PUBLIC

INFORMATION
MEETING
MK DELTA
LANDS GROUP
Welcome to
The Corporation of Deltas
Public Information Meeting
for the MK Delta Lands Group
industrial development application
for the property at
7969 Highway 91 Connector

WELCOME
Date:

May 25, 2016

Time:

4:00 pm to 8:00 pm (Open House)

Location : Main Hall

COMPONENTS OF THE
LAND USE APPLICATION
ER

ER RIV

FRAS

RD

River Rd and
Sunbury Industrial Lands
RAILWAY

HWY 17

Tilbury Island
Industrial
Park

80 AVE

112 ST

CN

92 ST

88 ST

RIVER

6XEMHFW
3URSHUW\

17

HW

Delta
Nature
Reserve

7969
Highway 91
Connector
Lot A

Burns Bog Ecological

Conservancy Area
(BBECA)

BBECA

80 ST

Lot C

Lot B

BBEC
A

72 AVE

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104 ST

64 AVE

The applicant, the MK Delta Lands Group, has applied for the
following applications for the property at 7969 Highway 91
Connector.

Agricultural Land Reserve Exclusion

To exclude the entire 62.7 ha (155 ac) property from the
Agricultural Land Reserve.

Official Community Plan Amendment

500 m

Rezoning
To rezone the subject property from I3 Extraction Industrial
to a new industrial zone that would permit the following
types of uses: large distribution and logistics centres (e.g.
warehouse, wholesaling, distribution and storage buildings),
goods handling, equipment repair and servicing operations,
light manufacturing and processing industries, transportation,
communication and other utility uses, offices, trade schools,
and eating and drinking establishments.

To amend Schedule A of Deltas Official Community Plan by

changing the land use designation from Agricultural to
Industrial; and

Development Permit for Streamside Protection and

Enhancement

To amend the Regional Context Statement Map in

Schedule A of Deltas Official Community Plan by changing
the land use designation from Agriculture to Industrial.

The property is located within the development permit area

for Streamside Protection and Enhancement. Compliance
with environmental regulations is required.

Regional Growth Strategy Amendment

Subdivision

To amend the Regional Growth Strategy by changing the

regional land use designation from Agricultural to Industrial;
and
To amend the Urban Containment Boundary in the Regional
Growth Strategy to include the subject property.

Sewer Area Extension

To subdivide the subject property into 9 industrial lots.

The applicant is also proposing a list of community amenities
that are proposed to be provided should the application be
approved. Proposed amenities involve land transfer of Lots A,
B and C, a total of 132.7 ha (328 ac) as shown on the above
map, to The Corporation of Delta for protection from further
development, and financial contributions.

To include the subject property in Deltas Sewer Area Bylaw

and in Metro Vancouvers Fraser Sewerage Area.
Further information on the community amenities
can be found on the Proposed Amenities board.

MK DELTA
LANDS GROUP
APPLICATION PROCESS
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AGRICULTURAL
LAND RESERVE
BURNS BOG ECOLOGICAL
CONSERVANCY AREA

The Agricultural Land Reserve and the Agricultural Land Commission

The Agricultural Land Commission, created in 1973 by the Province, established the Agricultural Land Reserve (ALR) to protect
BCs agricultural land. Only farming activities and uses accessory to farming are permitted within the ALR. Subdivision and non-farm
uses may be permitted subject to the Agricultural Land Commissions (ALC) approval.
Burns Bog Ecological Conservancy Area
The Burns Bog Ecological Conservancy Area consists of approximately 2,000 ha (5,000 ac) of bog lands. The lands were purchased
in 2004 in a collective agreement between senior governments and The Corporation of Delta. As part of this agreement, a
conservation covenant is registered on title of these lands which ensures that the ecological integrity of the bog will be protected
in perpetuity.

The subject property is located within the Agricultural Land Reserve, but
outside of the Burns Bog Ecological Conservancy Area.

BURNSBOGHISTORY

FirstNations
BurnsBogwasusedbyFirstNa
tionspeoplesforthousandsof
years.Thespecificgroupsthat
havebeenidentifiedashavinga
connectiontoBurnsBoginclude
theTsawwassen,Semiahmoo,
Sto:lo,Katzie,andMusqueam
FirstNations.

Thebogproducedanabundant
supplyofblackberries,blueber
ries,cranberries,andsalalber
ries,andwouldhavebeenanim
portantsourceoffoodforpeople
intheregion.

Therearemanymedicinalplants
inBurnsBog,suchasLabrador
tea,westernboglaurel,sundew,
andSphagnummoss.

Huntingwasalsocommonin
BurnsBog,particularlyforBlack
Bear,BlacktailedDeer,elk,and
perhapsducks.

PioneeringDays
BurnsBogisnamedafterDomi
nicBurns,whopurchasedthe
GreatDeltaBogin1905for
$26,000,whichisabout
$650,000intodaysdollars.
Thatsaprettygooddeal,consid
eringthatmostofBurnsBogwas
purchasedbygovernmentin
2004for$73million,butbogs
werenotashighlyvaluedthenas
theyaretoday.

TheBurnsfamilyranahighlysuc
cessfulcattlebusinessandanin
ternationalchainofbutcher
stores.TheGreatDeltaBogbe
cameknownasBurnsRanch,and
wouldhavebeenusedtorange
cattleandsheep,althoughthe
ranchingwasnotsuccessfulbe
causeofthewet,mushysoilsof
thebog.

PhotobyMarleneGraham

MapofDelta,circa1910(DeltaMuseum&Archives)

PeatMining
In1929,WesternPeatCompany
wasorganizedtoexploretheuse
oflocalpeatdeposits.TheUnited
Stateswasexpectedtobethe
largestmarketforthepeat,andit
wasnotedthattheBurnsBog
peatwasofexceptionallygood
quality(DeltaOptimist,June,
1938).

Atkins&DurbrowLtd.tookover
productionlateron,andsuccess
fullyoperatedintheboguntil

1964,atwhichtimetheywere
boughtoutbyWesternPeat
MossLtd.(TheDeltaCentenary
18781979).

Peatminingreallytookoffduring
WorldWarIIwhentheU.S.Gov
ernmentsourcedpeatfrom
BurnsBogtouseasacatalytic
agentinrefiningmagnesiumfor
firebombs.Duringthewar,there
were1,600workersonthepay
rollofWesternPeatCompany.

Twopeatplantswereestablished
inBurnsBog,oneontheeast
sidein1942andoneonthewest
sidein1944.Afterthewar,peat
washarvestedforhorticultural
use.

Harvestedfieldsrestoringtoformerbogconditions

Harvestedfieldsrestoringtoformerbogconditions

RESTORINGBURNSBOG
Whyarewerestoring
BurnsBog?
BurnsBoghasalonghistoryofdis
turbance,includingpeatextraction,
drainage,filling,fire,conversionto
agriculture,andadjacenturban
andindustrialareas.Drainage
ditchesfromthepeatminingera
persisttothisday,andhavecaused
partsofthebogtodryout.Thishas
pavedthewayforwidespread
growthofpineandbirchtrees.

Althoughforestsareusuallydesir
able,theyarebadnewsforbogs.
Densestandsoftreesevaporatea
greatdealofwater,whichisthe
lifebloodofabog.Treesalsocreate
shadeandaforestdufflayeronthe
ground.Theseconditionsallowfor
estshrubs(e.g.salal)totakeover
andoutcompetetheSphagnum
mossesandbogplants.

Yesterday:digging
outthepeat

Historicplantcommunities

PhotobyPaulWhitfield

Currentplantcommunities

PhotobyPaulWhitfield

Howarewerestoring
BurnsBog?
Themaingoalistoblocktheinter
naldrainageditchessothebogcan
retainmorerainwater.Theonly
sourceofwatertoabogisprecipi
tation(e.g.rain,snow),soitsim
portantthatthebogholdsontoas
muchwateraspossibletoget
throughthedrysummermonths.

Theditchesareblockedwithdams
madeofwoodandpeat.Oncethe
damsareinplace,thewatertable
rises.Thewetterconditionsallows
Sphagnummossestogrowandre
createthewet,acidicconditions
thatareuniquetoabog.Otherbog
plantscanthenstarttogrow,creat
ingthespecialbogplantcommuni
tiesthatsupportrareandendan
geredwildlife.

Smalldamthathasregeneratedwithbogplants

Sphagnummossstartingtogrow
atthesiteofthe2005fire.The
firebenefittedtheboginone
way,becauseitkilledmature
treesandburnedawaytheforest
dufflayer.Thewetterpeatthat
wasleftafterthefireisableto
supportSphagnummosses.
30mlongdamacrossapeatminedfieldinBurnsBog

Today:puttingthe
bogbacktogether

AGRICULTURAL
CAPABILITY &
AGRICULTURAL LAND
RESERVE EXCLUSION

LEGEND
Subject Property
Agricultural Land Reserve
Unimproved: Organic Class 5 soils
with excess water limitations
(5AW (4W*))
Unimproved: Organic Class 6 soils
with soil moisture and excess
water limitations

68%-(&7
3523(57<

(6AW (4W*))
(*4W: Improved Agricultural Capability
Organic Class 4 soils with excess water)

250m
SCALE

The subject property is proposed to be excluded from the

Agricultural Land Reserve. This requires approval from the
Agricultural Land Commission.

Agriculture Capability
The applicant completed an Agricultural Capability study for
the subject property. The key study findings are:
An unimproved rating of organic Class 6 soils with soil
moisture and excess water limitations (6AW) for 80%
of the lands.
An unimproved rating of organic Class 5 soils with excess
water limitations (5W) for 20% of the lands.
An improved agricultural capability classification of
organic Class 4 soils with excess water (4W) for 100%
of the lands.
Artificial drainage would be required to improve the
agricultural capability of the soils. Drainage is further
impeded due to the elevated Highway 91 and Highway 17
road network on the north and east sides of the property.
Even with adequate drainage, the sites proximity to the
much larger Burns Bog Ecological Conservancy Area will
ensure that surface drainage for any crops other than
cranberries will be a significant undertaking and
potentially have adverse impacts on the ecological
capability of BBECA and its associated nature reserves.

Agriculture Capability Classes

Class 1 land is capable of producing the very wide range of crops.
Soil and climate conditions are optimum, resulting in easy
management.
Class 2 land 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.
Class 3 land is capable of producing a fairly wide range of crops
under good management practices. Soil and/or climate limitations are
somewhat restrictive.
Class 4 land is capable of restricted range of crops. Soil and climate
conditions require special management considerations.
Class 5 land is capable of production of cultivated perennial forage
crops and specially adapted crops. Soil and/or climate limitations.
Class 6 land is important in its natural state as grazing land. These
lands cannot be cultivated due to soil and/or climate limitations.
Class 7 land has no capability for soil bound agriculture.
Agriculture Capability Subclasses
A & M Soil moisture deficiency
Adverse climate (excluding
C
precipitation)
D

undesirable soil structure

Erosion

Low fertility
Inundation adverse (flooding by
streams, etc.)

Salinity

Stoniness

Shallow soil over bedrock and/or bedrock

R
outcropping
S & X Cumulative and minor characteristics
T

Topography

Excess Water

Unimproved ratings describe the land in its native condition without

any improvements to the soil.

OFFICIAL COMMUNITY
PLAN AMENDMENT

The subject property is designated Agricultural in Schedule A of the Official Community

Plan. This land use designation is intended for general and intensive agricultural uses. Uses
customarily ancillary to them may also be considered provided they meet municipal
policies and Agricultural Land Commission legislation and policies.
The applicant is requesting an amendment to the Official Community Plan to change the
designation of the subject property to Industrial. This land use designation is intended for
light, heavy, and water-related industrial uses. Where lands are included in the Agricultural
Land Reserve, agricultural uses are also permitted.

REGIONAL GROWTH
STRATEGY AMENDMENT

The current land use designation for the subject property in Metro Vancouvers Regional Growth Strategy is
Agricultural. Agricultural areas are intended primarily for agricultural uses, facilities and supporting services with an
emphasis on food production where appropriate. These areas reinforce provincial and local objectives to protect the
agricultural land base of the region.
The applicant is proposing to amend the land use designation to Industrial. Industrial areas are primarily intended for
heavy and light industrial activities, and appropriate accessory uses. Limited commercial uses that support industrial
activities are appropriate. Residential uses are not intended.
The applicant is also requesting that the subject property be included within the Urban Containment Boundary and
the Sanitary Sewer Area.

PROPOSED ZONING
AMENDMENT

Existing Zoning

Proposed Zoning

The subject property is zoned I3 Extraction Industrial. The

following uses are permitted in the I3 Zone for land within
the Agricultural Land Reserve:

The subject property is proposed to be rezoned to an

industrial zone that would permit the following:

Farming
Farm Houses and accessory uses
Kennels
The following uses are permitted on the property subject to
non-farm use approval from the Agricultural Land Commission:

Light Industrial
Large Distribution and Logistics Centres (warehouse,
wholesaling, distribution and storage buildings [300,000 to
400,000 sq ft])
Goods handling related to supporting port related uses
Equipment repair and servicing operations

Commercial extraction of sand, gravel and peat

Manufacturing and Processing Industries

Stockpiling, aggregate separation and blending

Transportation, Communication and Other Utilities

Sand and gravel crushing and screening

Offices and high technology uses

Asphalt and concrete mixing

Trade Schools

Primary processing and packaging of peat

Eating and drinking establishments

Outside storage to be permitted ancillary to primary use;
however, container storage will be restricted.

The subject property is privately-owned

land zoned I3 Extraction Industrial which is
proposed to be rezoned to permit higher
value industrial uses.

PROPOSED
DEVELOPMENT
CONCEPT
Concept Plan

Source: MK Delta Lands Group Traffic Impact Study by R.F. Binnie and Associates Inc.

The subject property is located at 7969 Highway 91

Connector. The property is situated immediately south of
Highway 17 (South Fraser Perimeter Road) adjacent to the
Burns Bog Ecological Conservancy Area. This 62.7 ha (155 ac)
property is proposed for industrial development. The
development proposal includes:

Proposed Industrial Park

9 industrial lots with developable areas ranging in size

from 3.3 to 9.6 ha (8.1 to 23.7 ac)
Environmental buffers and water control weirs adjacent
to the Burns Bog Ecological Conservancy Area
Transferring 132.7 ha (328 ac) of lands to the
Corporation of Delta, for protection from future
development (Lots A, B and C)
Proposed Land Use
Industrial
Internal Road/Utilities
Future Highway Improvement Area
Protection/Enhancement Areas (Mitigation
Buffer and Development Slope)
Undisturbed Area Along North
Property Boundary
TOTAL:

Hectares
43.79
3.52
3.08
5.78
6.48
62.7

Acres
108.2
8.7
7.6
14.28
16.01
155.00

Adjacent Uses
North: Highway 17 and Industrial Uses
South: MK Delta Owned Land (Lot A) zoned I3 Extraction
Industrial and the Burns Bog Ecological
Conservancy Area
West: The Burns Bog Ecological Conservancy Area
East:
Privately Owned Land zoned I3 Extraction
Industrial, highway maintenance operations uses,
Highway 91 Connector

SITE ACCESS

High
way
91

Nordel
Way
Con
nect
or

PROP0SED
ACCESS

The site is bordered to the north by Highway 17

(South Fraser Perimeter Road) and the Highway 91
Connector with no existing vehicle access to the
property. The MK Delta Lands Group is working with
the Ministry of Transportation and Infrastructure to
provide access via a new interchange planned for the
area. Further discussion with the Ministry is required
to finalize access requirements and area transportation
improvements.
The proposed Sunbury Interchange would replace the
current traffic light to support free-flowing traffic.
The proposed project would ensure that truck traffic
has direct access to the highway facility, and as a result
the growth of truck traffic on Deltas local road
network should be reduced.

MK Delta Lands Group is proposing financial

contributions to support transportation improvements.
If the development application is approved, the full
build-out of the site would be contingent on or phased
to coincide with the Sunbury Interchange
improvements.

WATER & SANITARY

SEWER CONCEPT

SANITARY TIE-IN TO
DELTA FORCEMAIN

WATER TIE-IN TO
RIVER WAY

WATER TIE-IN TO
NORDEL WAY

NEW SANITARY
PUMP STATION

Sanitary System
Construct a new sanitary sewer pump station at
east property boundary.
Connect new pump station to Deltas sanitary
forcemain.

Water System
Construct a looped watermain through the
development connecting to River Way and
Nordel Way.

PROTECTING WATER
QUALITY & QUANTITY
Storm Water Management Concept

NORTH

SILDA OUTFALL WITH

NEW PUMP STATION
ALEX FRASER
BRIDGE
NORDEL WAY

EXISTING PUMP STATION

R IV E R R O A D

SFPR / HWY 17

HW
Y

C T
O R

HWY

NORTH
PERIMETER
BUFFER
91
CO
N NE

91

EXISTING
EAST/WEST
DITCH. 100m
WIDE BUFFER
WILL REMAIN
UNDISTURBED.

EAST
PERIMETER
BUFFER
DIRECTION OF ON
SITE WATER FLOW

PEAT BERM
& PERIMETER
DITCH ON THE
SOUTH & WEST
BOUNDARIES
SEGREGATE
ONSITE WATER
FROM BOG
WATERS.

PERIMETER DITCH
SOUTH PERIMETER BUFFER

EXISTING BOG DITCH

WATER CONTROL
WEIR LOCATIONS

SITE BOUNDARY

45 ACRE PROPERTY (LOT A).

THIS LOT IS PROPOSED
FOR TRANSFER TO DELTA TO
PROVIDE A FURTHER BUFFER
AREA FOR THE BBECA.

To ensure there is separation of development-related mineralized waters from bog water conditions in the Burns
Bog Ecological Conservancy Area (BBECA), the applicant is proposing the following storm water management
measures:
Water control weirs to maintain or enhance current water levels in the BBECA. These weirs would be managed
by Delta.
Storm water management design to fully contain waters on site.
Direct storm water north to the Fraser River, away from the BBECA.
Site runoff directed to an upgraded Silda outfall and pump station.
Control structure on Highway 91 to limit inflow into BBECA.
30 m wide buffer with peat berm and perimeter ditch on the west and south property boundaries to segregate
development site water from bog water. The buffer areas would be owned and managed by Delta.
100 m wide undisturbed buffer located north of the proposed site.

PROTECTING BURNS
BOG ECOLOGICAL
CONSERVANCY AREA
Water quality and quantity are very important to the health
of Burns Bog. The applicant, The MK Delta Lands Group, has
done extensive field research on the subject property, its
relationship to the Burns Bog Ecological Conservancy Area
(BBECA), and how to support the health of the BBECA.

Proposed Mitigation Measures:

30 m wide separation peat berm and perimeter buffers
along the west and south property boundaries to protect
the BBECA
Water quality monitoring to be done before, during and
after construction to ensure effective protection

Environmental Buffers:
North Perimeter Buffer
Existing condition to be maintained.

West Perimeter Buffer

The subject property shares a western boundary with the BBECA. The existing ditch along the western boundary would be filled
and post-development site drainage directed off-site without interfering in the BBECA water regime. A 30 m wide habitat
enhancement / mitigation buffer would separate the development from the BBECA. Within the buffer, there would be a peat berm
and engineering weir system for relieving high water levels. Internal to the buffer, there would be a wetted perimeter ditch draining
west then north. The existing ditch would be in-filled with native mesic/humic peat materials as part of the peat berm construction.
Peat infill is required to establish stability for buffer construction. Infilling would result in decommissioning of the ditch, which
would deflect bog waters to the west. Shrubs and live tree stakes would be planted along a riparian bench at the bottom of the
development fill slope. Along the channel edges, emergent species (e.g. cattails, sedges, rushes) would be planted.

PROTECTING BURNS
BOG ECOLOGICAL
CONSERVANCY AREA
South Perimeter/Lot A Buffer
Shrubs and live stakes or trees would be planted along the riparian bench at the bottom of the fill slope along the development edge.
Along the channel edges, emergent speicies (e.g. cattails, sedge, rush species) would be planted. Lot A would remain undisturbed.

East Perimeter Buffer

Along the east perimeter, a ditch would run north-south along the toe of the development fill slope. This perimeter ditch is
intended to capture runoff from the privately-owned lands directly to the east. The fill slope would be planted with native species.
The water in this swale may not be continuous and the channel edges would be planted with water tolerant species such as sedges,
rushes and willows that can also withstand drought.

Proposed Perimeter Buffer with Peat Berm and Ditch

approx. 6-9m

DEVELOPMENT PERMIT
GUIDELINES
A new Development Permit Area is proposed for the subject
property with guidelines to address appropriate
environmental buffers on the site and building design criteria
that reflect the location of the project adjacent to the Burns
Bog Ecological Conservancy Area.

Development Permit Objectives:

Restoring and enhancing local ecosystems

Contributing to environmental sustainability
Achieving high standards of building and landscape design
Creating a public realm for pedestrians and cyclists

Public Realm Map

LEGEND
Public Realm
North Perimeter Buffer
West Perimeter Buffer
South Perimeter Buffer
East Perimeter Buffer
Lot A (for transfer to the Corp. of Delta)

Site Design Guidelines

The following are general site design guidelines:
Implement sustainable, energy-efficient design standards in
building and site design (utilize natural lighting, recycle
greywater and stormwater collected on site, promote
renewable energy uses, create/enhance habitat values on site).
Orient building entries towards public streets.
Incorporate green roofs and green walls in the building design.
Avoid blank walls along public streets and provide articulation
in building designs.
Locate servicing/loading zones away from street fronts, and
provide screening.
Design on-site amenity features to provide enjoyable
employee recreational areas.
Perimeter fencing is required adjacent to the habitat
enhancement buffers at the top of the development slope.

Street Right of Way

Site Entry Point
Private Realm
Development Parcels

The MK Delta Lands Group is proposing an eco-industrial

development on the subject property that would provide for
industrial development in a manner that supports the
environmental context of the site. Refer to the Protecting
Burns Bog Ecological Conservancy Area board for
information on the proposed habitat enhancement and
mitigation buffers.
Gateway elements such as project identity and wayfinding
signs are encouraged at the site entrance. Feature lighting and
landscaping are encouraged.

Street Cross Section

Below is a typical street layout for the development site with
a multi-use path and sidewalk separated from vehicular lanes
with tree-lined boulevards to create a safe walking/cycling
network. Priority should be given to pedestrians/cyclists at
driveway crossings by limiting grade changes along the
sidewalk.

PL

Site Access, Circulation and Surface Parking

Each parcel shall be designed to provide pedestrians, cyclists
and vehicles with safe circulation. The following measures are
encouraged:
Minimize the number of driveways that cross sidewalks.
Direct pedestrian routes between sidewalk and building
entry doors, separated from vehicular circulation routes
with barrier curbs and/or landscaping.
Bicycle parking should be separated from vehicular
circulation with adequate lighting.

PL

0.9m continuous soil

trench in boulevards

0.5m Buffer
1.5m Boulevard/Rain Garden
3.0m Multi-use Path

2.5m
7.0m Lane

Water
(Refer to Civil)

1m
Sanitary
(Refer to Civil)

0.9m continuous
soil trench in
boulevards

2m
Storm
(Refer to Civil)

7.0m Lane

2.5m Boulevard/Rain Garden

0.5m Buffer
2m Sidewalk

24.0m ROW
*Refer to Engineering documents for exact underground services locations.

To discourage public access into the buffers and to maintain

the ecological integrity of the BBECA, no pedestrian / cycling
trails will be located in the habitat enhancement/mitigation
buffers.

Landscaping
Overall, individual site landscape would:
Use native or adapted plant materials. Plantings should be
consistent with the environmental reports prepared by
EDI Environmental Dynamics.
Incorporate stormwater management strategies in the
design consistent with the recommendations in the report
prepared by GMV Engineering.
Provide adequate screening of objectionable views.
Enhance habitat values by providing continuous wildlife
corridors.

ENVIRONMENTAL
ASSESSMENT
An Environmental Effects Assessment was undertaken by the applicant to address the potential impacts of the biophysical
environment: Fish and Fish Habitat, Wildlife and Vegetation.

Key Study Findings:

Habitat loss as a result of clearing is
the most profound effect on the
sites environment, resulting in a loss
of 48.8 ha (121 ac) of existing
ecosystems and habitat.

MK DELTA LANDS GROUP

FIGURE 5-4. BROAD ECOSYSTEM
TYPE SUMMARY
LOTS 4 AND A AND LOCAL STUDY AREA (LSA)

0.5

Kilometers

LEGEND

Habitat loss is compensated with the

proposed land transfer of 132.7 ha
(328 ac). The transfer results in a net
gain of 94.4 (233 ac) ha of broad
ecosystem types.

Broad Ecosystem Type

Lot 4, Lot A

Treed Bog Woodland

LSA
Development Footprint
Proposed Conservation Lands
to be transferred to the
Corporation of Delta

Shrub Bog Woodland

Transitional Forest
Shrub Swamp

Area Dedicated to Future

Highway Improvement

Herb Dominated Site

BBECA Habitat Enhancement /

Mitigation

Non-vegetated and Anthropogenic

Undisturbed
Road

Other than the change in habitat,

development impacts can be
minimized through the
implementation of mitigation
measures.

Data Sources: DataBC, Government of British Columbia (GovBC); Terrain Resource Information
Management, GovBC, National Geographic, Esri, DeLorme, HERE, UNEP-WCMC, USGS, NASA, ESA, METI,
NRCAN, GEBCO, NOAA, increment P Corp., GMV Engineering, Corporation of Delta
Disclaimer: Contains information licensed under the Open Government License - British Columbia, Canada.
Although there is no reason to believe that there are any errors associated with the data used to generate this
product or in the product itself, users of these data are advised that errors in the data may be present.

50

100

200

300

400

Drawn:
D. Wiens

Checked:
R. Robitaille

Date:
10/12/2015

EDI Project Number:

14-V-0297

500

Meters

NAD 1983 UTM Zone 10N

Map Scale = 1:10,000 (printed on 11" x 17")

Enhancement /Mitigation Measures:

Summary of Potential Net Gain / Loss (hectares)

Fish and Fish Habitat

Enhancement and monitoring opportunities related to fish and fish
habitat:
The riparian setback provided adjacent to the east-west
perimeter ditch and the constructed development perimeter
ditch would provide opportunities for increasing the density
of stream side trees to provide cooling shade, woody debris
for cover and nutrients, which improves fish habitat.

40.1

26.9

16.9

8.3
3.4
1.4

During construction activities in and around watercourses,

water quality monitoring will be required.
Implementation of post-construction monitoring program.

Wildlife
Possible wildlife enhancement and monitoring opportunities:
To improve wildlife habitat value, fruit-bearing trees and
shrubs should be planted in the buffer areas.
Install coarse wood / rock piles in buffer area to provide
structural habitat features for invertebrates, small mammals
and amphibians.
Plant appropriate buffers around the perimeter of the
development site as a visual and noise buffer and to provide
nesting habitat.
Install and maintain nest boxes for songbirds, bats and raptors.

0.2

1
-2.7

Treed Bog Woodland

Shrub Bog Woodland

Transitional Forest

Shrub Swamp

Herb Dominated Site

Swamp Forest

Floodplain Forest

Non-vegetated & Anthrop.

Vegetation
Possible vegetation enhancement and monitoring
opportunities:
Implement a vegetation monitoring program to
restrict the spread of invasive non-native species.
Transplant plants of concern to appropriate
adjacent habitat and monitor their survival.
Where possible salvage shrubs and trees from
the development footprint and use to revegetate the buffer areas.

PROPOSED AMENITIES

The applicant, the MK Delta Lands Group, is committed to providing land dedication and $11 million
towards the following amenities that would be provided if the industrial development application at
7976 Highway 91 Connector is approved.
Proposed Land Dedication
A total of 132.7 hectares (328 acres) of
land (Lots A, B and C) are proposed to be
dedicated to Delta. This would place
additional bog lands in public ownership.
These privately owned lands are currently
located outside of the Agricultural Land
Reserve and the Burns Bog Ecological
Conservancy Area. Lots A, B and C are
zoned I3 Extraction Industrial which
permits a range of industrial extraction
activities including peat extraction.
Dedication to Delta would protect these
lands from future development.

Transportation Improvements and Community Amenities in North Delta

Transportation improvements on Highway 17 at the Sunbury Interchange to facilitate access to the proposed development, and
community amenities for North Delta as determined by Delta Council.

Agricultural Benefits and Irrigation Improvements on Westham Island

The MK Delta Lands Group proposes to
offset the requested Agricultural Land
Reserve exclusion for the subject site at
7969 Highway 91 Connector by
providing Delta with funds to undertake
drainage and irrigation improvements on
Westham Island. The applicant
commissioned a study by PGL
Environmental Consultants to identify
opportunities to improve agricultural
capability and suitability on Westham
Island. The study found that the principal
agricultural considerations on Westham
Island include excess water, salinity and
soil moisture deficiency.
The soils of Westham Island are highly
productive. Without proper management
strategies, the main agricultural limitation
of the soils on Westham Island is
primarily excess water during the wet
season and salinity and soil moisture
deficiency during the growing season.
Westham Island has poor drainage for
many months of the year and has limited
access to agricultural irrigation water.
For this reason two new drainage pump
stations are proposed. Fraser River
water at this location has high salinity
levels for most of the year, except in May
and June when river flow is high, thereby
reducing agriculture productivity. Further,
hydrological models of the Fraser River
system indicate the peak run-off is

Westham Island

occurring earlier in the season with lower flows in the summer, and this will be
further impacted by future seal level rise.
Unless sufficient suitable irrigation water can be supplied to Westham Island, crop
production is anticipated to decrease and the effects of salinity on soils may
increase. It is possible to increase the availability of non-saline irrigation water to
the island by improving components of Deltas existing irrigation system.
Upgrading existing inlets, extracting Fraser River water from further upstream,
and providing an new irrigation water river crossing from a pump station at the
Mason canal to Westham Island will increase agricultural productivity.