Why the ALC said NO to the 2016 Bradner ALR Exclusion Application...

2/8/2018

While Bradner is bracing for the decision on yet another Agriculture Land Reserve (ALR) exclusion application that keeps growing in acreage - now affecting over 699 acres of designated farmland in Abbotsford - this time submitted by the City of Abbotsford itself - the many reasons that the Agriculture Land Commision (ALC) DENIED the last application in January 2016 will provide a glimmer of hope to the affected communities.

The last application was submitted to the ALC by the Pacific Land Resource Group Inc. (Ron Emerson and Joseph Segal) to exclude 225 acres in West Bradner.

It was supported by the City of Abbotsford... BUT their support was subject to the applicants' contributing a $20,000 per acre donation to the City's Agriculture Enhancement Endowment Fund totalling a whopping $4,500,000 - yes, four-million, five-hundred-thousand dollars! Nice little chunk of change to pad some coffers...

The properties named in the application were all within the ALR, located in West Bradner, Abbotsford BC. Originally bounded by 56th Ave, Lefevure Road, the Trans Canada Highway and the Langley border - Gloucester Industrial Park. (The newest application - 2017, that the City has submitted jumps 56th Ave. at its North West corner).

The 2016 application was reviewed by a ALC panel, in consideration of the commissions purpose - to preserve agricultural land; to encourage farming on agricultural land in collaboration with other communities of interest; and to encourage local governments, first nations, the government and its agents to enable and accommodate farm use of agricultural land uses compatible with agriculture in their plans, bylaws and policies.

The first thing the ALC did during the application meeting was to determine a site visit to the Bradner properties. On April 15, 2015, the ALC panel members went on a walk-around site visit and produced a Site Visit Report finalized on September 17th, 2015.

The ALC panel then assessed the agriculture capability of the subject properties and determined they were Class 2 and 3 Ag land, according to the BC Land Inventory - Land Capability Classification for Agriculture in BC system. So, the subject properties made it into the top 3 in terms of farmland quality!

What is Class 2 farmland? Class 2 farmland is capable of producing a wide range of crops. Minor restrictions of soil or climate may reduce capability - but pose NO major difficulties in management.

What is Class 3 farmland? Class 3 farmland is capable of producing a fairly wide range of crops under good management practices. Soil and/or climate limitations are somewhat restrictive.

The ALC's classification over-rode the Agricultural Capability Assessment, Gloucester East Area, that was commissioned by 0903475 BC Ltd. (Pacific Land Group) c/o Emerson Real Estate Group. The report was completed in October 2012 and suggested that the land was limited in agricultural capability. The ALC refuted this by informing the applicant that the "limitations" in the report do NOT form any basis to exclude the land from the ALR.

Read the Capability Assesment...

The ALC also reviewed the Agricultural Suitability Assesment, Gloucester East Area - also commissioned by 0903475 BC Ltd. (Pacific Land Group) c/o Emerson Real Estate Group. The report cited that all subject property's had constrains in physical setting, access, irrigation and drainage. The ALC rejected this claim, stating that although limitations do exist - Ag land is rarely without such limitations.. i.e. farmland has Agricultural management requirements. Furthermore, existing and potential Ag activities require a range of farm management and the need for effective farm management is NOT an appropriate reason to exclude land from the ALR.

Read the Suitability Assessment...

The applicant informed the ALC that the proximity was ideal in terms of access and the neighbouring industrial park - Gloucester Industrial Park. However, the ALC stated that the potential to develop properties in the ALR for alternate land use does NOT suggest that the land should be excluded from the ALR.

"The (ALC) Panel must preserve agricultural land despite the potential to use land for alternate uses" - Agricultural Land Commission

In 2005, the City of Abbotsford applied to have different area excluded from the ALR, the application was to exclude 372ha (919 acres) of ALR land in Abbotsford - land that was listed in the City's May 2004 City in the Country Plan. The ALC approved less than half the exclusion - totalling 180ha (444 acres). This partial approval is conditional on rezoning for the City's intended industrial use, and has not yet been rezoned. (ALC Resolution #384/2005 File # MM-35445).

The ALC pointed out that the (January 2016) West Bradner exclusion application lands were NOT listed in the May 2004 City in the Country Plan. Therefore, the City in the Country Plan was NOT part of the ALC's decision in this regard.

Then the ALC suggested something that gets us to where we are at now - that the application should be initiated by local government - i.e. the City of Abbotsford as part of a broad planning review... if the City is of the opinion that the industrial development is necessary.

However, the ALC stated that this should only be pursued as part of a current industrial land supply review.

Then the ALC addressed the $20,000 per acre ($4.5mil) contribution to the City's Agriculture Enhancement Endowment Fund. The ALC panel stated that this aspect of the application satisfies an objective of the City and it is NOT appropriate to consider financial contributions as an offset for the exclusion of ALR land.

ALC Decision...

"For the reasons stated above, the Panel refuses the Applications to exclude twenty-two (22) properties, totalling approximately 91 ha (225 acres), from the ALR" - Agricultural Land Commission, January 21st, 2016

Read the ALC's Full Decision

So, to meet the ALC's suggestion the City published the Abbotsford Industrial Land Capacity Analysis on February 6th, 2017.

And despite hundreds of community members voicing their outright dissent at the July 17th, 2017 Public Hearing, ALL but one City Councillor voted to proceed with a larger ALR exclusion application of 699 acres... 331 acres in Bradner and 380 acres in South Mt. Lehman

Read the Analysis...

The City of Abbotsford indicated that the application would be submitted to the ALC in the Fall 2017, the application is not made public until a decision is reached - which could be a few more months. Anyone who would like to submit their opinions are encouraged to do so in writing to the ALC.

Agricultural Land Commission

133 - 4940 Canada Way
Burnaby, BC, Canada
V5G 4K6

Email - ALCBurnaby@Victoria1.gov.bc.ca
Phone - 604-660-7000
Fax - 604-660-7033