are sustainable and environmentally sound, including best practices for waste disposal, and protection and enhancement of wildlife habitat and ecosystems. xi 6.3.21
development and productive use of agricultural;  zoning; On existing parcels, encourage agricultural use of all farm parcels regardless of size. xi 6.3.22
economic development; agri-toursim; Will consider proposed agri-tourism accommodation development using the following criteria: a) Capability of handling of on-site domestic water and sewage disposal; b) Impact on agricultural productive lands; c) Impact on adjacent land uses and character of the existing area; d) Location relative to existing roads, access and other buildings; and e) Consideration of visual impacts where development is proposed on hillsides and other visually sensitive areas.xiii 6.3.23
development and productive use of agricultural;  farm home plate; Encourages maximizing productive farm activity and minimizing areas of development by clustering buildings, structures and related activities. Xiv 6.3.24

District of North Saanich Zoning Bylaw No. 1255

Topic(s): Development and Productive use of Agricultural Land, Education, Food Production

Sub-topic(s): ALR, amenity density zoning/contributions, beekeeping/apiculture, demonstration farm, farm home plate, farm residence maximum setback, livestock, pollinators, research and data collection, siting and coverage, zoning

Region: Capital | Document Type: Zoning Bylaw | Year: consolidated 2016

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Topic Sub-topic Policy or Policy Excerpt Document Location
food production;

livestock;

beekeeping/apiculture;

pollinators;

...lands in each zone may be used for the following uses subject to the conditions noted:...

...(c) the accessory keeping of bees provided that: (i) permissible as a secondary permitted use only, except for lands within the ALR or Rural Agricultural Zones, in which case the use may be the principal permitted use; and (ii) in Single Family Residential (R) Zones, permissible only as a non-commercial use, unless established in accordance with the home occupation provisions

 107.1.2 (c)
food production; livestock;

...(d) the accessory keeping of roosters provided that

(i) permissible as a secondary permitted use only, except for lands within the ALR or Rural Agricultural Zones or where “farm use” is a permitted use, in which case the use may be the principal permitted use; and

(ii) in Single Family Residential (R) Zones, if all of the following conditions are satisfied:

A parcel must exceed 7,082 square metres (1.75 acres) in area;

B only one rooster is permissible;

C only when hens are present;

D the rooster must be kept in a secure coop overnight; and

E otherwise only in accordance with the more restrictive of setbacks and other regulations and conditions found in these zoning regulations or the District’s Animal Control Bylaw.

 107.1.2 (d)
development and productive use of agricultural land;

siting and coverage;

ALR;

 See document for detailed regulations of siting and coverage in Agricultural Zones (RA). 501.1.2 - 501.1.4 and 501.1.7
development and productive use of agricultural land;

farm home plate;

farm residence maximum setback;

siting and coverage;

ALR;
    Siting and Size of Residential Uses in the ALR
(a) Maximum Setbacks from Front Lot Line: Farm Residential Footprint 60 metres (196.9 ft.) (i) Lots narrower than 33 metres are exempt from the 60 metre setback and must fill the front of the lot to a maximum of 2000 m2 (ii) Lots greater than 60 ha are exempt from maximum setback
(b) Maximum Setbacks from Front Lot Line: Rear of Principle Farm Residence, or staff 50 metres (164 ft.) (to allow for a 10 metre back yard) (i) Lots greater than 60 ha are exempt from maximum setback
(c) Maximum Size of Farm Residential Footprint 2000 m2 ; plus (i) 35m2 for each staff accommodation space
501.1.7
education;

amenity density zoning/contributions;

demonstration farm;

research and data collection;

ALR;

Sandowne Community Agriculture Zone


Sandowne Community Agriculture Zone (P-6) is intended to provide for agricultural and farm uses, including related
exhibition, research and equestrian facilities or any combination thereof.  It consists of land donated by the municipality and private owners as part of a rezoning application.

 507.6

See document for zoning regulations for additional Agricultural Zones (RA-2-RA-6).

City of Pitt Meadows Agricultural Plan

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Education, Food Processing, Storage & Distribution, Policy Partnerships, Advocacy & Development, Urban - Agriculture Conflict & Edge Planning, Wildlife/Environmental/Pest Management

Sub-topic(s): 'benefit to agriculture' language, agricultural advisory committee, ALR, ALR subdivision, disclosure agreement, farm home plate, partnerships/advocacy/liaising, recreational use of agricultural land, research and data collection, residential development, wildlife and ecosystem management

Region: Metro Vancouver | Document Type: Agriculture Area Plan/Strategy | Year: 2000

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Topic Sub-topic Policy or Policy Excerpt Document Location
policy partnerships, advocacy and development; agricultural advisory committee;
partnerships/advocacy/liaising;		 Establish a Standing Agricultural Advisory Committee of Council. Suggested membership on the Committee includes a member of Council as liaison, two representatives nominated from the Pitt Meadows Farmers Institute, two representatives from the farming community at large, a representative representing agri-tourism interests, one member representing the Chamber of Copmmerce, one member representing ecological interests, one member representing the Katzie First Nation as a non-voting member.     
 		 4.1;

urban-agriculture conflict/edge planning;


education;

 disclosure agreement;
ALR;
residential development;		 Request the Real Estate Board to require realtors be adequately trained about the ALR and the Farm Practices Protection Act in order to properly inform potential purchasers of ALR land about living in an agricultural area and an appropriate disclosure statement be signed. The APSC also recommends Council confirm with the Real Estate Board their commitment to maintain all ALR land in the Reserve and that tools to assist realtors with education, such as the BCMAF publication “Countryside and You”, be made available.
 		 4.3;
economic development; agri-tourism;
agricultural advisory committee;
partnerships/advocacy/liaising;

 		 Support and encourage agri-tourism in Pitt Meadows and liaise with the Canadian Agri-Tourism Network and the Standing Agricultural Advisory Committee to develop a strategy for agri-tourism options consistent with already existing agricultural enterprises. 
 		 4.6;
development and productive use of agricultural land; ALR subdivision;
ALR;
' benefit to agriculture' language;		 Support subdivision of agricultural parcels only where the number of parcels does not increase, there are no parcels created that are less than 20 acres,  and there is a net benefit to agriculture, as determined by the local Approving Officer in consultation with the Standing Agricultural Advisory Committee, with the exception of home site severance for retiring farmers consistent with existing Agricultural  Land Commission policy. Whenever possible, actively look for ways to consolidate smaller parcels to larger ones. 4.8;
development and productive use of agricultural land; farm home plate;
residential development;		 Contain all future residential and farm-help dwellings within a strategically located building “envelope” in a manner that optimizes agricultural production in accordance with a policy to be developed by the District of Pitt Meadows in consultation with the Standing Agricultural Advisory Committee, the ALC and the BCMAF. 4.9;

development and productive use of agricultural land;


policy partnerships, advocacy and development;

 ALR;
residential development;
partnerships/advocacy/liaising;		 To maximize the agricultural land available for future agricultural uses, request the Province to review policies on non-resident ownership currently in place in other jurisdictions and consider implementing policies to encourage agricultural uses of all agricultural lands and reduce potential speculation on value of farmland. 4.11;
economic development; agricultural industry services; Investigate a suitable site for an Agricultural Industrial Park, to house value-added agricultural enterprise activities that do not meet the criteria as developed for value-added agricultural enterprise activities on a farm site....( The APSC recommends the site be selected in consultation with the Standing Agricultural Advisory Committee, Engineering and Development Services, the general public and other relevant groups. 4.13;
food processing, storage and distribution; zoning;
 		 Allow storage of farm inputs on a bona fide farm without further regulation, provided the farm input is not environmentally hazardous, is necessary for the farm operation, will be used in one growing year, and is safely stored at least 15 metres from natural watercourses, ditches or streams and is in accordance with established provincial legislation, regulation, and best practices guidelines.  4.17;
wildlife/environmental/pest management; wildlife and ecosystem management;
research and data collection;		 Have the Standing Agricultural Advisory Committee, in consultation with BCMAF, the Pitt Meadows Farmers Institute and others, encourage further research into, review of, and adoption of, alternative bird management practices that are less intrusive than bird cannons.  4.18;
wildlife/environmental/pest management; wildlife and ecosystem management;
research and data collection;
agricultural advisory committee;
partnerships/advocacy/liaising;		 Have the Standing Agricultural Advisory Committee, in cooperation with the Pitt Meadows Farmers Institute and the BCMAF, continually monitor, review and encourage the use of new technologies and practices which may limit the effects of wildlife on the agriculture industry. 4.21;
development and productive use of agricultural land; recreational use of agricultural land;
ALR;		 Do not allow any more golf courses or driving ranges on any ALR land in Pitt Meadows. 4.24;

 

Corporation of Delta Zoning Bylaw No. 2750

Topic(s): Development and Productive use of Agricultural Land, Food Production, Food Sales, Access & Procurement, Urban Agriculture, Waste Management

Sub-topic(s): zoning, farm retail/farm gate sales, composting, farm home plate, pollinators, beekeeping/apiculture, livestock, siting and coverage, ALR, farm worker accommodation, residential development

Region: Metro Vancouver | Document Type: Zoning Bylaw | Year: consolidated 2015

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Topic Sub-topic Policy or Policy Excerpt Document Location

food production;

urban agriculture;

beekeeping/apiculture;

pollinators;

livestock;

Beekeeping:

Notwithstanding Section 304, the keeping of ‘bees’ are permitted as an accessory use to a ‘dwelling, single family’, ‘dwelling duplex’ or in any Public (P) zone provided that:

a) Not more than two ‘beehives’ and two ‘nucleus colonies’ are permitted on ‘lots’ equal to or less than 1,000 m2 in area.

b) Not more than four ‘beehives’ and four ‘nucleus colonies’ are permitted on ‘lots’ larger than 1,000 m2 in area.

c) Each ‘beehive’ and ‘nucleus colony’ shall be located to the rear of the principal building on a ‘lot.

d) Each ‘beehive’ and ‘nucleus colony’ shall comply with one of the following siting requirements: i. be raised a minimum of 2.5 m above grade; ii. be located a minimum of 7.5 m from all ‘lot’ lines; or iii. be behind a continuous ‘fence’ or hedge a minimum of 1.8 m in height located parallel to an adjacent property line and extending a minimum of 6.0 m horizontally beyond the ‘beehive’ or ‘nucleus colony’ in either direction.

e) In the P zones: i. written permission is obtained from the property owner; and ii. the keeping of ‘bees’ is for educational purposes.

 428
development and productive use of agricultural land;

siting and coverage;

ALR;

See document for siting and coverage regulations for buildings and structures in Agricultural Zone A1.

 502 ; 503 ; 510-512
development and productive use of agricultural land;

farm home plate;

ALR;

‘Farm Home Plate’ and ‘Farm Home Plate’ – ‘Migrant Farm Worker Housing’:

See document for regulations and related to farm home plate in Agricultural Zone A

 506
development and productive use of agricultural land;

residential development;

farm worker accommodation:

ALR;

Area of a ‘Farm House’, ‘Additional Farm House’ or ‘Migrant Farm Worker Housing’:

See document for regulations and related to area of a farm house,  additional farm house or migrant farm worker housing in Agricultural Zone A.

 507
development and productive use of agricultural land;

residential development;

ALR;

Additional Farm House:

See document for regulations and related to additional farm house in Agricultural Zone A1.

  
development and productive use of agricultural land;

farm worker accommodation;

ALR;

‘Migrant Farm Worker Housing‘:

See document for regulations related to migrant farm worker housing in Agricultural Zone A1.

 508 B

food processing, storage and distribution;

 

 ALR;

‘Agricultural Product’ and ‘Mushroom Growing Medium’ Storage, Processing and Preparation:

A minimum of 50% of the total volume of the ‘Agricultural Products’ or ‘Mushroom Growing Medium’ stored on a ‘Lot’ or processed or prepared by ‘On-farm Processing’ or ‘On-Farm Product Preparation’ on a ‘Lot’:

a) must be consumed as animal feed or used in the production of mushrooms, on a farm owned or operated by the owner or lessee of the ‘Lot’: or

b) must have been harvested, grown, raised, or produced on a farm owned or operated by the owner or lessee of the ‘Lot’.

 513
waste management;

composting;

ALR;

Agricultural Waste Management and ‘On-Farm Composting’

See document for regulations related to agricultural waste management and 'on- farm' composting in Agricultural Zone A1.

 514
food sales, access and procurement;

farm retail/gate sales

ALR;

Farm Retail Sales

See document for regulations related to farm retail sales in Agricultural Zone A1.

 515

 

Corporation of the City of Port Coquitlam Zoning Bylaw No. 3630

Topic(s): Development and Productive use of Agricultural Land, Food Production, Urban Agriculture

Sub-topic(s): beekeeping/apiculture, farm home plate, farm residence maximum setback, livestock, pollinators, siting and coverage

Region: Metro Vancouver | Document Type: Zoning Bylaw | Year: consolidated 2016

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Topic Sub Topic Policy or Policy Excerpt Document Location
development and productive use of agricultural land;

farm home plate;

farm residence maximum setback;

FARM HOME PLATE

1) A farm residence and all farm residence accessory facilities must be located within the farm home plate.

2) The area of the farm home plate is limited to the greater of 10% of the lot area or 1000m2 , up to a maximum of 2000m2 .

3) A farm residence must be entirely located within an area no more than 50m from the front lot line or the exterior side lot line, whichever provides access to the farm residence. 4) Farm residence accessory facilities on lots with a lot width of more than 33m must be entirely located within an area no more than 60m from the front lot line or the exterior side lot line, whichever provides access to the farm residence.

 1.4
development and productive use of agricultural land; siting and coverage; See document for regulations for siting and coverage for buildings and structures in Agricultural Zone (A). Table 1.4 and notes to Table 1.4

urban agriculture;

food production;

beekeeping/apiculture;

pollinators;

livestock;

ACCESSORY HOBBY BEEKEEPING

14.1. Accessory hobby beekeeping must comply with the following regulations:

a. A maximum of 2 beehives and 2 nucleus colonies may be located on a lot;

b. The lot must have a minimum width of 14 metres (46 ft.);

c. A beehive or nucleus colony must not be located in a front or side yard;

d. A beehive or nucleus colony must not be located within 2 metres (6.6 ft.) of a rear lot line; and,

e. A solid fence or landscape screen with a minimum height of 2 metres (6.6 ft) must enclose a rear yard containing a beehive or nucleus colony.

 section III 14

District of Kent Zoning Bylaw No. 1219, 2001

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Food Sales, Access & Procurement, Urban - Agriculture Conflict & Edge Planning

Sub-topic(s): agri-tourism, ALR, farm home plate, farm retail/farm gate sales, greenhouses, siting and coverage, zoning

Region: Fraser Valley | Document Type: Zoning Bylaw | Year: consolidated 2016

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Topic Sub-topic Policy or Policy Excerpt Document Location
development and productive use of agricultural land;

farm home plate;

ALR;

Farm Home Plate and Farm Employee Residence

The following farm home plate and farm employee residence requirements shall apply to all lots within the Agricultural Land Reserve and are subject to the provisions of the Agricultural Land Commission Act.

.1 General Requirements

(a) With the exception of Part 7.14.1 (b), all lots within the Agricultural Land Reserve, the farm residence, farm employee residence, home occupation, and all accessory residential facilities must be located within the farm home plate area;

(b) Farm home plate requirements do not apply to lots that are exempt from the Agricultural Land Commission Act restrictions on the use of agricultural land.

.2 Siting Requirements

(a) Maximum area of a farm home plate containing one farm residence is 2,023 m2 (21,780 ft2 ) (0.5 acres).

(b) A farm home plate containing a farm employee residence and or home occupation located within an accessory building may be increased by a maximum of 506 m2 (5,445 ft2 ) (0.125 acres).

(c) Maximum depth for a farm home plate is 60 m (196.85 ft) measured from a dedicated road. If the road is not dedicated then the depth shall be measured from the constructed road.

(d) One boundary of a farm home plate must be located at a property line fronting on a road from which vehicular access is obtained.

(e) The rear face of a farm residence or farm employee residence must not be less than 10 m (32.81 ft) from the rear of the farm home plate.

(f) A Development Variance Permit may be considered in order to vary Part 7.14.2(a) to (e) where it can be demonstrated that the variance improves the agricultural suitability of the lot.

.3 Floor Area Requirements

(a) The maximum floor area for a farm residence on a lot less than 8 Ha (19.77 acres) shall be 372 m2 (4,000 ft2 ).

(b) The maximum floor area for a farm residence on a lot 8 Ha (19.77 acres) and greater shall be 465 m2 (5,000 ft2 ).

(c) The maximum floor area for a farm employee residence shall be 279 m2 (3,000 ft2 ).

.4 Farm Employee Residence

(a) A person may apply for a farm employee residence by completing an application on the prescribed form and shall include a detailed site plan.

(b) The owner will be required to register a Section 219 covenant against the property title at the Land Title Office which will specify the farm employee residence details submitted in the application form and accompanying site plan.

(c) A farm employee residence is not permitted on any lot less than 4.0 ha (9.88 acres).

(d) A maximum of one (1) farm employee residence is permitted on any lot subject to Part 7.14.4 (c).

 7.14
economic development;

agri-tourism;

ALR;

Buildings and structures for agri-tourism use:

i. shall be limited to 300m2 in area, excluding exterior activity areas;

ii. shall be limited to a catered food and beverage service where farm products from the farm operation are highlighted; maximum seating capacity for 40 patrons;

iii. shall be seasonal, meaning they will be closed for 30 days a year including one closure of a minimum of 2 weeks; iv. where utilized for biodiversity conservation, passive recreation, heritage, wildlife and scenery view purposes, shall not exceed 100m2 , when the principal agri-tourism buildings or structures are 100m2 or less.

 9.1.2.4
food sales, access and procurement

farm retail/gate sales;

ALR;

Buildings and structures for farm retail sales use shall:

i. be limited to one building or structure per Farm Retail Sales use; and ii. have a maximum floor are of 300m2 , including both indoor and outdoor sales and display areas

 9.1.2.5
urban-agriculture conflict and edge planning; greenhouses;

Illuminated Greenhouses

(a) shall have sidewall abatement measures, such as curtains, screens, berms or plantings, for all side walls that expose neighbouring properties and roads to light emissions and; (b) must operate their lighting systems so that the calculated light emissions from the greenhouse do not exceed 5,000 lux.

 9.1.2.6
development and productive use of agricultural land;

siting and coverage;

ALR;

See document for siting and coverage regulations for buildings and structures in Agriculture Zone (A).

 9.1.3

 

 

Supplementary Information

 

Municipal Planner Interview with the District of Kent Re: Farm Residence Home Plate Restriction

Adopted in 2012, The District of Kent’s home plate bylaw regulates the footprint of employee residences, farm worker residences as well as home occupations within accessory buildings.

Policy Development and Community Consultation

The home plate bylaw, initially recommended within the District’s Agricultural Area Plan, was created as a precautionary measure to prevent the loss of agricultural land to large residential estates – a prevalent trend in neighbouring municipalities in the Lower Mainland.  It was noted that the fragmented agricultural land base increased the vulnerability of Kent to such a trend.

The home plate bylaw was developed by the Department of Planning in partnership with the District’s Agricultural Advisory Committee (AAC), who contributed to developing the bylaw language. A public meeting was held to review potential bylaw changes and seek additional community feedback. Additionally, members of the public had the opportunity to attend AAC meetings at which the bylaw was discussed, as District of Kent AAC meetings are open to the public.

It was reported that the agricultural community was supportive of the bylaw, provided that flexibility was afforded for variances that would improve the agricultural suitability of the site. (E.g.: variance of the location of the home plate would be afforded based on site-specific characteristics including drainage, existing paved surfaces etc.). Language to this affect has been included in the bylaw and appropriate variances have been granted since its adoption.

Policy Adoption

The building size and floor area requirements were the most challenging aspects of the bylaw to draft, particularly those related to farm employee residences. Committee members and Council reviewed numerous building size options for the farm residence and farm employee residence prior to obtaining consensus. There was also discussion as to whether or not the farm employee residence should be limited to a mobile home. Ultimately, the mobile home restriction was not supported but a minimum lot size for a farm employee residence was. It was noted that the absence of a real estate lobby in the District helped facilitate the ease at which the bylaw was adopted.

Policy Implementation

Guiding documents are available to assist applicants through the building permit process. As part of this process, applicants are required to submit a home plate boundary site plan. A home plate plan prepared by a legal land surveyor is usually only required on more complex applications, however professional quality plans are generally expected. Generally, when an applicant chooses to prepare his own plan without the assistance of a qualified professional, staff has to spend a considerable amount of time with the applicant to ensure the plan is acceptable.

Policy Outcomes and Recommended Improvements

The home plate bylaw was identified by the District of Kent as an effective preventative measure to discourage large rural estate developments on agricultural land.

Suggested improvements could include more comprehensive guiding documents, particularly documents to direct the creation of site plans in order to facilitate the application process. It was noted that the increased person-to-person involvement of the Planning and Building Department during the initial applications afforded City staff the opportunity to better understand the agriculture sector in the District and keep a pulse on development within the community. 

 

District of Kent, Planning and Development Services, personal communication, October 2016

 

 

City of Surrey Zoning Bylaw 12000

Topic(s): Development and Productive use of Agricultural Land, Food Processing, Storage & Distribution, Food Production, Food Sales, Access & Procurement, Urban Agriculture

Sub-topic(s): ALR, farm home plate, farm residence maximum setback, farm retail/farm gate sales, food distribution, food processing, food storage, livestock, mobile/street food vending, siting and coverage, urban chickens, zoning

Region: Metro Vancouver | Document Type: Zoning Bylaw | Year: consolidated 2016

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Topic Sub-topic Policy or Policy Excerpt Document Location

food production;

urban agriculture;

livestock;

urban chickens;

Keeping of Animals

(a) The keeping of livestock, poultry, rabbits and chinchillas in the RA, RH, RF and RF-SS Zones is subject to the following maximum permitted numbers:

i. Two (2) livestock for every 0.4 hectare [1 acre], with the minimum lot size of 0.4 hectare [1 acre]; ii. Six (6) sheep or goats, for every 0.4 hectare [1 acre], with the minimum lot size of 0.4 hectare [1 acre]; iii. Twelve (12) head of poultry, excluding roosters, for every 0.4 hectare [1 acre], with the minimum lot size of 0.4 hectare [1 acre]; iv. Rabbits and chinchillas where the lot is 0.4 hectare [1 acre] or greater, or 2 rabbits or chinchillas where the lot is less than 0.4 hectare [1 acre]...See document for additional regulations for the keeping of animals including regulations for the keeping of urban chickens.

 part 4 B.7
food sales, access and procurement; mobile/street food vending;

Portable Food Services

Portable food services providing temporary food services from a vending cart may be permitted in all commercial and industrial Zones provided that the vending cart: (a) does not exceed 4.0 sq. metres [43.0 sq. ft.] in area; (b) is capable of being moved on its own wheels without alteration or preparation; and (c) is fully self-contained with no service connection, excluding electrical connections, provided the portable vending cart is located no more than 2.0 metres [6 ft.] from the point of electrical connection.

 part 4 B .9
food sales, access and procurement;

farm retail/gate sales;

Accessory uses limited to the following:

(a) Display and retail sale of products provided all of the following are satisfied:

i. all of the products offered for sale shall be produced by the farm operation or at least 50% of the floor area for product sales and display shall be limited to product produced by the farm operation;

ii. products offered for sale shall be limited to agricultural and/or horticultural products and shall exclude dressed fowl or poultry, butchered meat and/or preserved food unless dressed, butchered or preserved off-site;

iii. the cumulative maximum floor area for the display and sale of products shall not exceed 93 square metres [1,000 sq. ft.];

iv. all products offered for sale and related displays shall be located entirely within a building; and v. products offered for sale and related displays shall be an accessory use to a single family dwelling and the agricultural and/or horticultural use of the lot;

(b) i. Food and beverage service lounge associated with a farm-based winery in accordance with the Agricultural Land Commission Act/Regs/Orders;

ii. Retail sales associated with a farm-based winery in accordance with the Agricultural Land Commission Act/Regs/Orders; provided the maximum floor area for retail sales and wine tasting does not exceed 93 sq.m. [1,000 sq.ft.].

 part 10 B. 9 (a) (b)
food processing, storage and distribution;

food processing;

ALR:

 Primary processing of products provided at least 50% of the product being processed shall be produced by the same farm operation or is feed required for the farm operation; part 10 B. 9 (c)
development and productive use of agricultural land;

siting and coverage;

ALR:

See document for siting regulations for buildings and structures in General Agriculture Zone (A-1) and Intensive Agriculture Zone (A-2)

part 10 F. 1 (a);

part 11 E;

part 11. F.1;
development and productive use of agricultural land;

farm residence maximum setback;

ALR:

Maximum setbacks:

No portion of a single family dwelling and an additional single family dwelling or a duplex shall be located farther than 50.0 metres [164 ft] from the front lot line provided that, on a corner lot, no portion of a single family dwelling and an additional single family dwelling or a duplex shall be located farther than 50.0 metres [164 ft] from either the front lot line or the side lot line on a flanking street..

part 10 F. 1(b);

part 11 F.1(b)
development and productive use of agricultural land;

residential development;

ALR:

A secondary suite shall:

(a) Not exceed 90 square metres [968 sq.ft.] in floor area; and

(b) Occupy less than 40% of the habitable floor area of the building.

part 10 J. 1;

part 11. J.1;
development and productive use of agricultural land;

farm home plate;

ALR:

The following provisions shall apply to a farm residential footprint:

(a) The maximum size of the farm residential footprint shall be 2,000 square metres [0.5 acres];

(b) Despite Sub-section J.2.(a), the maximum size of the farm residential footprint may be increased by 1000 square metres [0.25 acres] for an additional single family dwelling or duplex where the lot is 4 hectares [10 acres] or more and is a farm operation;

and The maximum depth of the farm residential footprint from the front lot line, or the side lot line on a flanking street if it is a corner lot, shall be 60 metres [197 ft.].

part 10 J. 2;

part 11. J..2
food processing, storage and distribution;

food processing;

food storage;

food distribution;

 This Zone is intended to accommodate and regulate industries which process agricultural products or provide services to agriculture. See document for regulations for Agro-Industrial Zone (IA). part 51

 

Supplementary Information

 

Municipal Planner Interview with the City of Surrey Re: Farm Homeplate Restriction

The City of Surrey’s farm home plate restriction requires the clustering of non-agricultural buildings and structures in Agricultural Zones close to the front property line. By clustering non-agricultural uses and regulating the size and siting of the associated footprint, known as the farm residential footprint, the City of Surrey aims to curtail the impact of estate development on agricultural land and the installation of long residential driveways over prime agriculture soils.

Policy Development

Given the urban areas within Surrey, the use of ALR land for residential development is an ongoing challenge within the municipality.  Approximately 7 years ago, the municipality began developing regulations for the size and siting of the farm home plate on ALR lands. It was a contentious process which resulted in the adoption of the farm residential footprint provisions into the zoning bylaw in 2012.  While the final home plate provisions cluster and limit the total footprint of residential uses (eg lawns, pools, residences, accessory buildings), they do not restrict the footprints of houses themselves. 

Public Consultation and Policy Adoption

The agricultural industry, Surrey’s Agricultural Advisory Committee and the general public were engaged during the farm home plate development and review process. Strong opposition toward limiting house size was expressed at open houses. As a result, house size restrictions were not included in the home plate provisions.

Policy Implementation

While non-compliant, pre-existing and pre-loaded sites were granted development variances and building permits, variances for future farm home plate adjustments are only to be supported where the proposal will benefit agriculture. Communicating this priority to the public and the need to implement it, takes time which was evident in the large number of variance applications submitted after the new regulations were adopted.

Policy Outcomes and Recommended Improvements

It was reported that the policy has generally helped reduce the loss of productive ALR land to residential development, but it has been less effective than initially intended. It was expressed that, to have the desired influence on restricting the use of ALR land for estate homes, a policy should ideally limit the footprint of farm residences in addition to restricting the footprint of the home plate.

References

City of Surrey, Planning and Development Division, Department of Community Planning, personal communication, October 2016

 

 

City of Kelowna Zoning Bylaw No. 8000

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Food Processing, Storage & Distribution, Food Production, Food Sales, Access & Procurement, Urban Agriculture

Sub-topic(s): agri-tourism, ALR, ALR subdivision, farm home plate, farm retail/farm gate sales, farm worker accommodation, farmers' markets, food processing, greenhouses, home occupation/home based businesses, livestock, residential development, siting and coverage, urban gardens/orchard, zoning

Region: Central Okanagan | Document Type: Zoning Bylaw | Year: consolidated 2019

View policy:  HTML PDF

Topic Sub-topic Policy or Policy Excerpt Document Location

food production;

urban agriculture;

zoning;

greenhouses;

Urban Agriculture

Where food is produced for consumption by residents of the subject parcel only, and is
in association with an existing principal use – single family dwelling,urban agriculture
must comply with the following:
a) greenhouses are permitted to a maximum of 30m2 in total floor area;
b) greenhouses, accessory buildings or structures associated with urban agriculture
shall conform to the applicable zoning requirements for accessory buildings or
structures and the relevant zone. A greenhouse is not included in the calculation
of site coverage for accessory buildings or structures;...

See document for additional regulations related to urban agriculture.

 9.10

food production;

urban agriculture;

zoning;

urban gardens and orchards;

Multi-residential Shared Garden

A Multi-residential shared garden must be solely for the use of the residents on
the parcel. Multi-residential shared gardens shall:
(a) be screened from adjacent streets and/or parking area by landscaping;
(b) be integrated into the overall landscape design;
(c) be located on a parcel where exposure to sunlight is optimal;...

See document for additional regulations related to multi-residential shared gardens.

 9.11

food production;

urban agriculture;

zoning;

urban gardens and orchards;

Community Gardens

In order to be permitted on a parcel a Community Garden shall:
(a) conform to the applicable zoning requirements for accessory buildings or
structures, or greenhouse when accommodating these structures in
conjunction with a community garden;
(b) be delineated from adjacent streets and/or parking areas by landscaping;
(c) have no or materials related to the community garden stored outside on the
parcel;...

See document for additional regulations related to community gardens.

 9.12
development and productive use of agricultural land;

zoning;

farm worker accommodation;

 See document for additional regulations related to temporary farm workers accommodations. 9.13
development and productive use of agricultural land;

ALR subdivision;

ALR;

Subdivision Regulations

(a) The minimum lot width is 40.0 m.
(b) The minimum lot area is 4.0 ha

 11.1.5
development and productive use of agricultural land;

siting and coverage;

ALR;

See document for siting and coverage regulations for buildings and structures in Agricultural Zones.

 11.1.6
development and productive use of agricultural land

farm home plate;

residential development;

 For lots 0.4 ha and greater, a residential footprint must be registered on title for any residential development triggered by a Farm Protection Develoment Permit.The
maximum residential footprint is 2,000 m2. A second residential footprint up to 1,000 m2 may be registered for a mobile home for immediate family where permitted.		 11.1.6 (c)
food processing, storage & distribution;

food processing;

siting and coverage

 Not withstanding subsections 11.1.6(a), confined livestock areas and/or buildings housing more than 4 animals, or used for the processing of animal products, shall not be located any closer than 30.0 m from the lot line where the lot line borders a residential zone. 11.1.6 (f)
food processing, storage and distribution;

home occupation/home based businesses;

food processing;

livestock;

ALR;

 

When a home based business, rural involves the cutting and wrapping of wild game
or any meat, the lot must have a minimum lot area greater than 0.33 ha.

 11.1.7 (a)
food sales, access and procurement;

farn retail/gate sales;

ALR;

 Agricultural and garden stands selling only produce grown on the site or another site operated by the same producer do not have a maximum area. The maximum gross floor area of stands selling produce that is produced off-site shall be 50.0 m². For sites within the Agricultural Land Reserve, the maximum gross floor area of agricultural and garden sales for produce produced off-site or off-farm products shall be the lesser of one-third of the total floor area of the agricultural and garden sales stand or 100.0 m². 11.1.7 (c)
economic development;

agri-tourism;

ALR;

residential development;

(j) Bed and breakfast homes or group homes, minor in combination with a secondary suite shall not be located on parcels less than 2.0 ha in size. 

 11.1.7 (j)
economic development;

agri-tourism;

ALR;

residential development;

The following uses are specifically prohibited in the A1 – Agriculture Zone, in accordance with the requirements of the ALC Regulations to prohibit explicitly: (a) agri-tourist accommodation, as defined by the ALC Regulation....

 11.1.10.
urban agriculture;

urban gardens/orchard;

residential development;

 Urban agriculture permitted in all urban residential zones. section 13
food sales, access & procurement;

farmers' markets;

 Purpose
The purpose is to provide for an agribusiness and agritourism zone that meets local and tourist demand for agricultural products, services and experiences. Due to the seasonal nature of agriculture, this zone also provides for a flexible range of secondary uses which serve local residents on a year round basis.		 Section 18, Schedule B, CD23

 

City of Kelowna Official Community Plan 2030 Bylaw No. 10501

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Food Sales, Access & Procurement, Urban - Agriculture Conflict & Edge Planning, Urban Agriculture, Wildlife/Environmental/Pest Management

Sub-topic(s): 'benefit to agriculture' language, agri-tourism, agricultural industry services, ALR, ALR exclusion, ALR subdivision, buffer at agricultural edge, covenants, edible landscaping, farm home plate, farm traffic, farm worker accommodation, farmers' markets, protection of farming development permit area, residential development, roads in agricultural land, urban containment/growth boundary, urban gardens/orchard, wildlife and ecosystem management, zoning

Region: Central Okanagan | Document Type: Official Community Plan | Year: 2013

View policy:  HTML PDF

Topic Sub-topic Policy or Policy Excerpt Document Location Language Rating
development and productive use of agricultural land;

agricultural industry services;

zoning;

ALR exclusion;

ALR;

farmers' markets;

 Agri-business Land use Designation: Rural land preserved for agriculture and agriculture-related businesses that support local farming and farmers... Agriculture related commercial uses (retail and office) necessary to support a farmers’ market and public market may be considered within this designation. Limited residential uses may be supported within this designation and include a single caretaker’s unit and accessory live/work accommodation which support the agriculture-related business function. Despite the potential for “non-farm use” activities, lands within this designation will not be supported for exclusion from the ALR and only non-farm uses approved by the Agricultural Land Commission will be permitted. An example of appropriate zoning within this designation is Comprehensive Development (CD) zone CD2. 4.2 *

food sales, access and procurement;

economic development;

 urban containment /growth boundary; Lands within the permanent growth boundary may be considered for urbanuses within the 20 year planning horizon ending 2030. Lands designated as Future Urban Reserve within the permanent growth boundary may be considered for urban uses beyond 2030. Lands outside the permanent growth boundary will not be supported for urban uses. Non-ALR land outside the Permanent Growth Boundary will not be supported for any further parcelization. 4.7 *

urban-agriculture conflict/edge planning;

wildlife/environmental/pest management;

 wildlife and ecosystem management; Integrate land use approaches wherever possible to improve opportunities for biodiversity, ecosystem connectivity, recreation, agriculture and local food production, while reducing conflicts. 5.2.5 *

food sales, access and procurement;

development and productive use ofagricultural land;

farmers' markets;

ALR;

 Support the development of farmer’s markets on non-ALR sites. ALR sites located near the urban – rural edge, in accessible, central locations may be considered if a non-ALR alternative cannot be secured. 5.13.1 *
urban agriculture; edible landscaping; Encourage the use of building setback, backyards and landscaped areas, for growing edible plants. 5.13.2 *
urban agriculture; urban gardens/ orchard; Encourage private and non-profit sector universally-accessible community gardening. Where appropriate, consider the use of city-owned land for use as community gardens. 5.13.3  
urban agriculture;

urban gardens/orchard ;

residential development;

 Encourage new development to include contiguous space intended for garden space for residents. 5.13.4  
development and productive use ofagricultural land; ALR; Retain the agricultural land base by supporting the ALR and by protecting agricultural lands from development, except as otherwise noted in the City of Kelowna Agricultural Plan. Ensure that the primary use of agricultural land is agriculture, regardless of parcel size. 5.33.1 *
development and productive use ofagricultural land; ALR exclusion;ALR; The City of Kelowna will not support ALR exclusion applications to the ALC except in extraordinary circumstances where such exclusions are otherwise consistent with the goals, objectives and other policies of this OCP. Soil capability alone should not be used as justification for exclusion. 5.33.2 *
development and productive use ofagricultural land; urban containment/growth boundary; Direct urban uses to lands within the urban portion of the Permanent Growth Boundary, in the interest of reducing development and speculative pressure on agricultural lands. 5.33.3 *

urban-agriculture conflict/edge planning;

urban agriculture;

 buffer at agricultural edge; Consider complementary agricultural land uses such as urban agriculture (as defined in the Zoning Bylaw) along the urban-rural interface that act as a transition between existing urban development and farming operations. 5.33.4 *

economic development;

development and productive use ofagricultural land;

farm gate/farm retail sales;

ALR;

agri-tourism;

 Support agritourism uses that can be proven to be in aid of and directly associated with established farm operations. Permit wineries, cideries and farm retail sales (inside and outside the ALR) only where consistent with existing ALC policies and regulations. 5.33.5 *
development and productive use ofagricultural land;

ALR;

'benefit to agriculture' language;

  Support non-farm use applications on agricultural lands only where approved by the ALC and where the proposed uses:• are consistent with the Zoning Bylaw and OCP;• provide significant benefits to local agriculture;• can be accommodated using existing municipal infrastructure;• minimize impacts on productive agricultural lands;• will not preclude future use of the lands for agriculture;• will not harm adjacent farm operations. 5.33.6 *
development and productive use ofagricultural land;

ALR subdivision;

ALR;

'net benefit to agriculture' language;

 Maximize potential for the use of farmland by not allowing the subdivision of agricultural land into smaller parcels (with the exception of Homesite Severances approved by the ALC) except where significant positive benefits to agriculture can be demonstrated. 5.33.7 *
development and productive use ofagricultural land;

ALR;

residential development;

 Discourage residential development (both expansions and new developments) in areas isolated within agricultural environments (both ALR and non-ALR). 5.33.8 *
development and productive use ofagricultural land;

ALR;

residential development;

  Encourage secondary suites on agricultural land to be located within a permitted principal dwelling. 5.34.1 *
development and productive use ofagricultural land;

farm worker accommodation;

residential development;

ALR;

 Accommodation for farm help on the same agricultural parcel will be considered only where: agriculture is the principal use on the parcel, and the applicant demonstrates that the additional housing is necessary to accommodate farm employee(s) whose residence on the farm property is considered critical to the overall operation of the farm. The primary consideration is whether the scale of the farm operation is large enough that permanent help is deemed necessary. Temporary farm worker housing (e.g. bunkhouse accommodation on non-permanent foundations) is the preferred solution where the need for farm worker housing is justified. 5.34.2 *
development and productive use ofagricultural land;

farm home plate;

ALR;

residential development;

 Locate buildings and structures, including farm help housing and farm retail sales area and structures, on agricultural parcels in close proximity to one another and where appropriate, near the existing road frontage. The goal should be to maximize use of existing infrastructure and reduce impacts on productive agricultural lands. 5.34.3 *
development and productive use ofagricultural land;

ALR;

institutional development; 

 Discourage the use of agricultural lands for public or institutional uses such as schools, parks and churches except as identified in the OCP. 5.34.4 *
wildlife/environmental/pest management; wildlife and ecosystem management; Maintain and improve biodiversity through the establishment of corridors (connectivity) and where appropriate, through the integration of wild species within agricultural landscapes. 5.35.1 *
wildlife/environmental/pest management;

covenants;

wildlife and ecosystem management;

 Promote the use of conservation covenants on agricultural land. Conservation covenants will:• balance both agricultural and environmental values and recognize the complex relationships between some agricultural use and areas of environmental interest;• protect environmental values identified through current statutory provisions (e.g. Species at Risk) and values identified through current federal, provincial and local inventory programs;• place only reasonable restrictions on agriculture in order to protect important environmental values;• allow for specified farm activities in locations that will not unduly impact or diminish the identified environmental values; and• focus on those areas specifically identified as containing important environmental values, and should not unduly restrict agriculture elsewhere on the property. 5.35.2 *
development and productive use ofagricultural land;

farm traffic;

roads in agricultural land;

 Minimize the impact of penetration of road and utility corridors through agricultural lands, utilizing only those lands necessary and to the maximum capacity prior to seeking new corridors. Provision should be made for farm traffic to cross major roads. 7.5.1 *

urban-agriculture conflict/edge planning;

urban agriculture;

protection of farming development permit area;

ALR;

buffer at agricultural edge;

 See document for farm protection development permit guidelines. chapter 15 *

 

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