Municipality of North Cowichan Agricultural Advisory Committee … · 2017-12-13 · Municipality of North Cowichan Agricultural Advisory Committee AGENDA Tuesday, November 28, 2017,

Municipality of North CowichanAgricultural Advisory Committee

AGENDA

Tuesday, November 28, 2017, 8:45 a.m.Municipal Hall - Maple Bay Meeting Room

Pages

1. CALL TO ORDER

2. APPROVAL OF AGENDA

Recommendation:That the Committee approve the agenda as circulated [or as amended].

3. ADOPTION OF MINUTES 2 - 3

Recommendation:That the Committee adopt the minutes of the meeting held September 19, 2017.

4. BUSINESS

4.1 Non-Farm Use Application - 8682 Trans-Canada Highway 4 - 16

Purpose: To provide information, analysis and recommendations regarding anAgricultural Land Commission Non-Farm Use application.

Recommendation:That the Committee recommend that Council authorise submission to theAgricultural Land Commission Non-Farm Use Application No. ALR00018 toallow for the existing campground facilities and supported campgroundexpansion of up to ten (10) additional campsites in the area indicated in theproposed non-farm use site plan shown in the November 17, 2017 staff report.

4.2 Priorities and Planning

Purpose: To discuss priorities and planning for the Committee.

5. NEW BUSINESS

6. ADJOURNMENT

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Municipality of North Cowichan

Agricultural Advisory Committee

MINUTES

September 19, 2017, 8:45 a.m.

Municipal Hall - Maple Bay Meeting Room

Members Present Councillor Maeve Maguire, Chair

DeLisa Lewis

Victor Vesely

Mayor Jon Lefebure (ex-officio)

Members Absent Andy Johnston

Amanda Poelman

Nicole Strutynski

Jennifer Woike

Staff Present

Others Present

Chris Hutton, Development Planner

Natasha Horsman, Community Planning Coordinator

Alyssa Meiner, Deputy Director of Corporate Services

Louise Payne, Recording Secretary

Amy Melmock, Regional Economic Development Manager

Derek Masselink, Regional Agrologist (arrived at 9:14 a.m.)

1. CALL TO ORDER

There being a quorum present, the Chair called the meeting to order at 8:45 a.m.

(For purposes of convenience, some items of business were dealt with out of order, but for ease

of reading and cross reference with the agenda, these minutes are recorded in agenda order).

2. APPROVAL OF AGENDA

It was moved and seconded:

That the Committee approve the agenda as circulated.

CARRIED

3. ADOPTION OF MINUTES


That the Committee adopt the minutes of the meeting held on May 9, 2017.

CARRIED

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September 19, 2017 - Agricultural Advisory Committee

2

4. BUSINESS

4.1 Non-Farm Use Application - 1246 Bazett Road

The Committee reviewed Planner Hutton's May 5, 2017 and September 14, 2017 reports

regarding the non-farm use application for 1246 Bazett Road, and noted that the

applicant no longer plans to relocate the aviary facilities, visitor's centre nor wildlife

hospital and treatment centre on the subject property.


That the Committee recommend that Council authorize submission to the Agricultural

Land Commission of that part of Non-Farm Use Application No. ALR00015 that deals

with the placement of fill on 1246 Bazett Road.

CARRIED

4.2 Non-Farm Use Application - 8682 Trans-Canada Highway

The Committee reviewed Planner Hutton's September 11, 2017 report regarding the

non-farm use application for 8682 Trans-Canada Highway, noting that development of

the site for campground is contrary to section 2.1.5.4 of the Official Community Plan;

however the existing campground is supported to address non-conformance.


That the Committee recommend that Council authorize submission to the Agricultural

Land Commission of that part of Non-Farm Use Application No. ALR00018 that deals

with the existing campground area only on 8682 Trans-Canada Highway.

CARRIED

5. NEW BUSINESS

5.1 Priorities and Planning re: Committee Membership

The Committee requested that a discussion of priorities and planning for the Committee

be added to the next meeting Agenda.

The Committee noted that there is a committee vacancy, as of October 1, 2017, which

will be advertised on North Cowichan's website and in the local newspaper.

6. ADJOURNMENT

The meeting ended at 9:45 a.m.

________________________________ ________________________________

Signed by

Chair or Member Presiding

Certified by

Recording Secretary

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Report

7030 Trans-Canada Highway | Box 278 | Duncan, BC V9L 3X4

Ph 250.746.3100 Fax 250.746.3133 www.northcowichan.ca

Date November 17, 2017 Prospero No. ALR00018

Folio No. 15064-000

File No. 3025-20 17.04 To Council

From Chris Hutton, Planner Endorsed:

Subject ALC Non-Farm Use Application No. ALR00018 for 8682 Trans Canada Highway

Purpose

The purpose of this report is to provide Council with information, analysis and recommendations

regarding an Agricultural Land Commission (ALC) Non-Farm Use application for 8682 Trans Canada

Highway.

Background

Property Details

The 10.73 ha (26.5 ac) subject property is located at 8682 Trans Canada Highway and fronts on the

Chemainus River (see ATTACHMENTS 1 & 2). The property is zoned Rural Zone (A2) in the Zoning Bylaw

(ATTACHMENT 3). The Canada Land Inventory (CLI) Improved Soil Class Rating is a mix of Class 2, 3, 4,

and 7 (see ATTACHMENT 4):

Class 2 Soils in this class have moderate limitations that restrict the range of crops or require

moderate conservation practices.

Class 3 Soils in this class have moderately severe limitations that restrict the range of crops or require

special conservation practices.

Class 4 Soils in this class have severe limitations that restrict the range of crops or require special

conservation practices.

Class 7 Soils in this class have no capacity for arable culture or permanent pasture.

The Class 7 lands are so designated due to topographical limitations. This part of the property is also

designated DPA-3 (Natural Environment) due to the presence of Chemainus River frontage and its

associated Riparian Area; and DPA-4 (Hazard Lands) as the site is located in the high interface wildfire

hazard and steep slopes areas.

The property contains:

Campsites (21 full hookup and 20 no hook up);

Main building approximately 650 m2 (7,000 ft2);

A 26.75 m2 (288 ft2) gardening shed;

A 9.2 m2 (100 ft2) pump house; and

A 74.32 m2 (800 ft2) washroom facilities.

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The current campsite development area occupies approximately 2.8 ha (7 ac) of the site, which is

primarily developed on the western portion of Class 4 lands. The applicant was originally proposing to

develop a total of 9.0 ha (22 ac) of the subject property for campsite use, and requesting that the ALC

authorise the campground non-farm use over the entire site (see below for revision to proposal).

Land Use Context

The subject property is entirely surrounded by land in the ALR. Lands to the south and west are zoned

Agriculture Zone (A1); and lands to the north and east are zoned Rural Zone (A2).

North: Similar-sized, A2 zoned parcels in the ALR.

South: Chemainus River frontage and large, A1 zoned farm land in the ALR.

East: Similar-sized, A2 zoned parcels in the ALR and TransCanada Highway frontage.

West: Chemainus River frontage, Large, A1 zoned farm land in the ALR.

Previous Consideration

At its regular meeting on October 4, 2017, Council considered the applicant’s request for approval to

allow campsite use on the entire parcel, with a sketch of a proposed expansion is provided which

would have resulted in campground use occupying 9.0 ha (22 ac) of the subject property. Council

resolved at that time to refer the main motion back to staff to consider further options with the

applicant and report back to Council.

Proposal

The applicant has now requested a non-farm use on the existing campground area as well as an

expansion area, as indicated in ATTACHMENT 6. The aim of this application is to legalize the existing

campground use and potentially allow for expansion of the campground by developing as many as ten

(10) new sites along the frontage of an existing driveway.

Discussion

History

In 1986, the applicant submitted a non-farm use application to expand to allow for 46 campsites, road

access, toilet and convenience areas, and fencing. The ALC refused the application as presented, but

supported confining the campground to the Class 7 lands, subject to provision of fencing to separate

the campground from the remainder of the parcel, and provision of access to the campground with

minimum negative effects.

In 1995, the applicant applied for a non-farm use to the ALC to develop a 79-unit campsite (see Figure

1) over the entire subject property. At that time, the ALC again rejected the applicant’s request, given

that:

1. The Class 5AP (4P) land the expansion was proposed over had increased in quality, and that it

could potentially be used for grazing pastureland; and

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2. Loss of the land to recreational uses would severely limit the agricultural capability of the

remnant and heighten expectations that campground uses would be approved elsewhere in the

ALR.

The Commission reiterated openness for an additional 46 campsites at the riverfront, provided that the

balance of the parcel is fenced off, keeping with the 1986 decision.

In 2014, staff approved an application for a small campground expansion through building permit for

11 RV sites and nine tent sites, which had previously been developed without required permits. This

expansion was undertaken despite the fact that the 1986 ALC decision required that the expansion be

restricted to the Class 7 lands only. Staff recognize that this was an oversight and issuance was not in

keeping with the results of historic ALC decisions, but that the expansion did extend westward over the

Class 4 lands (shown in Figure 1 as “5AP”), and towards the Class 7 lands.

Figure 1: Attachment to ALC Resolution No. 188/95. Note that parcel has since been subdivided.

N

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Agricultural Land Commission and Reserve

Since the property is in the ALR and the proposed uses are non-agricultural, an ALC Non-Farm Use

application is required. For this type of application, the proposal is first considered by Municipal

Council. If Council chooses to not support the application, the application is closed and is not

forwarded on to the ALC for its consideration. Alternatively, Council can choose to support the

application and authorise submission of the proposal to the ALC for its consideration.

Zoning Bylaw

The A2 zone permits campground use on the subject property. Should this application be supported by

Council and the ALC, the use would be permitted, and no further rezoning or temporary use permit

would be required.

Official Community Plan

The broad OCP Goal of “Preserving our Rural Character” identifies the value and future vision of

agricultural land and the ALR, as well as the challenges that threaten the agricultural sector. Policy

direction for improving and sustaining health in the agricultural sector focuses on:

Protecting the agricultural land base;

Strengthening the economic vitality of farming; and

Promoting the importance of local agriculture.

The OPC does not support the development of campgrounds on ALR lands. For that reason, staff and

the applicant have worked to find a level of expansion that will seek to preserve as much ALR land as

possible and provide a limited expansion using existing, on-site infrastructure by proposing to allow

new campsites to double-front an existing campground driveway.

Options

The following options are available to Council regarding this application:

1) (Recommended) Support the application for the non-farm uses to allow for the existing

campground facilities and supported campground expansion of up to ten (10) additional

campsites in the area indicated in ATTACHMENT 6.

2) Not support the application to allow the non-farm uses. If the application is not supported, the

non-farm uses will not be permitted, resulting in the existing campground being required to be

removed and no expansion will be possible.

Implications

Should Council choose to forward any part of this ALC Non-Farm Use Application to the ALC, the final

decision would then rest with the ALC.

If the ALC approves the revised application proposal, the owners would then need to make an

application for a campsite expansion by way of a building permit.

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If the application is not supported by either Council or the ALC, the proposed land uses would not be

permitted to take place on the property.

Communications and Engagement

There are no requirements for public consultation as part of a non-farm use application to the

Agricultural Land Commission.

Recommendation

That Council authorise submission to the Agricultural Land Commission Non-Farm Use Application

No. ALR00018 to allow for the existing campground facilities and supported campground expansion of

up to ten (10) additional campsites in the area indicated in ATTACHMENT 6.

Attachment(s):

1. Location and ALR Map

2. Orthophoto

3. Zoning Map

4. Improved Soil Class Map

5. Site Photos

6. Proposed Non-Farm Use Site Plan

8

Trans

-Can

ada H

wy

Mt Sicker Rd

Ashcroft Rd

Hudson Rd

Chemain

us Rd

unsig

ned F

SR

Sweeney Rd

Trans-Canada Hwy

rLOCATION MAP DATE:

FILE:

TYPE:

SCALE:

September 5, 2017ALR Non-Farm Use

ALR00018

1:10,000

8682 TransCanada Highway

Subject PropertyRiversALR

9

Hudson Rd

Trans

-Can

ada H

wy

rORTHOPHOTO DATE:

FILE:

TYPE:

SCALE:


ALR00018

1:4,000


Subject PropertyRivers

10

A2

A1

PU

Hudson Rd

Trans

-Can

ada H

wy

rZONING MAP DATE:

FILE:

TYPE:

SCALE:


ALR00018

1:4,000


Subject PropertyRivers

11

Hudson Rd

Trans-Canada Hwy

rIMPROVED SOIL CLASS RATING DATE:

FILE:

TYPE:

SCALE:

May 17, 2017ALR Non-Farm Use

ALR00018

1:3,000

8682 Trans-Canada Highway

4 P

2DT

3WT

7T

7T

2DT

12

Aerial Photo

5 September 2017 ALR00015 8682 TransCanada Highway 1

13

ATTACHMENT 5

5 September 2017 ALR00015 1246 Bazett Road 2

14

5 September 2017 ALR00018 8682 TransCanada Highway 3

15

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Municipality of North Cowichan Agricultural Advisory Committee … · 2017-12-13 · Municipality of North Cowichan Agricultural Advisory Committee AGENDA Tuesday, November 28, 2017,

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