S 5 McCall

REPORT TO
MAYOR AND COUNCIL
PRESENTED: FEBRUARY 16, 2008 - SPECIAL MEETING REPORT: 09-14

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 14-07-035
SUBJECT: PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100173 (MCCALL)
PROPOSAL:
Exclusion application under Section 30(1) of the
Agricultural Land Commission Act to exclude eight (8)
properties totaling 14.57 ha (36 acres) from the
Agricultural Land Reserve for future industrial
development.
RECOMMENDATION SUMMARY:
That Council not support the application for exclusion
from the Agricultural Land Reserve.
RATIONALE:
The proposed exclusion of the eight (8) properties from
the Agricultural Land Reserve does not comply with the
Township of Langley’s Official Community Plan and
Rural Plan.
PROVINCIAL AGRICULTURAL LAND COMMISSION
Page 2 . . .
RECOMMENDATION(S):
That Council advise the Provincial Agricultural Land Commission that the Agricultural Land
Reserve exclusion application for eight (8) properties located at 5670 264 Street, 26477, 26473,
26575, 26601, 26695, 26713 56 Avenue and 5625 268 Street is not supported.
EXECUTIVE SUMMARY:
The application is pursuant to section 30(1) of the Agricultural Land Commission Act to exclude
eight (8) properties located north and west of the Gloucester Industrial Park totaling 14.57 ha
(36 acres), from the Agricultural Land Reserve. It is recommended that Council not support the
application on the basis that the proposal does not conform to the land use policies of both the
Township of Langley Official Community Plan and Rural Plan. In 2006, a similar application
was not endorsed by Township Council and was denied by the Land Commission. Staff are
working on a review of the industrial land base within the Township and its absorption rate. If
Council deems it appropriate they could defer consideration of this matter until the review is
complete later this Summer.
PURPOSE:
This report is to provide Council with information and a recommendation with respect to an
Agricultural Land Reserve exclusion application of eight (8) properties on 56 Avenue between
264 Street and 268 Street, submitted under Section 30 (1) of the Agricultural Land Commission
Act.
Page 3 . . .
SUBJECT
Page 4 . . .
AGRICULTURAL
LAND RESERVE
102 AVE
96 AVE
88 AVE
80 AVE
72 AVE
D
R
R
E
V
LO
64 AVE HW
G
Y
NO
1
SUBJECT
56 AVE
48 AVE
FR
AS
ER
HW
40 AVE Y
32 AVE
24 AVE
16 AVE
8 AVE
0 AVE
240 ST
248 ST
264 ST
200 ST
208 ST
272 ST
216 ST
256 ST
224 ST
232 ST
Page 5 . . .
ZONING BYLAW NO. 2500

Page 6 . . .
SUBJECT
Page 7 . . .
ADDITIONAL INFORMATION:
Owner/Applicant(s):
1. Cornerstone Training Stables Inc. 5. Brian and Marilyn Woodley

5670 – 264th Street 26695 – 56th Avenue
Aldergrove, B.C. V4W 1P3 Aldergrove, B.C. V4W 1P2
5670 – 264th Street 26695 – 56th Avenue

Lot 3, Section 7, Township 14, Lot 13, Section 7, Township 14
New Westminster District Plan 2492 New Westminster District Plan 2492
PID# 002-459-914 PID# 012-734-080
1.82 ha (4.51 acres) 1.92 ha (4.75 acres)
2. Kang and Jung Baik 6. Douglas Rosseau

5782 264th Street 26601 – 56th Avenue
Aldergrove, B.C. V4W 1P3 Aldergrove, B.C. V4W 1P2
26477 – 56th Avenue 26601 – 56th Avenue

Lot 4, (Except Part Dedicated Road) Lot 14, Section 7, Township 14
Section 7, Township 14, New Westminster Plan 2492
New Westminster District Plan 2492 PID# 001-619-811
PID# 003-370-623 1.92 ha (4.75 acres)
1.78 ha (4.39 acres)
7. Lorraine Blackwall
3. Fred and Donna Badiuk 26575 – 56th Avenue
5625 – 268th Street Aldergrove, B.C. V0X 1A0
Aldergrove, B.C. V4W 1V6
26575 – 56th Avenue
th
5625 – 268 Street Lot 15, Section 7, Township 14
Lot 11, (Except Part Dedicated Road) New Westminster Plan 2492
Section 7, Township 14 PID# 012-734-098
New Westminster District Plan 2492 1.92 ha (4.75 acres)
PID# 012-734-063
1.38 ha (3.42 acres) 8. 0774606 B.C. LTD
Rico Pannu
4. Barry and Delaine McCall 26473 – 56th Avenue
26713 – 56th Avenue Aldergrove, B.C.
26473 -56th Avenue
th
26713 – 56 Avenue Lot 16, Section 7, Township 14
Lot 12, (Except Part Dedicated Road) New Westminster District Plan 2492
Section 7, Township 14 PID# 012-734-101
New Westminster District Plan 2492 1.93 ha (4.76 acres)
PID# 012-734-071
1.90 ha (4.70 acres)
Page 8 . . .
Existing Zoning: Rural Zone RU-1
Minimum Parcel Size: 1.7 ha (4.2 acres)
Rural Plan Designation: Small Farm Country Estates
E.S.A. Designation: E.S.A. # 032 – Upland between West Creek

and Coghlan Creek (Rating # 3)
Agricultural Land Reserve: Located within the Agricultural Land Reserve
BACKGROUND/HISTORY:
The Agricultural Land Commission Act allows Council the opportunity to provide
recommendations on exclusion application made to the Provincial Land Reserve Commission.
The basis on which Council normally makes its recommendations is the policies of the
Township’s Official Community Plan and Rural Plan, including urban/rural interface policies.
The subject eight (8) properties are located in the A.L.R. (enacted in 1973) on property that is
designated Small Farms/Country Estates in the Rural Plan (adopted 1993) and currently zoned
RU-1 having a minimum lot size for subdivision of 1.7 ha (4.2 acres). (enacted in 1987)
In 2006 a similar ALR exclusion application was made for the same eight (8) properties. At that
time Council did not endorse the application for exclusion, indicating that the proposal did not
comply with the land use policies of the Township’s Official Community Plan and Rural Plan. A
copy of the 2006 staff report to Council is Attachment B to this report
On May 16, 2006 the Provincial Agricultural Land Commission denied the application on the
basis of:
• “…although the subject lands consist of smaller properties, they still have prime
agricultural capability ratings, and properly managed, could produce a wide range of
agricultural crops.”
• “…the Commission noted that the local government had not advanced a case for the
exclusion of these properties based on community need and there had been no planning
studies by the local government or the Commission which would indicate that these
lands should be excluded from the ALR.”
DISCUSSION/ANALYSIS:
The current application is pursuant to Section 30(1) of the Agricultural Land Commission Act to
exclude eight (8) independent properties on the north side of 56 Avenue between 264 and 268
Street totaling 14.57 ha (36 acres) from the Agricultural Land Reserve.
Page 9 . . .
In support of the application the proponents have submitted a letter of intent in December 2008
(Attachment C) indicating their belief that the properties are not viable for farming due to the
presence of blue clay in the soils, uneven land, and poor drainage. The letter also states that
existing industrial activities in Gloucester located directly south and east of the properties have a
negative impact on the properties through increased crime, noise levels and the spill over of
light from industrial buildings. The properties owners also indicate that they have been under the
assumption that the lands would eventually be included in the Gloucester industrial park. The
letter also references a January 22, 2004 newspaper article (Attachment D) referencing
Gloucester’s proposal to replace the proposed golf course with more industrial lands. Finally,
the applicants believe that their proposed exclusion from the Agricultural Land Reserve will
provide the opportunity for the lands to be developed in conjunction with the Gloucester
Industrial Park. Additional documentation provided in support of the application are included in
Attachment E
The applicants have complied with the Agricultural Land Commission’s procedure for exclusion
applications by circulating details of the proposal to adjacent property owners, posted the
required signage on the properties in question, and advertised in the local newspapers
(Attachment F) that the properties are in the process of applying for ALR exclusion. One
submission (Attachment G) in opposition to the application was received from the Bradner Road
and Landowners Group. Major points raised were:
1. Based on the Agricultural Capability Map #92G/1d the properties are made up of class 2
and 3 soils that when properly managed could produce a good range of agricultural
crops.
2. Concern that the exclusion of the subject properties will result in additional
developments, creating congestion at the 264 Street and 56 Avenue intersection during
the morning and evening commute that could lead to dangerous situations for motorists.
3. Recognition that the ALC has denied the previous exclusion application of the eight (8)
properties quoting ALC decision letter #AL100111
a. “although the subject lands consist of smaller properties, they still have prime
agricultural capability ratings, and properly managed, could produce a range of
agricultural crops.”
b. “the local government had not advanced a case for the exclusion… of these
properties based on community need”
c. “there had been no planning studies by the local government or the Commission
which would indicate that these lands should be excluded from the ALR.”
4. The subject properties are located within the GVRD Green Zone forming part of the
GVRD’s “Livable Region Strategic Plan” (1996) that has been created to protect the
regions natural assets including farmland and to provide a long-term boundary to contain
urban growth. Also quoted is a portion of the ALC Staff Report regarding the previous
exclusion application of the subject properties #0-36505 dated April 11, 2006 which
states:
“Regardless of whether the proposal to exclude the subject lands has any merit from
an application perspective, it is seriously flawed from a planning perspective; it does
not address the broader question as to the most appropriate location for the
industrial area’s northern boundary.”
Page 10 . . .
Description of Properties:
Eight (8) properties are included in this application, of which seven (7) have been partially
cleared of vegetation. All are primarily used for rural residential and hobby farm purposes.
Property lot sizes range from 1.38 ha (3.42 acres) to 1.92 ha (4.75 acres). Located within the
lands are several small watercourses and natural ponds.
Access to Lots 11, 12, 13, 14, 15, and 16 is currently from 56 Avenue, while Lots 3 and 4 are
accessed from 264 Street.
Adjacent Uses and Property Sizes:
North: Several rural residential properties ranging in size from 1.15 ha (2.85 acres) to
1.95 ha (4.81 acres) and one lot 1.92 ha (4.80 acres) used for mushroom
farming;
East: Gloucester industrial lands zoned M-2A, 1.21 ha (3 acres) and 1.29 ha (3.18
acres) in size
South: Gloucester industrial lands zoned M-2A, M-2B and C-3, ranging in size from 0.72
ha (0.29 acres) to 1.24 ha (3.07 acres)
West: Several rural residential properties ranging in size from 1.01 ha (2.50 acres) to
2.02 ha (5.00 acres)
Servicing:
Should the lands be excluded from the Agricultural Land Reserve, the applicants will be
required to rezone them and provide full urban services (community sewer, water, storm
drainage and roads) prior to industrial development being allowed to proceed. These services
are currently unavailable.
On October 3, 2005 Council received the “Aldergrove/Gloucester Water and Sewer Review”
report for information; and resolved to require any new rezoning/subdivision applications, and
new commercial and industrial Building Permits, to have no incremental increase in peak
sewage flows to the existing sewerage system. In addition, the current water supply in the
Gloucester area has insufficient capacity for full build-out under the existing Gloucester
Community Plan. Although Council has recently agreed to proceed with extending the Greater
Vancouver Sewer and Drainage District sewer line to Aldergrove, no provision has yet been
made for upgrading municipal sewer or water services to or beyond the industrial boundaries of
the Gloucester Plan.
Page 11 . . .
POLICY CONSIDERATIONS:
The primary goal of the Rural Plan is to enhance agriculture through the recognition, protection
and preservation of agricultural lands, while limiting new commercial and industrial
encroachment. The Township of Langley Official Community Plan directs new industrial
development to land that is designated for industrial purposes. In this particular case the subject
properties are outside of the designated industrial growth area and thus staff cannot
recommend that they be excluded from the ALR. Staff also note that some industrial capacity
remains within the Township to develop industrial interests without encroaching onto the ALR.
A comprehensive review of the Township’s employment land base is currently underway. The
subject exclusion application should therefore not be supported as it does not conform with the
Township of Langley Official Community Plan and Rural Plan. It is also noted that Council has
the option of not forwarding the application on to the PALC.
Respectfully submitted,
Colin Moore
DEVELOPMENT PLANNING TECHNICIAN
for
COMMUNITY DEVELOPMENT DIVISION
CM/JG
ATTACHMENT A Agricultural Land Reserve Applications

ATTACHMENT B 2006 Council Report
ATTACHMENT C Letter of Intent
ATTACHMENT D Newspaper Article
ATTACHMENT E ALR Land Owners
ATTACHMENT F Exclusion Signs
ATTACHMENT G Public Submission
ATTACHMENT A
Attachment B
REPORT TO
MAYOR AND COUNCIL
PRESENTED: FEBRUARY 6, 2006 - REGULAR MEETING REPORT: 06-21

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 14-07-035
SUBJECT: PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100111 (BARRY MCCALL ET AL)
PROPOSAL:
Application for exclusion from the Agricultural
Land Reserve (ALR).
RECOMMENDATION SUMMARY:
Not endorse the application to the Provincial
Agricultural Land Commission.
RATIONALE:
The proposed exclusion application does not
comply with the Township’s Official Community
Plan and Rural Plan.
AGRICULTURAL LAND RESERVE APPLICATION NO. 100111
BARRY MCCALL
Page 2 . . .
RECOMMENDATION(S):
That Council advise the Provincial Agricultural Land Commission that the exclusion
application submitted by Barry McCall et al for 8 properties totaling 14.57 ha (36 acres) located
on the north side of 56 Avenue (between 264 Street and 268 Street), within the Agricultural
Land Reserve, IS NOT ENDORSED.
EXECUTIVE SUMMARY:
The applicants have applied under Section 30 (1) of the Agricultural Land Commission to
exclude eight (8) properties totaling 14.57 ha (36 acres) located along 56th Avenue and 264th
Street from the Agricultural Land Reserve (ALR). The exclusion application does not comply
with the land use policies of the Township’s Official Community Plan and Rural Plan which
direct commercial and industrial development to designated Urban and Industrial Growth
Areas. As the proposed exclusion application is not in an area designated for future urban or
industrial growth, it is recommended that the application not be endorsed by Council.
PURPOSE:
The purpose of this report is to provide Council with information and a recommendation with
respect to an Agricultural Land Reserve exclusion application submitted under Section 30(1) of
the Agricultural Land Commission Act.
BARRY MCCALL
Page 3 . . .
SUBJECT
N
BARRY MCCALL
Page 4 . . .
AGRICULTURAL
LAND RESERVE
102 AVE
96 AVE
88 AVE
80 AVE
72 AVE
D
R
R
E
V
64 AVE
LO
HW
G
Y
NO
1
56 AVE
SUBJECT
48 AVE
FR
AS
ER
HW
40 AVE Y
32 AVE
24 AVE
16 AVE
8 AVE
0 AVE
240 ST
248 ST
264 ST
200 ST
208 ST
272 ST
216 ST
256 ST
224 ST
232 ST
N
BARRY MCCALL
Page 5 . . .
SUBJECT
N
BARRY MCCALL
Page 6 . . .
ZONING BYLAW NO. 2500
N
BARRY MCCALL
Page 7 . . .
ADDITIONAL INFORMATION:
Owner/Applicant(s): 1. Cornerstone Training Stables Inc.

Garry Mazzei
5670 – 264th Street
Aldergrove, B.C. V4W 1P3
5670 - 264th Ave

Lot 3 Section 7, Township 14
New Westminster District Plan 2492
PID# 002-459-914
1.82 ha (4.50 acres)
2. Kang and Jung Baik

26477 - 56th Ave

Lot 4 (Except Part Dedicated Road)
Section 7, Township 14
PID#003-370-623
1.78 ha (4.39 acres)
3. Fred and Donna Badiuk

Aldergrove, B.C. V0X 1A0
5625 - 268th St
PID#012-734-063
1.38 ha (3.42 acres)
4. Barry and Delaine McCall

P.O. Box 1465
26713 - 56th Ave

PID#012-734-071
1.90 ha (4.70 acres)
BARRY MCCALL
Page 8 . . .
5. Brian and Marilyn Woodley

26695 - 56th Ave

PID#012-734-080
1.92 ha (4.75 acres)
6. Douglas and Marion Rosseau

26604 - 56th Ave

PID#001-619-811
1.92 ha (4.75 acres)
7. Lorraine Blackall
26575 – 56 Avenue
26575 - 56th Ave

PID#012-734-098
1.92 ha (4.75 acres)
8. Wiethold and Irma Luck

174 Westridge Road NW
Edmonton, A.B. T5T 1B8
56th Ave
New Westminster District, Plan 2492
PID#012-734-101
1.93 ha (4.76 acres)
Existing Zoning: Rural Zone RU-1
Minimum Parcel Size: 1.7 ha (4.2 acres)
Rural Plan Designation: Small Farms / Country Estates

(1.7 ha /4.2 acres minimum lot size)
BARRY MCCALL
Page 9 . . .
E.S.A. Designation: E.S.A. # 032 - Upland between West Creek and

Coghlan Creek (Rating - #3)
BACKGROUND / HISTORY:
The Agricultural Land Commission Act allows Council the opportunity to provide
recommendations on exclusion applications made to the Agricultural Land Commission. The
basis on which Council normally makes its recommendations is the policies of the Rural Plan
including urban/rural policies.
The subject properties are located in the A.L.R (enacted in 1973) on property designated Small
Farms / Country Estates in the Rural Plan (adopted 1993) and currently zoned Rural Zone RU-1
having a minimum lot size for subdivision of 1.7 ha (4.2 acres).
DISCUSSION/ANALYSIS:
The applicants have applied under Section 30(1) of the Agricultural Land Commission Act to
exclude the eight (8) properties totaling 14.57 ha (36 acre) located along 56th Avenue between
264th and 268th Street from the Agricultural Land Reserve. The applicants' stated intent
(Attachment F) is to exclude the lands from the Agricultural Land Reserve as they believe they
are no longer suitable for farming purposes. Further, the applicants believe the exclusion
application will provide an opportunity for the subject lands to be developed inline with the
neighbouring Gloucester Industrial Park. The applicants have provided additional information
in support of the exclusion application in the form of Attachments A through to E.
In accordance with the Agricultural Land Commission’s procedures for exclusion applications,
the applicants have circulated details of the proposal to the adjacent property owners, posted a
sign on site, and placed advertisements in the local newspaper indicating that the properties are
under application for exclusion. No submissions were received in response to the notification.
Description of Properties:
The subject lands are located directly north of the Gloucester Industrial Park. Lot sizes range
from 1.38 ha (3.42 acres) to 1.93 ha (4.76 acres) and are primarily used for rural residential and
hobby farm purposes. Seven (7) of the eight (8) lots have been partially cleared of vegetation.
There are several small watercourses and natural ponds located among the eight properties.
Access to Lots 12, 13, 14, 15 and 16 is currently from 56th Avenue. Lot 3 and Lot 4 are accessed
from 264th Street and Lot 11 is accessed from 268th Street.
Adjacent Uses and Property Sizes:

North: Several rural residential properties 1.15 ha (2.85 acre) to 1.92 ha (4.80 acre) in size
and one 1.92 (4.80 acre) lot used for mushroom farming;
West Several rural residential properties 1.01 ha (2.50 acres) to 2.02 ha (5.00 acres) in size.
South: Industrial land zoned M-2A (Redwood Plastic Corporation, Gemco Industrial, TDL
Group, and Made-Rite Meats).
East: Industrial land zoned M-2A (Freight company, BC Precision Packaging);
Servicing:
BARRY MCCALL
Page 10 . . .
Rural residential services currently exist to all eight (8) properties. The applicants would be
required to provide full urban services in accordance with the Township’s Subdivision and
Development Control Bylaw to the sites if the lands were to be excluded from the Agricultural
Land Reserve. Road dedications from most of the lots will also be required to bring 56 Avenue
up to the Township’s industrial road standard.
On October 3, 2005 Council received the “Aldergrove/Gloucester Water and Sewer Review”
report for information; and resolved to require any new rezoning/subdivision applications, and
new commercial and industrial Building Permits, to have no incremental increase in peak
sewage flows to the existing sewerage system. In addition, the current water supply in the
Gloucester area has insufficient capacity for full build-out under the existing Gloucester
Community Plan. No provision has been made for extension of either municipal sewer or
water services beyond current Gloucester Plan boundaries.
POLICY CONSIDERATIONS:
The Rural Plan designates the subject lands as “Small Farms / Country Estates” for the purpose
of retaining and developing lands within the ALR for agricultural uses. Agricultural Land
Reserve exclusion applications may only be supported when the proposal is consistent with the
Rural Plan policies. In this case the Township’s Official Community Plan policy directs
commercial and industrial development to Designated Urban and Industrial Growth Areas. As
the proposed exclusion application is not in an area designated for future urban or industrial
growth, it is recommended that the application not be endorsed by Council.
Respectfully submitted,
Amy Spencer
DEVELOPMENT PLANNING TECHNICIAN
for
COMMUNITY DEVELOPMENT DIVISION
AS/JG
ATTACHMENT A Agricultural Land Reserve Applications

ATTACHMENT B Notice of Exclusion
ATTACHMENT C Title Searches
ATTACHMENT D Exclusion Signs
ATTACHMENT E Newspaper Advertisements
ATTACHMENT F Letter of Intent
This report constitutes SCHEDULE "2" as required under Section 6 or 32 of the Agricultural
Land Reserve Procedure Regulation.
ATTACHMENT C
ATTACHMENT D
ATTACHMENT E
ATTACHMENT F
ATTACHMENT G

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2008 - SPECIAL MEETING REPORT: 09-14

ZONING BYLAW NO. 2500

1. Cornerstone Training Stables Inc. 5. Brian and Marilyn Woodley

5670 – 264th Street 26695 – 56th Avenue

2. Kang and Jung Baik 6. Douglas Rosseau

26477 – 56th Avenue 26601 – 56th Avenue

Existing Zoning: Rural Zone RU-1

Minimum Parcel Size: 1.7 ha (4.2 acres)

Rural Plan Designation: Small Farm Country Estates

E.S.A. Designation: E.S.A. # 032 – Upland between West Creek

Agricultural Land Reserve: Located within the Agricultural Land Reserve

Adjacent Uses and Property Sizes:

ATTACHMENT A Agricultural Land Reserve Applications

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 6, 2006 - REGULAR MEETING REPORT: 06-21

ZONING BYLAW NO. 2500

Owner/Applicant(s): 1. Cornerstone Training Stables Inc.

5670 - 264th Ave

2. Kang and Jung Baik

26477 - 56th Ave

3. Fred and Donna Badiuk

4. Barry and Delaine McCall

26713 - 56th Ave

5. Brian and Marilyn Woodley

26695 - 56th Ave

6. Douglas and Marion Rosseau

26604 - 56th Ave

26575 - 56th Ave

8. Wiethold and Irma Luck

Existing Zoning: Rural Zone RU-1

Minimum Parcel Size: 1.7 ha (4.2 acres)

Rural Plan Designation: Small Farms / Country Estates

E.S.A. Designation: E.S.A. # 032 - Upland between West Creek and

Adjacent Uses and Property Sizes:

ATTACHMENT A Agricultural Land Reserve Applications

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