Buffers and Agricultural Protection: The BC Experience Brooke Marshall RPP, MCIP Halton Region Edge Planning Workshop Friends of the Greenbelt Foundation October 18, 2016
ALR Lands in Metro Vancouver and Fraser Valley
Policy Foundation Provincial Agricultural Land Commission Act (1973) Sets out principles and broad rules for the preservation, protection of agricultural land Agricultural Land Reserve Use, Subdivision and Procedure Regulation (1973) Sets out permitted uses, notification requirements, as well as procedures for applications for subdivision, non-farm use, inclusion or exclusion in Agricultural Land Reserve (ALR) Farm Practices Protection (Right to Farm) Act (1995) Protects normal farm practices, establishes Farm Industry Review Board to resolve complaints. Land Title Act (1921) Gives Subdivision Approval Officers the power to approve or refuse Plan of Subdivision to ensure that urban development next to farming is done in a manner that lessens the potential for conflict.
BC Provincial Guidance for Edge Planning Guide to Edge Planning ALC Landscaped Buffer Specifications
Policy Foundation Municipal Local Government Act (1995) Legal framework and foundation for local governments to represent the interests and respond to the needs of their communities. Provides opportunity for municipalities to protect agriculture within their communities through enactment of zoning bylaws, development permit areas, and general Official Plan policies. Zoning Bylaws Can prohibit or restrict land use for farm business in farming area with approval of Minister of Ag. Development Permit Areas (DPAs) May be designated in an Official Plan for farming protection. Intended to improve land use compatibility and respond to local issues and priorities. Must include regulations for screening, landscaping, fencing and siting of buildings or structures if intended to be used in all development approval processes.
Neighbourhood and Subdivision Planning Secondary plans and subdivision plans are equivalent planning processes. May include: Direction on topics including land use, infrastructure, transportation, design and natural environment Detailed policies allow for direction to locate and group compatible land uses Recommendations that have been provided in an AIA Subdivision Plan design may be phased to facilitate orderly expansion of urban development to decrease impacts on agricultural lands. Subdivision design elements could include: Road design to direct traffic away from farming areas; Increased lot depths/sizes along the boundary to allow for greater separation between uses; Buffers to protect residential areas from possible spray drift, dust, and noise; and Increased building setback provisions in the zoning by-law to increase the separation between uses.
Land Use Density Considerations
Secondary Plan Schematics
Urban Side Road Orientation Considerations
Subdivision Examples
Vegetative Buffers and Fencing Essential to tailor edge planning requirements to the local context. Application of edge planning treatments based in assessment of long term compatibility issues. Recommended criteria for consideration include: the type and intensity of existing farm operations; the type, compatibility and proximity of urban land uses; and the permanency of the urban edge. Inform evaluation of compatibility and selection of mitigation measures: industry knowledge, complaint histories type of agricultural operations Evaluation is needed as intensity of potential nuisances will vary depending on the type, size and orientation of the agricultural land use.
Urban Side Buffer Examples (Examples from BC)
Urban Side Buffer Examples (Examples from BC)
Agricultural Zones A1 Min. Lot Size 2.0 Ha A2 Min. Lot Size 8.0 Ha Rural Residential Zones ALR City of Kelowna 8,632 Hectares, or 40% of Kelowna s land base
City of Surrey 9,290 hectares within the ALR 22% of total gross annual farm receipts in Metro Vancouver (2010)