Corporation of Delta Agricultural Area Plan

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

Sub-topic(s): ALR, BC environmental farm plan, climate change and greenhouse gases, community food system education, covenants, crops, deposit of fill and dumping, disclosure agreement, farm diversification, farm traffic, farmland speculation, farmland trust, food processing, irrigation and drainage, leasing of land for agriculture, local food culture, new entrants to farming, nuisance complaints, partnerships/advocacy/liaising, recreational use of agricultural land, residential development, signage in agricultural areas, soil, tax mechanisms, urban gardens/orchard, water rate for agriculture, wildlife and ecosystem management

Region: Metro Vancouver | Document Type: Agriculture Area Plan/Strategy | Year: 2011

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Topic Sub-topic Policy or Policy Excerpt Document Location
food processing, storage and distribution;

food processing;

farm diversification;

 Encourage and facilitate local on-farm processing opportunities with on-farm regulatory processes and requirements that encourage diversification 5.1.1
food processing, storage and distribution; food processing;  Investigate the feasibility of attracting processors for local crops by providing financial incentives and serviced locations. Identify and target appropriate scale niche and value chain opportunities presented by the Delta agricultural sector 5.1.1
food processing, storage and distribution; food processing; tax mechanisms; Investigate the feasibility of attracting processors using a revitalization tax exemption program bylaw 5.1.1
policy partnerships, advocacy and development; partnerships/advocacy/liaising; Lobby for the incorporation of on-farm value-added as eligible farm income for farm tax assessment purposes. 5.1.1

policy partnerships, advocacy and development;

water management

water rate for agriculture;

irrigation and drainage;

partnerships/advocacy/liaising;

 Advocate with Metro Vancouver for regional bulk water rates for agriculture (e.g., Capital Regional District) or otherwise reduce the cost of municipal water to farmers) 5.1.2
  climate change and greenhouse gases; Investigate the feasibility of alternative fuel technologies (e.g., cogeneration) to support farm operations and reduce GHG emissions 5.1.2
economic development;   Encourage farmer buying groups for inputs (fertilizer, lime, feed, other inputs) 5.1.2

policy partnerships, advocacy and development;;

land access;

leasing of land for agriculture;

farmland trust;

partnerships/advocacy/liaising;

  Advocate for a regional agricultural trust to acquire agricultural land and provide affordable long term leases to farmers. 5.1.2
policy partnerships, advocacy and development;

partnerships/advocacy/liaising;

climate change and greenhouse gases;

 Lobby senior governments to investigate and research opportunities and create incentives for farmers to reduce GHG emissions. 5.1.2
policy partnerships, advocacy and development; tax mechanisms;   Lobby the Province to investigate farmstead provisions that would tax agricultural buildings and improvements of bona fide farmers at a lower agricultural rate or provide tax exemptions for farm improvements (e.g., New York State, North Dakota). 5.1.2
development and productive use of agricultural land; deposit of fill and dumping; Identify areas where dumping of waste on agricultural lands is occurring, improve frequency of clean-up, and  increase bylaw enforcement 5.1.3
education;

recreational use of agricultural land;

signage is agricultural areas;

 Review and maintain signage and provide education material to recreational users that they are in an agricultural area and that agricultural activities are acceptable 5.1.3
urban-agriculture conflict and edge planning;

nuisance complaints;

covenants;

residential development;

disclosure agreement;

 Require notification/disclosure on property transactions adjacent to agricultural lands that purchasers may expect normal farm practices, possibly  through a covenant 5.1.3
policy partnerships, advocacy and development;

partnerships/advocacy/liaising;

farm diversification;

 Assist farmers to navigate the regulatory requirements in pursuing innovative projects (e.g., energy and waste management technologies), on-farm value added and diversification 5.1.4
  climate change and greenhouse gases;  Work with farmers to develop technological and land based solutions to reduce greenhouse gas emissions associated with agricultural practices and to make farm business more resilient to future impacts of climate change by investing in adaptation strategies for agriculture. 5.1.4
policy partnerships, advocacy and development; partnerships/advocacy/liaising;  Support farmers in dealings with federal and provincial agencies, such as the Department of Fisheries and Oceans and BC Ministry of Environment, to ensure that conditions for efficient agriculture are enhanced, and specifically work toward “agriculture-friendly” protocols for ditch and dike maintenance that protect the environment and are timely, reasonable and feasible from an agricultural perspective 5.1.5
policy partnerships, advocacy and development; partnerships/advocacy/liaising; Build agricultural understanding in municipal Hall with agriculturally qualified staff (e.g., professional agrologist), information sessions, tours and dialogue 5.1.5
wildlife, environmental and pest management; BC environmental farm plan; Encourage environmental farm planning, the adoption of beneficial management practices, and other environmental initiatives to reduce environmental risks and regulatory compliance costs 5.1.5
water management;

crops;

food processing;

irrigation and drainage;

 Ensure municipal water is accessible to support high valued crops production and on-farm processing. 5.2.1
water management; irrigation and drainage; Continue to improve agricultural drainage and irrigation  5.2.1
urban-agriculture conflict and edge planning; farm traffic; Continue to work with the farming community to explore options to improve agricultural vehicle movement (e.g., through the Highways Bylaw) 5.2.2
economic development;

new entrants to farming;

farm diversification;
In collaboration with Metro Vancouver, neighbouring municipalities and BCMA, investigate options for providing agrologist services to assist start up farmers and identify funding sources to pursue new business ideas.		 5.3.1
education;

new entrants to farming;

partnerships/advocacy/liaising;

 Enhance relationships with Delta farmers, secondary and post-secondary education institutions, agricultural academies, ministries and associations to facilitate events and initiatives to provide new/young farmers with training, mentoring, technical expertise, production knowledge, and access to agricultural programs that would promote knowledge transfer and build capacity in smaller scale farming 5.3.1
economic development; farm diversification;  Explore and support farming models that develop stronger connections between the farming community and the local marketplace and encourage new types of agricultural enterprise, such as community supported agriculture, cooperatives, local food alliances, and community networks. 5.3.1
education; new entrants to farming; Support on-farm internship programs (e.g., Canadian Farm Business Management Council, CRAFTOntario program, WWOOF Canada
 		 5.3.1
policy partnerships, advocacy and development; partnerships/advocacy/liaising; Lobby senior governments for the development of family trust legislation to facilitate transfer of farmland between generations 5.3.1
land access;

leasing of agricultural land;

new entrants to farming;

 Investigate incentives to encourage active farmland use, by improving access by aspiring and landless farmers, spurring existing non-farming farmland owners to lease out their land, exploring agricultural trusts, and encouraging longer lease terms. 5.3.2
land access;

leasing of agricultural land;

new entrants to farming;

 Make municipal and Crown land available for farming under lease to young farmers and new entrants. 5.3.2
land access; farmland trust; Explore new relationships with existing land trusts (e.g., Ducks Unlimited, The Land Conservancy), to increase access to farmland by farmers. 5.3.2
development and productive use of agricultural land;

soil;

ALR;

deposit of fill and dumping;

 Improve enforcement of existing regulations in farming areas including soil filling, storage, waste dumping, and maintenance of agricultural properties, engaging the AAC to assist in spotting violations and problem areas 5.3.3
development and productive use of agricultural land;

farmland speculation;

ALR;

 Explore financial mechanisms to address farmland speculation and deter non-agricultural development on farmland. 5.3.3

urban-agriculture conflict and edge planning;

education;

nuisance complaints;

ALR;

residential development;

 Educate rural-residential property owners about normal impacts associated with adjacent agricultural operations and create awareness among realtors and non-agricultural property purchasers of farming activities in the ALR 5.3.3
land access;

covenants

farmland trust

 Encourage agricultural and other land trusts to make their farmland available to Delta famers without covenants that restrict its agricultural use. 5.3.3
education;

local food culture;

community food system education;

 Build on existing farmer-supported agricultural awareness events such as “Farm Hike by Bike” (Earthwise) or “A Day at the Farm”, Delta Farm Tours, and “Meet Your Maker” events, work with local tourism/hospitality industry to initiate ‘taste of Delta’ food promotions at Delta restaurants and hotels, and other opportunities for the public to experience local food and agriculture 5.4.1
education; community food system education; Develop a multi-partner communications plan to engage farm groups e.g. by creating contact lists of farmers and farmers organizations
willing to educate the public, distributing a “Champions of Farming” speakers list to the Rotary Club, Delta Chamber of Commerce and other groups, encouraging presentations on agricultural issues and to engage the public, (e.g., agricultural awareness events, newspaper coverage, crop information, and farm field identification.		 5.4.1

urban agriculture;

education;

community food system education;

urban gardens/orchard;

 Support and expand opportunities for community gardens/urban agriculture demonstrations to promote agricultural awareness, through additional funding , supportive bylaws and provision of land 5.4.1
economic development; research and data collection; Encourage reports and research that show what the returns to farmers are on agricultural products, where the food dollar goes in the food chain, and the cost of food in relation to other staples in the community 5.4.1

education;

urban-agriculture conflict and edge planning;

signage in agricultural areas;

farm traffic;

 Review and expand signage to identify agricultural areas, what is grown in those areas, and indicate respect for farm traffic. 5.4.1
wildlife, environmental and pest management;

wildlife and ecosystem management;

partnerships/advocacy/liaising;

 Engage with the Delta Farmland and Wildlife Trust (DFWT) to promote initiatives to foster public awareness of how farmland sustains wildlife and habitat and to build support for more equitable sharing of the costs of providing ecological goods and services. 5.4.2

wildlife, environmental and pest management;

policy partnerships, advocacy and development;

wildlife nad ecosystem management;

partnerships/advocacy/liaising;

 Lobby senior governments for programs to compensate farmers for wildlife crop damage, through participation in federal –provincial waterfowl damage compensation programs. 5.4.2

development and productive use of agricultural land;

policy partnerships, advocacy and development;;

wildlife and ecosystem management;

partnerships and advocacy;

 Lobby the ALC, provincial ministries, BC EAO and CEAA to develop a better framework for addressing loss of land base due to public infrastructure works, transportation projects, land claims, wildlife and fisheries policy, incorporating compensation and mitigation to offset the negative impact on agriculture. 5.4.2
wildlife, environmental and pest management;

research and data collection;

wildlife and ecosystem management; 

 Support research into integrated farm-level strategies to mitigate the potential for damages from waterfowl.  5.4.2

wildlife, environmental and pest management;

policy partnerships, advocacy and development;;

wildlife and ecosystem management;

partnerships/advocacy/liaising;

 Advocate with Metro Vancouver to establish a program to compensate farmers for ecological goods and services that agricultural land provides (e.g. creating a regional levy) 5.4.2

wildlife, environmental and pest management;

policy partnerships, advocacy and development;

wildlife and ecosystem management;

partnerships/advocacy/liaising;

 Work with environmental agencies to develop effective ways of managing agriculturally sustainable wildlife populations 5.4.2
economic development; local food culture; 

Work with Metro Vancouver and other lower Mainland municipalities to investigate the feasibility of regional branding for agricultural products, developing a “buy regional” policy for local governments, and engaging businesses, schools, government agencies, and institutions to participate.

 5.4.3
 

climate change and greenhouse gases;

research and development ;

crops;

 Pursue opportunities to re-instate on-farm field trials function, specifically in relation to crops grown in Delta and responses to cope with impending climate change 5.4.3
economic development;

tax mechanisms;

climate change and greenhouse gases;

 Explore on-farm carbon tax and sequestration responses that would provide economic benefits to farming. 5.4.3

City of Chilliwack Agricultural Area Plan

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Education, First Nations and Indigenous Food Systems, Food Processing, Storage & Distribution, Food Sales, Access & Procurement, Urban - Agriculture Conflict & Edge Planning, Water Management, Wildlife/Environmental/Pest Management

Sub-topic(s): agri-tourism, ALR, ALR subdivision, BC environmental farm plan, community food system education, emergency preparedness, farm retail/farm gate sales, farm worker accommodation, farmers' markets, food processing, irrigation and drainage, local food culture, new entrants to farming, nuisance complaints, recreational use of agricultural land, research and data collection, residential development, urban containment/growth boundary, water restrictions and conservation, wildlife and ecosystem management, zoning

Region: Fraser Valley | Document Type: Agriculture Area Plan/Strategy | Year: 2012

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Topic Sub-topic Policy or Policy Excerpt Document Location
economic development; research and data collection; The City of Chilliwack supports the efforts of the Chilliwack Agricultural Commission and the University of the Fraser Valley to create a centre for excellence and innovation in agriculture at the Chilliwack campus 4.5.1.1
education; edconomic development and agri-tourism; research and data collection; The City of Chilliwack supports the Chilliwack Agricultural Commission promoting the progressive components of the agricultural industry in Chilliwack through various ways such as:
• Emphasizing technical agricultural careers in area education institutions
• Focusing on the importance of research and technology
• Promoting the science and technology aspects of the industry.		 4.5.2.1
water management; water restrictions and conservation; The City of Chilliwack encourages water conservation for all citizens including agricultural users. 4.6.1.1
water management; water restrictions and conservation;  The City of Chilliwack, when addressing possible water shortages or other water concerns for agriculture, consults with industry stakeholders and looks at economically sustainable solutions to long term needs. 4.6.1.3
water management; research and data collection; The City of Chilliwack encourages research efforts involving the agricultural industry and other stakeholders to assess the impact of using lower quality water on local farm operations. 4.6.1.4
development and productive use of agricultural land;   The City of Chilliwack supports the protection and enhancement of designated agricultural land for agricultural purposes. 4.6.2.1
development and productive use of agricultural land; urban containment/growth boundary; The City of Chilliwack supports the following:
• A focus on densification of existing urban areas that supports building up, not out, to prevent urban sprawl, and redevelopment of central downtown areas through multi-family housing
• Ongoing work with the Agricultural Land Commission to establish a rational Urban Containment Boundary
• Farmer best management practices, good husbandry of animals and good stewardship of land		 4.6.2.2
development and productive use of agricultural land;   The City of Chilliwack encourages existing non-permitted uses on land in the Agricultural Land Reserve be transitioned back into acceptable agricultural uses. 4.6.3.1
development and productive use of agricultural land; farm worker accommodation; The City of Chilliwack supports non-permanent housing in cases of demonstrated need for seasonal worker housing on agricultural land.  4.6.3.2
development and productive use of agricultural land; residential development; The City of Chilliwack supports the BC Ministry of Agriculture and the Agricultural Land Commission with efforts being made to minimize the impact of residences and other buildings on agricultural land. 4.6.4.1

economic development;

food processing, storage and distribution;

 food processing; The City of Chilliwack through the Chilliwack Economic Partners Corporation and the Chilliwack Agricultural Commission supports attracting food processors to encourage economic development in the City. 4.6.5.1
food production;

zoning;

ALR subdivision;

ALR;

  The City of Chilliwack supports agricultural production from all parcels zoned for agriculture including parcels of 10 acres or less. 4.6.6.1
food sales, access and procurement;

farm retail/farm gate sales;

farmers' markets;

 The City of Chilliwack supports the efforts of local farmers in making their products available for local purchase from the farm gate, through farmers’ markets, or in cooperation with other local retailers. 4.6.6.2
food sales, access and procurement; farmers' markets; The City of Chilliwack encourages the establishment of appropriate farmers’ markets in Chilliwack. 4.6.6.3
economic development; agri-tourism; The City of Chilliwack supports the efforts of local farmers to increase agri-tourism activities that are consistent with those approved by the Agricultural Land Commission. 4.6.6.4
education;  new entrants to farming; The City of Chilliwack supports all efforts to encourage young people to enter farming, through the work of the Chilliwack Agricultural Commission, the University of the Fraser Valley, Chilliwack School District 33, and the farm community. 4.6.7.1
first nations and indigenous food systems;   The City of Chilliwack supports working collaboratively with First Nations to share agricultural best practices and to encourage agricultural production on First Nations’ land located in the Chilliwack area. 4.6.8.1
urban-agriculture conflict and edge planning; nuisance complaints; The City of Chilliwack supports notifying citizens living adjacent to, or in close proximity to, active farm operations about normal farm practices that are protected from bylaw enforcement or private nuisance suits by the Farm Practices Protection Act. 3. The City of Chilliwack encourages area realtors to ensure purchasers of properties adjacent to, or in close proximity to, active farm operations are aware of normal farm practices protected from bylaw enforcement or private nuisance suits by the Farm Practices Protection Act. 4.7.2.2
urban-agriculture conflict and edge planning; nuisance complaints; The City of Chilliwack encourages area realtors to ensure purchasers of properties adjacent to, or in close proximity to, active farm operations are aware of normal farm practices protected from bylaw enforcement or private nuisance suits by the Farm Practices Protection Act.  4.7.2.3
education;

community food system education;

local food culture;

 The City of Chilliwack supports the annual tour of agriculture in Chilliwack organized by the Chilliwack Agricultural Commission and designed for Councillors, press members, students and educators, and others to promote the activities of area farms and other efforts of the Commission to improve agricultural awareness and understanding. 4.7.2.5
urban-agriculture conflict and edge planning; nuisance complaints; The City of Chilliwack encourages the agricultural industry, with leadership from the Chilliwack Agricultural Commission, to prepare and promote a “good neighbour” policy to deal with issues of conflict in the spirit of being good neighbours....( The guidelines may:Farmers will be encouraged to,
• Get to know their neighbours and share information about their farm practices
• Support neighbourhood practices that enhance quality of life
• Protect the area environment with sensitive farm practices
• Reduce dust and odour where reasonable to do so
• Consider visual screening or hedging where practical
• Pull over to allow other traffic to pass when travelling city roads with large farm equipment and tractors
• Make efforts when moving farm equipment to take routes that avoid winding, or busy, roads
• Make efforts to limit mud and other debris on city roadways
• Maintain clean and tidy farm sites. Neighbours will be encouraged to,
• Understand and appreciate “normal farm practices” and other best practices on farms
• Support farmers’ need to operate their farms in a sustainable manner
• Appreciate the contributions of area farms to local food supplies and food security
• Eliminate unauthorized trespass on area farms
• Report all incidences of dumping of yard waste on area farms
• Report observed incidences of vandalism and theft from farms and farm outlets
• Share the roads with farm equipment and other vehicles accessing area farms.)		 4.7.3.1
economic development;   The City of Chilliwack supports the agricultural industry as an important economic contributor to the Chilliwack economy. 4.7.4.1
urban - agriculture conflict and edge planning;   The City of Chilliwack, in situations where development may impact farm operations or farming operations may affect other residents in any way, supports appropriate edge planning as a way to protect both farmers and other citizens. 4.7.6.1
education; recreational use of agricultural land; The City of Chilliwack supports the development of walking and cycling trails adjacent to, or part of, agricultural land where farmers’ affected have been consulted and agree to the use and where the walking and cycling trails may contribute to agricultural awareness and understanding. 4.7.6.2
wildlife, environmental and pest management; wildlife and ecosystem management; The City of Chilliwack supports the guidelines for building setbacks from watercourses prepared by the BC Ministry of Agriculture. 4.8.1.1
water management; irrigation and drainage; The City of Chilliwack works closely with the farm community to monitor open watercourse drainage and maintenance in order to address farmer requirements. 4.8.2.1

water management;

wildlife, environmental and pest management;

irrigation and drainage;

wildlife and ecosystem management;

 The City of Chilliwack supports existing open watercourse drainage and maintenance activities that recognize fish salvaging and protection of fish habitat. 4.8.2.2
wildlife, environmental and pest management; wildlife and ecosystem management; The City of Chilliwack supports progressive farmers who may wish to establish an appropriate buffer zone along watercourses to reduce the amount of run-off into drainage ditches.  4.8.2.3
  emergency preparedness; 2. The City of Chilliwack supports emergency planning activities at the City and Provincial levels to address flooding issues and concerns and to arrange for the evacuation of livestock if required. 4.8.3.2
education; wildlife and ecosystem management;  The City of Chilliwack supports the efforts of the Chilliwack Agricultural Commission and the University of the Fraser Valley to provide seminars on nutrient management and planning for area farmers. 4.8.4.3

wildlife, environmental and pest management;

 

wildlife and ecosystem management;

BC environmental farm plan;

livestock;

 The City of Chilliwack supports all livestock farmers in Chilliwack having a nutrient management plan in place to identify farm wastes and how they are disposed. This plan may be developed as part of the Environmental Farm Plan Program offered through the BC Agriculture Council and funded through the Growing Forward agreement between the province and Agriculture and
Agri-Food Canada.		 4.8.4.4
wildlife, environmental and pest management; wildlife and ecosystem management; The City of Chilliwack supports all efforts of the Chilliwack Agricultural Commission to promote innovative ways to mitigate damage to wildlife habitat from farming practices.  4.8.6.2
wildlife, environmental and pest management; BC environmental farm plan; The City of Chilliwack supports the Environmental Farm Plan Program and encourages all area farmers to participate in the program. 4.8.7.1

Township of Langley Official Community Plan

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

Sub-topic(s): ALR, ALR exclusion, ALR subdivision, buffer at agricultural edge, food processing, residential development, zoning

Region: Metro Vancouver | Document Type: Official Community Plan | Year: consolidated 2015

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Topic Sub-topic Policy or Policy Excerpt Document Location Language Rating
urban-agriculture conflict/edge planning; buffer at agricultural edge; The boundary between urban areas and rural areas should be carefully planned and designed to create a clear limit on urbanization, to create an attractive edge that integrates Langley’s rural/agricultural character into its communities, and to minimize negative impacts on rural areas.  
This can be achieved by: 
• creating greenbelts between urban zoned land and the ALR, 
• ensuring that the urban/rural boundary is “defendable”, and 
• using park land as a buffer between urban and agricultural uses		 4.1; *
food processing, storage and distribution;

zoning;

food processing;

• Council shall consider the development of agricultural processing facilities as allowed by the British Columbia Land Commission and the expansion of existing industrial facilities outside the Designated Industrial Growth Areas.

 4.1;  
development and productive use of agricultural land; ALR; The detailed Community Plan for each Designated Urban Growth Area shall provide:....Holders of non-farm lands of a lesser agricultural capability (classes 4 to 7) shall be encouraged to retain the Agricultural Land Reserve classification of their lands so that a future, yet to be designated, use for their lands may be identified. These lands may be designated as Special Reserve in the OFFICIAL COMMUNITY PLAN. 4.1; *
development and productive use of agricultural land;

ALR;

ALR exclusion;

 • Council shall not support any application for exemption of lands from the Agricultural Land Reserve for commercial, residential or industrial development purposes, unless it can be demonstrated to the satisfaction of Council that an adequate demand exists for the proposed use and no other Non-Agricultural Land Reserve area in Langley can satisfy the requirements of that demand.  The procedure established by the Land Commission for exclusion of lands from the Agricultural Land Reserve will be followed at all times. 4.5;  
development and productive use of agricultural land;

ALR;

residential development;

 • Residential uses in the Agricultural Land Reserve will be permitted only where no loss of agricultural production is demonstrated and when in accordance with the Land Commission Act, existing zoning and development permit bylaws. 4.5; *
development and productive use of agricultural land;

ALR;

ALR subdivision;

 • Subdivision of agricultural lands shall not be permitted unless it is for the demonstrated purpose of creating a more efficient agricultural use of land. 4.5; *

 

Township of Langley Zoning Bylaw No. 2500

Sub-topic(s): ALR, covenants, farm retail/farm gate sales, farm worker accommodation, farmers' markets, food processing, greenhouses, residential development, siting and coverage, zoning

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; siting and coverage; See document for siting and coverage regulations for agricultural buildings and structures in Rural Zones.  201.6-201.7 and subsequent rural zones.
development and productive use of agricultural land;

farm worker accommodation;

residential development;

Temporary Farm Accommodation


The provision of temporary farm labourer accommodation is subject to the following:
a) Accommodations to be occupied between April 1st and November 30th in any calendar year shall be permitted on farms requiring seasonal help, subject to the units being occupied by an employee of the owner where such property is operated as a bona fide farm; provided, however, that the accommodation shall not be occupied by any person at any other time of the year;


b) The minimum lot size shall be 4.0 hectares.


c) Accommodation shall be at the ratio of 10 persons for each 4 hectares up to a maximum of 40 persons per bona fide farm; and


d) The maximum allowable floor area per occupant shall be 10 m2 of which the required floor area for sleeping accommodations shall be not less than 4.6 m2 and not more than 5 m2 per occupant.

 201.3
development and productive use of agricultural land;

farm worker accommodation;

residential development;

Migrant Agricultural Worker Accommodation

1) Migrant Agricultural Worker Accommodation shall be permitted on farms requiring farm help, subject to the following: Units being occupied by a migrant agricultural worker must be on parcels no less than four (4) hectares in size.


2) Accommodation shall be at a ratio of 1 migrant agricultural worker per 1000 m2 of principal farm building floor area for commercial greenhouses, mushroom and berry/vegetable processing operations up to a maximum of 130 persons per bona fide farm. All other farm commodities shall have a maximum allowance of up to 40 workers per farm.


3) The property owner shall register a restrictive covenant on the property stating that the new migrant agricultural worker accommodation will only be used by migrant agricultural workers and that the owner will remove the migrant agricultural worker accommodation and restore the land to agricultural use if the migrant agricultural worker accommodation is vacant for two (2) consecutive years. If an existing building is converted to migrant agricultural worker accommodation and is not used by migrant agricultural workers for two (2) consecutive years, the owner must either have the building removed or decommissioned so that it is no longer habitable at their own expense.


4) The migrant agricultural worker accommodation can be used to house migrant agricultural workers employed on other farm operations in the Township of Langley provided a statutory declaration is filed with the Municipality describing the terms of the arrangement and there is a written agreement between the farm operations. The workers must be employed at least six (6) months of the year on the farm with the migrant agricultural worker accommodation.


5) A statutory declaration must be filed with the Municipality annually stating that the building will only be used for migrant agricultural worker accommodation for a specified period of time. The statutory declaration shall verify the following:... See document for additional regulations related to migrant agricultural worker accommodations.

201.5

food production;

water management;

greenhouses;

Requirements for Commercial Greenhouses

Prior to issuance of a building permit for commercial greenhouse, the following
shall be required:
a) a report from a recognized independent sound consultant certifying that noise from the proposed commercial greenhouse operation will not exceed levels permitted in the Noise Control Bylaw,


b) a storm water management plan in compliance with the Subdivision and Development Servicing Bylaw 2011 No. 4861 as amended, and


c) a water well test performed by a Professional Engineer to address the adequacy of the aquifer to supply the water required by the proposed commercial greenhouse operation and drawdown rates of wells on adjacent property.

 201.11
food processing, storage and distribution; food processing;

AGRICULTURAL PROCESSING ZONE
See document for regulations for Agricultural Processing Zone (RU -6).

 206
food sales, access and distribution;

farmers; markets;


farm retail/farm gate sales;

ALR;


covenants;

RURAL FARM MARKET ZONE

Uses Permitted
...rural farm markets in the Agricultural Land Reserve subject to:
a) the growing and sale of produce grown on-site remaining the principal permitted use;


b) the RU-14 site area being limited to a maximum size of 0.4 ha and not exceeding 5% of the total farm unit area;


c) the size of the rural farm market building (including outside storage and display) used for the sale of produce grown off-site being limited to a maximum of 130m2 .A restrictive covenant shall be registered guaranteeing that 75% of all produce sales be of B.C. origin with a maximum of 10% processed farm goods; that grocery and sundry items will not be sold from the farm market; and that the farm unit will have a
minimum size of 8.0 ha;


d) municipal sanitary sewer and municipal water services shall be available to every RU-14 development. Access to a Provincial Highway from an RU-14 development shall be from a municipal road or right of way.


4) rural farm markets not located in the Agricultural Land Reserve may sell produce grown on and off the farm unit, however the area used for the sale of grocery and sundry items shall not exceed 10% of the gross floor area of the farm market building.

 

See document for additional regulations for Rural Farm Market Zone (RU -14).

 214
food processing, storage and distribution; food processing;

RURAL BUTCHER SHOP ZONE RU-9
Uses Permitted

In the RU-9 Zone only the following uses are permitted and all other uses are prohibited:


...2) butcher shops limited to a maximum gross floor area of 450 m2...

See document for additional regulations for Rural Butcher Zone (RU-9).

 209

 

City of Nelson Official Community Plan Bylaw No. 3247, 2013, Schedule A

Topic(s): Food Processing, Storage & Distribution, Land Access, Urban Agriculture

Sub-topic(s): food distribution, food processing, food storage, urban gardens/orchard, zoning

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

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Topic Sub-Topic Policy or Policy Excerpt Document Location Language Rating

food processing, storage & distribution;


urban agriculture;


land access;

zoning;


food processing;


food storage; food distribution;


urban gardens/orchard;

The City will explore ways to ensure availability and accessibility of nutritious whole foods including:


•  Permitting community gardens throughout the City, in all land use designation categories.


•  Working with the Regional District of Central Kootenay and members of the agricultural community to support farmers’ access to the land and resources they need in order to maximize regional food production, processing and distribution.


•  Supporting and encouraging food production, processing and storage within city limits at both the commercial and individual level. 

 4.4.14; *

See City of Nelson Zoning Bylaw for related policies permitting community gardens, warehousing and processing within the City. 

District of Sechelt Bylaw 492, 2010 Official Community Plan

Topic(s): Development and Productive use of Agricultural Land, Economic Development, Food Processing, Storage & Distribution, Food Production, Urban - Agriculture Conflict & Edge Planning, Waste Management, Water Management

Sub-topic(s): agri-tourism, ALR, ALR exclusion, ALR subdivision, aquaculture, buffer at agricultural edge, commercial development, farm diversification, farm retail/farm gate sales, farmers' markets, food processing, livestock, residential development, roads in agricultural land, urban containment/growth boundary, water rate for agriculture

Region: Sunshine Coast | Document Type: Official Community Plan | Year: 2011

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

urban containment/growth boundary;


commercial development;


residential development;

 New residential and commercial development will be focused within the Urban Containment Boundary shown on Schedules B and C. These areas provide more than 20 years supply of residential land to accommodate a mix of housing types in various neighbourhood settings, and to allow the District to concentrate infrastructure spending and community amenities within or near the  Resort Developments 1.1; *
development and productive use of agricultural land;

ALR subdivision;


urban containment/growth boundary;


ALR;

 Areas outside the Urban Containment Boundary designated as Agricultural, Resource or Rural Residential will be retained as small acreages ranging from .6 ha (1.5 acre) to 2. ha (5.0 acre) lot sizes for Rural Residential lands (see OCP policy 5.8) and 4.0 hectares (10 acres )for Resource or Agricultural (ALR) lands.  These lands are not intended to develop within the next 15-20 years, and will not be considered for residential development until lands within the Urban Containment Boundary are substantially built out and development is intensified within the Downtown Centre and neighbourhood centres. 1.5; *
development and productive use of agricultural land;

ALR subdivision;


ALR;

 Within the Agriculture and Resource designations, a minimum parcel size of at least 4.0 hectares applies to lands within the ALR, Provincial Forest or other forestry tenure. For lands outside these tenures, a minimum parcel size of 2.0 hectares will apply. The District will review the zoning bylaw to implement these lot sizes. 
 		 8.3; *

food processing, storage and distribution;

food sales, access and procurement;

economic development;;

farmers' markets;


food processing;


farm retail/farm gate sales;


farm diversification;


agri-tourism;

 Growth, diversification and development of the local agricultural economy is supported, including farming and associated activities such as farm-gate marketing, farmer’s markets, value-added agricultural processing, and agri-tourism opportunities that are ancillary to farming and support the viability of the farm use.
 		 8.4;  

water management;

waste management;

water rate for agriculture;

 Infrastructure policies such as reduced water rates or use of biosolids that will benefit agricultural production are supported. 8.5;  

development and productive use of agricultural land;

   Intrusions of urban infrastructure into agricultural areas will be minimized. 8.6;  
development and productive use of agricultural land;

roads in agricultural land;


buffer at agricultural edge;


residential development;

Residential developments abutting agricultural land will be required to reduce potential conflicts between residential and agricultural uses by:

(a) Designing road access to direct traffic away from agricultural land;

(b) Using larger lot sizes along the interface with farming to provide for greater separation;

(c) Providing screening and landscaping buffers within the residential development to protect residents from agricultural activities;

(d) Increased building setbacks for residential buildings along the agricultural edge; and

(e) Provide a drainage study prepared by a Professional Engineer to ensure runoff from the proposed development does not affect agricultural land.

 8.7; *
food production;

aquaculture;

livestock;

 Land-based aquaculture is supported in appropriate locations as a means of enhancing local food production.
 		 8.8;  
development and productive use of agricultural land;

ALR exclusion;


ALR;

 The District of Sechelt does not support the exclusion of lands from the ALR except where approved by the Agricultural Land Commission. The District may require that equivalent land areas be added to the ALR to compensate for any lands removed.
 		 8.10;  

 

Salt Spring Island Local Trust Committee Land Use Bylaw No. 355

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

Sub-topic(s): agri-tourism, ALR, farm retail/farm gate sales, food processing, home occupation/home based businesses, roads in agricultural land, zoning

Region: Islands Trust | Document Type: Zoning Bylaw | Year: consolidated 2015

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Topic Sub-Topic Policy or Policy Excerpt Document Location
economic development;

agri-tourism;

ALR:

Bed and Breakfast home-based businesses are subject to the following additional conditions:

(1) Not more than 1 bed and breakfast home-based business is permitted on any lot. BL461 (05/13)

(2) Despite Subsection 3.13.1, all bedrooms used to accommodate guests must be located only within a principal dwelling unit or within a seasonal cottage, if one is permitted on the lot.

(3) Not more than 3 bedrooms may be used to accommodate guests on lots that are 1.2 ha or less in area; not more than 4 bedrooms may be used to accommodate guests on lots that are greater than 1.2 ha in area.

(4) Despite Subsection 3.13.2, the total floor area dedicated primarily to the accommodation of guests on any lot, including bedrooms, ensuite bathrooms, closets and common areas, is not to exceed 50 per cent of the total floor area of the single-family dwelling and seasonal cottage on the lot, up to a maximum of 100 square metres. Information Note: Under a General Order of the Land Reserve Commission, bed and breakfast home-based businesses within the ALR are restricted to three bedrooms that must be fully contained within a singlefamily dwelling. The use of further bedrooms will require an application to the Commission and its written approval. Salt Spring Island Local Trust Committee 33 July 2015 Land Use Bylaw No. 355 (Consolidated)

(5) Breakfast meals only may be provided to bed and breakfast guests who have been provided with overnight accommodation.

(6) Off-street parking for bed and breakfast home-based business uses must be supplied as outlined in Part 7 and screened from view from abutting lots, highways or parks by a landscape screen.

(7) Despite Section 6.1, signs for bed and breakfast home-based businesses may be indirectly illuminated by a non-flashing light source, external to the sign. Where illumination is provided, it must consist of a maximum 150 watt PAR lamp mounted between 1 and 1.5 meters from each sign face.

 3.13.7-3.13.8
development and productive use of agricultural land;

roads in agricultural land;

ALR;

 Highways are not to be provided in a manner that results in a physical division of land in the Parks and Reserves 6 or Parks and Reserves 7 zones; or in a manner such that a farm operation would be interrupted in the Agriculture 1 or Agriculture 2 zone, or a forestry operation would be interrupted in the Forestry 1 or Forestry 2 zone. 5.15.2

development and productive use of agricultural land;

processing, storage and distribution;

economic development;

food sales, access and procurement;

food processing;

farm retail/gate sales;

agri-tourism;

home occupation/home based business;

ALR;

 See document for related accessory use regulations in Agricultural Zones. 9.1.1
development and productive use of agricultural land;

siting and coverage;

ALR

 See document for siting and coverage in Agricultural Zones 9.1.2

 

Salt Spring Island Local Trust Committee Official Community Plan Bylaw No. 434, Volume 2: Development Permit and Heritage Conservation Areas etc...

Topic(s): Food Processing, Storage & Distribution, Urban - Agriculture Conflict & Edge Planning, Water Management, Wildlife/Environmental/Pest Management

Sub-topic(s): amenity density zoning/contributions, buffer at agricultural edge, commercial development, covenants, farmland trust, food processing, food storage, irrigation and drainage, residential development, stormwater management, urban gardens/orchard

Region: Islands Trust | Document Type: Official Community Plan | Year: consolidated 2015

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Topic Sub-topic Policy or Policy Excerpt Document Location Language Rating
urban-agriculture conflict and edge planning;

buffer at agricultural edge;

covenants;

 Where the property being subdivided or developed adjoins agricultural land, a vegetated buffer is to be planted or retained. The buffer should usually be at least 3 m wide and should be consistent with the Landscaped Buffer Guidelines (ALC, 1993) developed by the Agricultural Land Commission. The buffer area should be protected from disturbance by a covenant. E.1.7.22 *

urban-agriculture conflict and edge planning;

water management;

stormwater management;

irrigation and drainage;

commercial development;

institutional development;

residential development;

 New commercial, industrial, institutional and multi-family residential developments that will create more than 280 m2 of new impervious surfacing should include a report prepared by a Professional Engineer that determines the extent of changes to the natural drainage. It should identify any conditions that should be incorporated into the development permit to protect property from flooding, erosion or from other undesirable impacts as the result of changes to stormwater runoff. Particular attention should be paid to ensuring that drainage changes will not result in detrimental impacts such as flooding or reduced groundwater availability on agricultural lands or watercourses that either adjoin the development or are located in the same watershed. E.1.10.2 Developments that would create less than 280 m2 of impervious surface area should not alter drainage in a way that would cause detrimental impacts on other properties, including agricultural land. The Local Trust Committee could request that a drainage plan be prepared by a Professional Engineer to assist it in establishing development permit conditions related to drainage, E.1.10.1 *
urban-agriculture conflict and edge planning; buffer at agricultural edge; Developments adjoining agricultural lands should be designed to minimize conflicts with that land. The location of access roads, the siting of structures and the layout of subdivisions should follow the guidelines developed by the Ministry of Agriculture and Lands and the Agricultural Land Commission as a guide to implementing the Farm Practices Protection (Right to Farm) Act (MAFF, 1996). Site designs should allow for a vegetated buffer, as outlined in Guideline E.2.8.7. E.2.8.7 Where the property being subdivided or developed adjoins agricultural land, a vegetated buffer is to be planted or retained. The buffer should usually be at least 3 m wide and should be consistent with the Landscaped Buffer Guidelines (ALC, 1993) developed by the Agricultural Land Commission. The buffer area should be protected from disturbance by a covenant.  E.2.4.5  

urban-agriculture conflict and edge planning;

water management;

wildlife/environmental/pest management;

wildlife and ecosystem management;

 Development should not result in the pollution of surface or groundwater supplies. Particular care should be taken to ensure that there are no detrimental impacts on agricultural land or fishbearing watercourses because of water pollution.  E.2.12.3 *
food processing, storage and distribution;

amenity density zoning/contributions;

food processing;

food storage;

urban gardens/orchard;

farmland trust;

The Local Trust Committee could consider Amenity Zoning applications that would provide the following eligible community amenities: (Note: the amenities within this list are not in order of priority)...

...e. land for community-owned farmland or land for community agricultural processing or storage facilities provided to the Salt Spring Farmers' Institute or a community farmland trust organization.

 H.3.2.1 (e )  

 

Supplementary Information

Municipal Planner Interview with Salt Spring Island Re: Amenity Zoning Provisions for Community Owned Farmland and Community Storage/Processing Facilities

Amenity Zoning is the granting of additional development potential (such as an increase in density beyond existing zoning regulations, or a subdivision of a property) in exchange for the voluntary provision of a community amenity by the land owner.  Among its list of eligible amenity contributions, Salt Spring Island Local Trust Committee includes the donation of land for community-owned farmland or agricultural processing/storage facilities.

Policy Development and Public Consultation

For quite some time, the Salt Springs Island OCP has permitted the donation of farmland and land for agricultural processing/storage facilities as eligible contributions in exchange for increased development potential. Similar policies are present in both Salt Spring Island’s current OCP (adopted in 2008), and the previous, now repealed, OCP adopted in 1998.

During the 2008 OCP review process, staff prepared opportunities for the community to provide input on specific topics, including amenity zoning. To gather feedback on this particular topic, public meetings and six focus groups were held during the OCP review and development process. Two staff reports were drafted to summarize recommendations to improve the Amenity Zoning policies and help inform their review and improvement.  (see LPSa and LPSb )

Policy Adoption

As a result of staff, council and community discussion during the latest OCP review, the Amenity Zoning provisions were updated to provide the Local Trust Committee with more guidance as to how to employ the policies. These revisions include a list of factors that the Local Trust Committee should consider in order assess the appropriateness of the land for the increased density prior to approving any applications for amenity zoning. Examples of these considerations include the proximity of the site and the proposed development to areas with high environmental value, to areas subject to erosion/flooding and to existing roads and services.  

Policy Implementation and Outcomes

Amenity zoning is employed as a discretionary tool and considered on a case-by-case basis.  Since density increases on Salt Spring Island can be limited by other factors (eg. moratoriums on increases in water demand), there have been few successful development proposals to increase density on the Island. Additionally, other amenities (e.g. affordable housing) can be viewed as more attractive contributions by applicants.

To date, this policy has been successfully implemented once. In this instance, 60 acres of agricultural land in the Fulford Valley (an agricultural area) was donated to the Salt Spring Island Farmers’ Institute for the establishment of a community farmland trust. This donation was made in exchange for an increase in density for a development in Fulford Harbour. The donated land is now home to the Burgoyne Valley Community Farm, which includes six farming operations, a community garden, and a community services plot where food is produced for people who would not otherwise have access to local produce. This is cited as an excellent example of how amenity zoning provisions can benefit the agricultural community.

Policy Recommendations

Presently, amenity zoning is the granting of additional development density by the Local Trust Committee in exchange for the voluntary provision of a community amenity by the land owner. It was suggested that the Amenity Zoning policies could be applied to re-zoning requests in addition to their current application to request for increased density. In this way, rezoning applications which do not request and increase in development potential, but instead request a change in land use, could offer community amenities in exchange for granting a request to rezone land. By applying Amenity Zoning to rezoning applications, regardless of whether or not the rezoning application was for an increase in density, Salt Spring’s Local Trust Committee could help achieve its goal of increasing community amenities on the Island.

Related Policies and Processes

The Agricultural Land Reserve application referral process has also resulted in the provision of amenities to support the agricultural community on Salt Spring Island.

For example, the Produce Center, a community food storage/processing facility currently being designed/developed, resulted from an application to exclude land from the Agricultural Land Reserve. Negotiations between the developer, the Islands Trust, the Agricultural Land Commission and the agricultural community resulted in an agreement that the developer facilitate the creation of the Produce Centre as part of the conditions for granting the ALR exclusion.  Such a facility, identified in Salt Spring’s Area Farm Plan, is considered a significant contribution in supporting the viability of the local agricultural community by increasing the Island’s storage, handling and distribution capacity for locally produced foods.

Note:  Recommendations included in the Salt Spring Area Farm Plan, adopted in 2008, played a key role in informing agricultural policies included in the OCP, such as the Amenity Zoning described here. Please see Salt Spring Island Farm Area Plan for more details.

 

References

LPSa, Local Planning Services, Staff Report Amenity Zoning and Density Transfer provisions of Salt Spring Island Official Community Plan, presented to Salt Spring Island Local Trust Committee. March 20th, 2008.

LPSb, Local Planning Services, Staff Re OCP Review- April Draft, presented to Salt Spring Island Local Trust Committee. May 5th, 2008.

LPSc, Local Planning Services, Salt Spring Island Trust, personal communication, October 2016.

Salt Spring Area Farm Plan, http://plantofarm.org/who-we-are/area-farm-plan/, retrieved November 2016

Salt Spring Island Farmland Trust, http://www.ssifarmlandtrust.org/, retrieved December 2016

 

 

Salt Spring Island Local Trust Committee Official Community Plan Bylaw No. 434, Volume 1: Land Use and Servicing Objectives

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

Sub-topic(s): 'benefit to agriculture' language, agri-tourism, agricultural advisory committee, ALR, ALR exclusion, ALR subdivision, amenity density zoning/contributions, buffer at agricultural edge, climate change and greenhouse gases, commercial development, crops, demonstration farm, farm worker accommodation, farmers' markets, food processing, food storage, GE/GMO, irrigation and drainage, livestock, research and data collection, residential development, roads in agricultural land, seeds, transfer of development potential, wildlife and ecosystem management, zoning

Region: Islands Trust | Document Type: Official Community Plan | Year: consolidated 2015

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Topic Sub-topic Policy or Policy Excerpt Document Location Language Rating
wildlife/environmental/pest management; climate change and greenhouse gases; The Local Trust Committee should support local food production as a significant factor in reducing food transportation costs and greenhouse gas emissions. A.6.2.15  
policy partnerships, advocacy and development;

zoning;

agricultural advisory committee;

agricultural-government liaising;

 The Local Trust Committee should maintain an Agricultural Advisory Committee to:
a. provide community advice about bylaw changes, applications for rezoning or subdivision, and applications to the Agricultural Land Commission. b. help in developing and interpreting local policies about farming. c. identify other ways that the Local Trust Committee can encourage and support farming in the community.		 B.6.2.2.1  

food processing,storage and distribution;

development and productive use of agricultural land;

zoning;

food processing;

food storage;

ALR;

 The Local Trust Committee will not make changes to local bylaws to prohibit or restrict farming in the Agricultural Land Reserve or in areas where farming is now allowed, or that are obstacles to the creation of local abattoirs, cold storage facilities, or other facilities that would improve local food security. B.6.2.2.6 *

food processing,storage and distribution;

food sales, access and procurement;

food production;

economic development;

zoning;

farmers' markets;

food processing;

food storage;

farm worker accommodation;

ALR;

residential development;

agri-tourism;

agricultural advisory committee;

research and data collection;

livestock;

 On the advice of the Agricultural Advisory Committee, the Local Trust Committee should continue to support local farming by:
a. addressing the need for additional housing on agricultural land.
b. permitting appropriate farm uses as defined by the Agricultural Land Reserve Act and Regulations.
c. recognizing the traditional uses of the property owned by the Salt Spring Island Farmer's
Institute on Rainbow Road.
d. allowing for the processing and warehousing of island farm products on the Institute's
property.
e. supporting zoning that would allow various forms of community farming activities.
f. supporting the development of farmers' markets.
g. considering changes to the Land Use Bylaw, based on the objectives of the Area Farm Plan
and in consultation with the Agricultural Land Commission and the Ministry of Agriculture and
Lands, to permit additional dwellings for farm workers.
h. considering changes to the Land Use Bylaw to further support agri-tourism.
i. supporting all efforts to ensure a viable local livestock industry.
j. updating agricultural information, monitoring changes in the agricultural sector and helping to
identify unused or available farmland.		 B.6.2.2.7 *
development and productive use of agricultural land;

zoning;

ALR subdivision;

ALR;

 'benefit to agriculture' language;

 The minimum average size of lots that can be created by subdivision in the Agriculture and Watershed-Agriculture Designation will remain the same as permitted by existing zoning. The Local Trust Committee could consider amending the minimum size of individual lots, if such a change would benefit local farming or protect agricultural land by allowing clustered development. Background Note: The minimum parcel sizes and minimum average parcel sizes outlined in the Land Use Bylaw apply only when land is:
a. excluded from the Agricultural Land Reserve, or
b. approved for subdivision by the Agricultural Land Commission. An exception to the minimum lot sizes can be made where a home site is being created for a relative as outlined in Section 946 of the Local Government Act. Such subdivisions must also be approved by the Agricultural Land Commission.		 B.6.2.2.8 *

food processing, storage and distribution;

economic development;

waste management;

zoning;

food processing;

demonstration farm;

agri-tourism;

ALR;

 The Local Trust Committee could consider changing zoning to permit the following land uses, where permitted by the Agricultural Land Reserve Act or regulations, on individual properties in the Agriculture Designation: small-scale processing and sales of island-grown forest products; farming schools; farm-based tourist accommodation; waste management facilities. Such uses should only be allowed where farming capability is minimal and the planned use would not interfere with land productivity. Preference should be given to proposals that would improve the viability of an existing farm operation. B.6.2.2.9  
development and productive use of agricultural land;

zoning;

transfer of development potential;

 The Local Trust Committee should consider rezoning applications from property owners with productive agricultural land outside the Agricultural Land Reserve who wish to transfer their development potential to maintain their farm. Such Land could be considered a Development Potential Donor Area, despite the development potential transfer status of the Designation it is in. Such applications should follow the guidelines in Appendix 4.  B.6.2.2.10  
food processing, storage and distribution;

zoning;

food processing;

food storage;

amenity density zoning/contributions;

 The Local Trust Committee could consider rezoning applications to allow higher density in exchange for community owned farmland or land for community farm product processing or storage facilities. Such applications should follow the guidelines in Appendix 3. Such land is an
eligible community amenity, which could be exchanged for a higher density of development as outlined in Appendix 3.		 B.6.2.2.11  
development and productive use of agricultural land; ALR; The Local Trust Committee will support the inclusion of agricultural land within the Agricultural Land Reserve.
 		 B.6.2.2.12 *
development and productive use of agricultural land; ALr subdivision;  The Local Trust Committee could support applications to the Agricultural Land Commission to subdivide land within the Agricultural Land Reserve if:
a. the subdivision results in improved farming capability or production on all proposed lots in a way that would be impossible without subdivision.
b. the subdivision is to provide a house site up to 0.6 ha in size for an adult relative of the property owner, as defined by Section 946 of the Local Government Act and the parcel was held by that owner (or a blood relation) before the adoption of the Agricultural Land Commission Act on December 21,1972.
c. the subdivision is clearly in the public interest consistent with other objectives of this Plan		 B.6.2.2.13  
development and productive use of agricultural land; roads in agricultural land; The Local Trust Committee should only support the use of lands in the Agriculture or Watershed Agriculture Designations for road access to other lands if the proposed road does not interfere with farming capability.  B.6.2.2.14 *
development and productive use of agricultural land;

ALR exclusion;

ALR;

'benefit to agriculture' language;

 The Local Trust Committee could support applications to the Agricultural Land Commission for non-farm use or exclusion of land within the Agricultural Land Reserve in some situations where local farming or the greater community would benefit. Support for such applications should only be considered if the application has been referred to the Agricultural Advisory Committee and falls into one of the following categories:
a. the proposed non-farm use or exclusion would allow an active farm to diversify and broaden its income, but not decrease the farming capability of the property.
b. the proposed non-farm use or exclusion is consistent with local zoning or a land use designation or policy in this Plan, including policies B.3.3.2.10 and B.7.2.2.7.
c. in the instance of a proposed exclusion, the Local Trust Committee may consider an application that would result in inclusion of existing non-ALR farmland into the ALR.
d. the non-farm use or exclusion of property for essential community services, if the location of the service is limited by engineering constraints, or by strategic considerations such as those that determine the best location for an emergency response station, and the proponent has demonstrated that there is no suitable alternate, non-ALR property. Background Note: This policy suggests the types of applications to the Agricultural Land Commission which could be supported by the Local Trust Committee. However, the final decision regarding all such applications rests with the Commission.]		 B.6.2.2.15  
water management;

zoning;

irrigation and drainage;

agricultural advisory committee;

agricultural-government liaising;

 When it considers rezoning applications that are not related to farming, the Local Trust Committee will ensure the availability of water for farming would not be reduced because of a zoning change. If a rezoning application would result in an increase in water use, the Local Trust Committee will ask the Agricultural Advisory Committee for advice about the potential impacts on farming. B.6.2.2.16  

water management;

urban-agriculture conflict and edge planning;

stormwater management;

 The Local Trust Committee encourages subdivision layouts that reduce the potential for conflict with farming. When subdivisions are proposed for land that drains towards agricultural lands, the staff shall request that the Subdivision Approving Officer consider how changes to natural drainage patterns could affect agricultural activities. Such applications may be referred to the Agricultural Advisory Committee for advice and the Advisory Committee's suggestions for the protection of farming operations will be forwarded to the Subdivision Approving Officer for consideration.
 		 B.6.2.2.17  

water management;

urban-agriculture conflict and edge planning;

zoning;

stormwater management;

buffer at agricultural edge;

 When it considers rezoning applications for land that borders or drains into agricultural land, the Local Trust Committee will ensure that zoning changes are not made in a way that would have a negative effect on farming. For example, the Committee could require that a vegetation buffer be maintained on land that is being rezoned next to farm land, if the proposed use could result in conflicts with a farming operation. The Committee should also ensure that a zoning change would not result in detrimental changes to natural drainage or pollution of water supplies. The Agricultural Advisory Committee will be asked for advice about rezoning applications on land that borders or drains into agricultural land. B.6.2.2.18 8
development and productive use of agricultural land;

zoning;

commercial development;

institutional development;

residential development;

 Zoning changes should not be made to allow large new multi-family, industrial, institutional or commercial developments in the Agriculture or Watershed-Agriculture Designation. An exception could be considered for community facilities or limited industrial zoning that would provide broad
benefits to the community and are specifically mentioned in this Plan.		 B.6.2.2.19 *

food production;

GE/GMO;

seeds;

crops;

 The Local Trust Committee will support efforts to discourage the use of genetically engineered seeds or plants for locally grown products B.6.2.2.30  
water management;

zoning;

irrigation and drainage;

wildlife and ecosystem management;

 

 When considering rezoning applications, the Local Trust Committee should consider the impacts of the proposed new use on existing wells, springs, or other water supplies. If the proposed use is expected to need more water than the uses already allowed on the property, then the Committee should ask for evidence that wells or other water supplies in the neighbourhood would not be depleted. The Committee should also consider whether water use would affect agricultural activities or deplete any springs necessary to maintain fish habitat. Should a zoning change be proposed where groundwater supplies are not adequate, the applicant could be encouraged to find other means of supplying water. Rainwater catchment or a water conservation program could be considered. C.3.3.2.2  

 

 

 

District of Mission Official Community Plan Bylaw 4052-2008

Topic(s): Development and Productive use of Agricultural Land, Policy Partnerships, Advocacy & Development

Sub-topic(s): agri-tourism, ALR, ALR exclusion, ALR subdivision, BC environmental farm plan, buffer at agricultural edge, community food system education, covenants, farm diversification, food processing, partnerships/advocacy/liaising, recreational use of agricultural land, research and data collection, residential development, roads in agricultural land, soil, stormwater management, wildlife and ecosystem management, zoning

Region: Fraser Valley | Document Type: Official Community Plan | Year: 2008

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Topic Sub-topic Policy or Policy Excerpt Document Location

Language Rating
development and productive use of agricultural land;

soil;

ALR;

 Aggregate within Agricultural Land Reserve: Identify opportunities for improving the long-term potential of land through the reclamation of land for agricultural use in cases where some or all of the aggregate resources have been removed and the topsoil layers in their original layers have been replaced 1.4.5  
development and productive use of agricultural land;

zoning;

residential development;

 Rural, Rural Residential and Suburban area provide a large lots housing choice with lot sizes that respect the rural nature of the area and may add additional buffering to environmentally sensitive areas and  agricultural lands.  In general, larger lot sizes shall be retained in the Rural  area to support agriculture, Rural Residential designated densities shall be  maintained to support hobby farming and rural lifestyles, and smaller rural  lots shall be supported in the Suburban area to provide acreage residential lifestyle options. 2.3.1  
economic development/agri-tourism; partnerships/advocacy/liaising;; Develop the agri-tourism sector of the tourism industry through partnerships and marketing activities. 3.1.17  
urban- agriculture conflict/edge planning;

buffer at agricultural edge;

ALR;

residential development;

 Use a range of tools to minimize and mitigate land use conflicts when urban residential development is adjacent to Agricultural Land Reserve (ALR) lands. 2.1.14  
development and productive use of agricultural land;

ALR exclusion;

ALR subdivision;

ALR;

 Although not precluding changes, support the Agricultural Land Commission mandate to maintain the farming integrity of lands designated as Agriculture Land Reserve land by exploring alternatives before supporting changes to the ALR. 3.4.2  
economic development/agri-tourism;

ALR;

farm diversification;

 Encourage the provision of a full range of agricultural and complementary uses in the ALR and encourage value-added activities that can improve farm viability such as cottage industry businesses. 3.4.4 *
development and productive use of agricultural land;

roads in agricultural land;

recreational use of agricultural land;

 Preserve contiguous areas of agricultural land and avoid severance by recreation, parks, transportation and utility corridors. 3.4.5 *
development and productive use of agricultural land;

ALR subdivision;

ALR;

 Upon application to subdivide ALR lands, minimum lot sizes should be large enough to provide a broad range of agricultural uses and should be at least as large as larger lots in the area. Subdivisions should be designed to accommodate and promote agricultural uses for which the immediate area is best suited. 3.4.6 *

development and productive use of agricultural land;


urban-agriculture conflict/edge planning;

zoning;

ALR;

 Recognize and protect the needs and activities of farm operations when considering adjacent and nearby land uses.  3.4.7  
urban-agriculture conflict/edge planning;

stormwater management;

covenants;

 Encourage adjacent land uses that are compatible with agricultural uses and that promote the principles of Smart Growth. Consider the use of disclosure statements (via a restrictive covenant) on titles of new developments adjacent to agricultural areas, informing landowners of the possibility of noise, dust and odours arising from normal farm practices. At the same time, ensure that the impact of adjacent development on agriculture lands, such as water runoff from uplands, is minimized.  3.4.8 *
urban-agriculture conflict/edge planning;

buffer at agricultural edge;

ALR;

 Discourage urban development abutting Agricultural Land Reserve lands, and where necessary, require separation of the land uses with setbacks and landscaped and bermed buffers. Landscaped buffer specifications are provided through the Agricultural Land Commission. 3.4.9 *
urban-agriculture conflict/edge planning; ALR; Consideration should be given to a density transition where urban development is proposed adjacent to Agricultural Land Reserve property. 3.4.10  
development and productive use of agricultural land; recreational use of agricultural land; Where recreation trails pass through agricultural lands, ensure they are designed so as to minimize disruption and other impacts on agricultural activity. 3.4.11  

education;


policy partnerships, advocacy and development;

partnerships/advocacy/liaising;

community food system education;

 Support public education, awareness, dialogue and input on agricultural issues in Mission and work with an agricultural group, the Agricultural Land Commission, the Ministry of Agriculture and Lands and the Fraser Valley Regional District to develop strategies and action plans for the ongoing improvement of Mission’s agriculture sector.  3.4.12  
policy partnerships, advocacy and development;

partnerships/advocacy/liaising;

 Request that the Ministry of Agriculture and Lands take a stronger role in providing financial incentives and assistance programs to promote the economic viability of farming underutilized agricultural lands.  3.4.13 *
wildlife/environmental/pest management; wildlife and ecosystem mangement; Encourage eco-friendly farming practices through the coordination of farming and environmental protection efforts (e.g. habitat protection, water use management, drainage management). 3.4.14  

food processing, storage & distribution;


economic development/agri-tourism;

BC environmental farm plan;

 Promote participation in the Environmental Farm Planning Program. 3.4.15  

food processing, storage & distribution;

food processing;

ALR;

agri-tourism;

 Pursue better use of vacant and underutilized Agricultural Land Reserve lands by promoting the integration of farming with other environmental, heritage and economic community goals. Promote initiatives related to agri-tourism, agriculture heritage preservation and the local processing of agricultural products.  3.4.16  


policy partnerships, advocacy and development;

partnerships/advocacy/liaising;

 Encourage partnerships with the agricultural community, senior governments and private enterprise to promote the agricultural sector. 3.4.17  

policy partnerships, advocacy and development;

economic development/agri-tourism;

agri-tourism;

partnerships/advocacy/liaising;

 Explore partnership opportunities with the University College of the Fraser Valley to grow the agri-tourism industry. 3.4.18  

 

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