APPENDIX 6 AGRICULTURAL SUITABILITY ASSESSMENT, GLOUCESTER EAST AREA, ABBOTSFORD, BC POTTINGER GAHERTY ENVIRONMENTAL CONSULTANTS LTD.

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1 APPENDIX 6 AGRICULTURAL SUITABILITY ASSESSMENT, GLOUCESTER EAST AREA, ABBOTSFORD, BC POTTINGER GAHERTY ENVIRONMENTAL CONSULTANTS LTD.

2 October 17, 2012 PGL File: Via BC Ltd. c/o Emerson Real Estate Group Howe Street Vancouver, BC V6C 2T6 Attention: Ron Emerson RE: AGRICULTURAL SUITABILITY ASSESSMENT, GLOUCESTER EAST AREA, ABBOTSFORD, BC Pottinger Gaherty Environmental Consultants Ltd. (PGL) was retained by BC Ltd. c/o Emerson Real Estate Group to prepare an agricultural suitability assessment of the Gloucester East property, which consists of 22 legal lots within approximately 335 acres in Abbotsford, BC (the Site, Figure 1). PGL s assessment will form part of the owners applications to the Agricultural Land Commission for exclusion of the properties from the Agricultural Land Reserve (ALR) to allow for the proposed industrial use. PGL previously completed an agricultural capability assessment for the Site, which assessed Site soils. Our letter includes a description of the Site and environmental features, a summary of the Site s agricultural capability, a review of agricultural considerations, and an assessment of the suitability of the Site for agriculture. SITE DESCRIPTION The Site is comprised of 22 rural residential and agricultural lots and is located on the western edge of the City of Abbotsford (Figure 2). The Site extends north of the Trans Canada Highway to 56 th Avenue and east from the border of Abbotsford and the Township of Langley to Lefeuvre Road. The western border of the Site lies adjacent to the Gloucester Industrial Park in the Township of Langley. Lots range in size from 2.02ha to 15.78ha and have some form of rural residential or agricultural development. Much of the Site has been cleared with the exception of the western limit and central portion of the Site. Agricultural activities including hay, blueberry, and grape production is primarily located in the southern portion of the Site. Agriculture on the remainder of the Site is primarily associated with small-scale production of vegetables for personal use and pasture. AGRICULTURAL CAPABILITY CLASSIFICATION PGL conducted a Site-specific more detailed survey of the soils for our Agricultural Capability Assessment report for the accessible portions of the entire Site to assess Site-specific agricultural capability ratings. Soil agricultural capability was primarily limited by dense, subsurface horizons,

3 BC Ltd. c/o Emerson Real Estate Group October 17, 2012 R. Emerson PGL File: topography, excess water, and undesirable soil structure due to the nature of the glaciomarine parent deposits. PGL s more detailed current survey mapped the subject property with: An improved agricultural capability classification of 100% 3D and an unimproved rating of 100% 4DA across the majority of the property. An improved agricultural capability classification of 100% 3TD and an unimproved rating of 100% 4DTA in the southern and eastern portion of the Site. An improved agricultural capability classification of 80% 3TD, and 20% 4TWD, and an unimproved rating of 80% 4TD, and 20% 5TW in the northwest portion of the Site. An improved agricultural capability classification of 100% 3DW and an unimproved rating of 100% 5W in the eastern portion of the property. Site soils have developed from glaciomarine deposits and are characterized by a thin surface layer of friable, silty materials overlying a dense subsurface. Soils tended to have shallower surface soils (< 30cm) than Whatcom soils in other parts of Abbotsford. The Nicholson and Whatcom soils on this Site need irrigation to grow most crops due to an extended dry period in the growing season. Soil management to allow crop growth requires supplemental irrigation, and drainage in low-lying areas to improve soil moisture conditions. Scat soils are slowly pervious and do not support a more limited range of crops than Whatcom and Nicholson soils due to depressional features and drainage limitations. AGRICULTURAL CONSIDERATIONS The Nicholson and Whatcom soils are part of the Whatcom Soil Management Group, the largest group of agricultural soils in the Lower Mainland. Production of well suited and suited crops is dependent upon erosion control practices, a water management system, and irrigation. The soil limitations of the management group include the following: Root zone and water movement restrictions are present where the impervious layer is less than 50cm from the surface, often the case in this area; Where slopes are greater than 5%, soils are highly erosion-prone (Bertrand et al., 1991); and Complex topography makes these soils difficult to cultivate and manage as one unit. The Scat soils are part of the Scat Soil Management Group whose soils are slowly pervious, poorly drained, and often have a perched water table or surface ponding. No well suited crops are associated with this soil management group. Suited crops require drainage to manage their depressional location, a water management system, and sub-soiling. Dominant soil limitations include: Poor drainage since the soils are frequently found in undrained depressions; and Compact subsurface horizons. AGRICULTURAL SUITABILITY The Agricultural Land Commission accepts that agricultural suitability, and not just biophysical capability, is a criterion for defining whether a property should be retained within the ALR. In its service plan (p.13), the Commission indicates that one of its objectives in its goal of preserving agricultural land is that: "The boundaries of the ALR reflect agricultural suitability, the needs of the agricultural industry, and long-term community needs and food requirements." 2

4 BC Ltd. c/o Emerson Real Estate Group October 17, 2012 R. Emerson PGL File: Agricultural suitability as a concept, as discussed in the agricultural community, incorporates the following factors: The property s position relative to the ALR boundary and other ALR lands, and a judgment whether its exclusion from the ALR would pose difficulties for agricultural operations on adjacent or nearby ALR lands. The property s setting relative to topography, and a judgment about the suitability for agricultural use of the property and its suitability compared to other ALR land in Abbotsford. The accessibility of the property, including the ease in moving supplies and products to and from the property, and moving machinery between the property and other farm locations or the headquarters of custom machinery operators. If drainage and irrigation improvements are required, a judgment whether it is technically feasible to drain the property and/or technically feasible for sufficient water to be delivered to the property and, if so, whether this can be done within a range of costs regarded as reasonable within some broad agricultural context. Position of the Subject Lands The subject property is located at the western limit of Abbotsford and is immediately adjacent to an existing light industrial complex located in the Township of Langley. There are no ALR lands immediately west or south of the subject property. In addition to the industrial development west of the Site, the Trans Canada Highway borders the southern edge of the Site, while the Canadian National railway bounds the northern edge. These land uses affect, and in some cases, limit adjacent agricultural activities. Property to the east is located in the ALR. It is not apparent that exclusion of the subject property from the ALR and development of a light industrial development, similar to the existing adjacent Gloucester Estates industrial complex would pose difficulties for agricultural operations on the lands east or further north from the Site. The adjacent location of an industrial development, rail line, and highway infrastructure would provide buffers to reduce the impact to agriculture from the removal of this area from the ALR and development for industrial use Setting of the Subject Lands PGL conducted a preliminary assessment of agricultural suitability of the Site for agriculture as well as the intended change in land use and development. Complex sloping topography and adverse soil conditions coupled with a lack of systematic irrigation and challenges with drainage have historically limited the range of agricultural uses on the Site. This Site has less agricultural activity than the more gently sloping and less complex topography in adjacent ALR areas in Abbotsford to the east. The lack of larger level to gently sloping areas and the inherent soil limitations noted above appear to have inhibited larger soil-based agricultural operations from developing on the Site. Forest covers a portion of the area of the Site with steeper slopes and therefore, more challenges for agriculture; and these have not been developed for agriculture. Subject Property Access The subject property is bordered on three sides by an industrial development and major transportation networks including the Trans Canada Highway and the Southern Railway of British Columbia. Access to the Site occurs from the north and east through a series of rural roads. 3

5 BC Ltd. c/o Emerson Real Estate Group October 17, 2012 R. Emerson PGL File: Access from the south and west is restricted by existing land use and transportation networks, which would provide additional buffering between the proposed development and agricultural land use to the east and north. Irrigation and Drainage Constraints A lack of systematic irrigation and challenges with drainage has limited the range of agricultural uses on the Site. Notwithstanding, several agricultural operations (berry farms and hay fields) currently exist on the Site and surrounding properties. Any further irrigation on the Site would have to be based on additional installation of groundwater wells. Installation and use of the City s piped domestic-water supply system for irrigation is not financially practical. The volume of water required for irrigation makes this source an extremely expensive supply relative to typical irrigation costs. For blueberry and vegetable production, the costs of this water supply would be in the order of 10 times the amount that farmers typically pay for water supplies. Overall Agricultural Suitability of the Subject Lands The Site, based on its setting including surrounding land use and transportation network, topography, and irrigation requirements is not well suited for agricultural development. The Site is bounded on three sides by either the Gloucester Industrial Estates industrial development, the Trans Canada Highway, or the Southern railway. Land uses affect, and in some cases, limit adjacent agricultural activities. While agriculture does occur on the Site, the majority of the development is for rural residential land use. Extensive agricultural development of the Site has historically been limited by the soils agricultural capability and adverse topography. All of these constraints, while they may not preclude potential farming on the Site, serve to substantially increase the costs and complexity of doing so and reduce the suitability of the Site from a farmer's perspective. For these reasons, the subject property has moderate suitability for agricultural development and use compared to properties to the east. STANDARD LIMITATIONS PGL prepared this report for our client and its agents exclusively. PGL accepts no responsibility for any damages that may be suffered by third parties as a result of decisions or actions based on this report. The findings and conclusions are Site-specific and were developed in a manner consistent with that level of care and skill normally exercised by environmental professionals currently practicing under similar conditions in the area. Changing assessment techniques, regulations, and Site conditions means that environmental investigations and their conclusions can quickly become dated, so this report is for use now. The report should not be used after that without PGL review/approval. The project has been conducted according to our instructions and work program. Additional conditions, and limitations on our liability are set forth in our work program/contract. No warranty, expressed or implied, is made. 4

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8 MISSION FRASER RIVER SITE CHILLIWACK TOWNSHIP OF LANGLEY ABBOTSFORD Agriculture Land Reserve Municipal Boundary Km N CLIENT AGRICULTURAL ZONED LAND USE IN ABBOTSFORD BC Ltd. c/o Emerson Real Estate Group DATE DRAWN PROJECT No. OCT MXD PLAN No. IRB DRAWING No. -