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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
1
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
It was moved and seconded:
That the Committee adopt the minutes of the meeting held on May 9, 2017.
CARRIED
2
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.
It was moved and seconded:
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.
It was moved and seconded:
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
3
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.
4
Page 2
7030 Trans-Canada Highway | Box 278 | Duncan, BC V9L 3X4
Ph 250.746.3100 Fax 250.746.3133 www.northcowichan.ca
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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Page 3
7030 Trans-Canada Highway | Box 278 | Duncan, BC V9L 3X4
Ph 250.746.3100 Fax 250.746.3133 www.northcowichan.ca
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
6
Page 4
7030 Trans-Canada Highway | Box 278 | Duncan, BC V9L 3X4
Ph 250.746.3100 Fax 250.746.3133 www.northcowichan.ca
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.
7
Page 5
7030 Trans-Canada Highway | Box 278 | Duncan, BC V9L 3X4
Ph 250.746.3100 Fax 250.746.3133 www.northcowichan.ca
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:
September 5, 2017ALR Non-Farm Use
ALR00018
1:4,000
8682 TransCanada Highway
Subject PropertyRivers
10
A2
A1
PU
Hudson Rd
Trans
-Can
ada H
wy
rZONING MAP DATE:
FILE:
TYPE:
SCALE:
September 5, 2017ALR Non-Farm Use
ALR00018
1:4,000
8682 TransCanada Highway
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
16