STRUCTURES: File No There is a dwelling, a 14ft mobile home and storage shed, a garage/shop, barn, chicken coop, dog kennel, and roping arena.

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1 PEACE RIVER REGIONAL DISTRICT DEVELOPMENT SERVICES REPORT ON SUBDIVISION WITHIN THE AGRICULTURAL LAND RESERVE R-16 OWNER: Kari & Jonathan Bondaroff DATE: May 11, 2018 AREA: Electoral Area D FILE NO LEGAL: NW ¼ of Section 12, Township 78, Range 17, W6M, PRD ALC FILE NO CIVIC: Road LOT SIZE: 64.2 ha (158.7 ac) LOCATION: Devereaux/Arras PROPOSAL To subdivide approximate 2 ha (4.9 acres) from the remaining 62.2 ha (153.8 acres) parcel for an immediate family member. RECOMMENDATION: [ALL DIRECTORS CORPORATE UNWEIGHTED] THAT the Regional Board support ALR subdivision application (Bondaroff) and authorize the application to proceed to the Agricultural Land Commission. Reasoning: {The application meets the policies and the regulations within the associated Official Community Plan and Zoning Bylaw} ALTERNATIVE OPTIONS OPTION 1: THAT the Regional Board refuse authorization for the subdivision application (Bondaroff) to proceed to the Agricultural Land Commission. LAND USE POLICIES AND REGULATIONS OFFICIAL COMMUNITY PLAN (OCP): Agriculture, South Peace Fringe Area OCP Bylaw No. 2048, ZONING: A-2 (Large Agricultural Holdings Zone), Peace River Regional District Zoning Bylaw No. 1343, 2001 AGRICULTURAL LAND RESERVE (ALR): Within BUILDING INSPECTION AREA: Outside the Mandatory Building Permit Area SITE CONTEXT The subject property is located ~15 kms west of the City of Dawson Creek within the community of Devereaux (Arras) on the corner of the 208 Road and 239 Road. The property is directly south of the Devereaux School. The area is a rural neighbourhood setting with a mix of smaller rural residential lots, park and community facilities, some commercial, and larger quarter sections parcels. Predominant land use is agricultural, rural residential, and oil and gas. SITE FEATURES LAND: The property is mostly in agricultural fields/paddocks with a rural residential development on the northwest and a smaller rural residential development on the northeast side. Page 1 of 8 Department Head CAO Report prepared by: Kole A. Casey, South Peace Land Use Planner

2 STRUCTURES: File No There is a dwelling, a 14ft mobile home and storage shed, a garage/shop, barn, chicken coop, dog kennel, and roping arena. ACCESS: The property is accessed from the 208 Road. The property can also be accessed from 239 Road. SOIL: FIRE: Class 3 6 x4 4 t soils. Class 3 soils have moderately severe limitations that restrict the range of crops or require special conservation practices. The limitations are more severe than for class 2 soils. They affect one or more of the following practices: timing and ease of tillage, planting and harvesting, choice of crops, and methods of conservation. Under good management they are fair to moderately high in productivity for a fair range of crops. Class 4 have severe limitations that restrict the range of crops or require special conservation practices, or both. The limitations seriously affect one or more of the following practices: timing and ease of tillage, planting and harvesting, choice of crops, and methods of conservation. The soils are low to fair in productivity for a fair range of crops but may have high productivity for a specially adapted crop. Subclass x comprised of soils having a limitation resulting from the cumulative effect of two or more adverse characteristics. Subclass t denotes topography. This subclass is made up of soils where topography is a limitation. Both the percent of slope and the pattern or frequency of slopes in different directions affect the cost of farming and the uniformity of growth and maturity of crops as well as the hazard of erosion. Within the Arras Fire Protection Area. PREVIOUS APPLICATIONS SUBJECT PROPERTIES NONE FOUND PREVIOUS APPLICATIONS PROPERTIES WITHIN 100 M APPLICANT: Carl and Evelyn Dyck LEGAL: SE ¼ of Section 13 Township 78 Range 17 W6M PROPOSAL: To subdivide a 0.4 ha lot to expand the City of Dawson Creek booster station DECISION: The ALC allowed application #W by resolution No. 504/2006 R-16 APPLICANT: LEGAL: PROPOSAL: DECISION: Mr. and Mrs. Soderquest SW ¼ of Section 13 Township 78 Range 17 W6M To subdivide a 3 acre parcel from the 107 acre parcel and consolidate it with the Lot A owned by School District 59 The ALC allowed application #114-W by resolution #13050/79 with the condition that requires construction of a chain link fence. Page 2 of 8

3 COMMENTS AND OBSERVATIONS APPLICANT: ALR: File No The applicant states that the purpose of this proposal is to subdivide the proposed lot to be managed by the immediate family member while protecting the existing run-off areas through additional fencing. The proposed lot is not suited for the type of farming that is occurring on the proposed remainder lot. This proposal would also increase residency within the proximity of the elementary school and allowing for rural families to engage in short term agricultural activities without large land based management. The subject property lies within the Agricultural Land Reserve. Therefore, Agricultural Land Commission approval is required. Note: Pursuant to the Agricultural Land Commission Act, an application may not be considered by the ALC unless the Regional Board authorizes the proposal to proceed to the ALC. This is intended to provide local governments with latitude to consider and weigh the local community interests of each application, in addition to its zoning and Official Community Plan designation. Should the Regional District forward the application to the ALC, the information and recommendation offered by the Regional District is taken into consideration by the Commission but should not be construed as being binding on the Commission s opinions or decisions. OCP: South Peace Fringe Area Official Community Plan Bylaw No. 2048, 2012 The subject property is designated Agriculture within the South Peace Fringe Area OCP Bylaw No. 2048, This designation has a minimum parcel size of 63ha (155 acres). Within the Agricultural designation the principal uses will generally be limited to: Agriculture, and uses which are compatible or complementary to agriculture, including residential. Section 5 Policy 5.1.2((c(v)) The subdivision is being made for the purpose of providing residence to the landowner, or a relative of the landowner, the subdivision is limited to not more than one lot per parent parcel, such a subdivision may be approved on a one time only basis per parent parcel, subdivision or land use proposals will be examined and considered in areas designated Agriculture, subject to the factors as set out in this document; Comments: Such factors set out in the OCP generally support of the overarching principals of the ALC, such as the preservation of agricultural lands and encouragement of farming, sustainable practices, and environmental stewardship. There are also policies stating support of diversity housing needs. Section 5.1.2(d) The location and configuration of any parcel should not negatively impact agricultural operations or increase the potential for conflict with adjoining parcels. Comments: The proposed subdivision could have minimal impact on the agricultural use of the proposed remainder parcel, and it could increase conflict with adjoining agricultural parcels, however this is not foreseen. Based on these policy directions, the application is consistent with the OCP. R-16 Page 3 of 8

4 File No ZONING: Peace River Regional District Zoning Bylaw No. 1343, 2001 The subject property is zoned A-2 (Large Agricultural Holdings Zone). This zone has a minimum parcel size of 63 ha (155 ac). IMPACT ANALYSIS AGRICULTURE: CONTEXT: POPULATION & TRAFFIC: R-16 This proposal is not consistent with zoning, however should the proposal meet the requirements for subdivision under Section 514 of the Local Government Act, a zoning amendment would not be necessary. The proposed subdivision could have a minimal impact of the agricultural use of the proposed remainder property as it could increase conflict with adjoining agricultural parcels, however this is not foreseen. The modular home has been on the property for a long period. The proposed subdivision is in an area of high sloped ground that is stated to have poor soil and drought problems. The proposal will transect the current field. This area is adjacent to a recognized Rural Community (Arras), with multiple rural residential parcels surrounding the subject property, however there are large agricultural parcel in the near vicinity. The proposal may have minimal impacts with agricultural practices surrounding the parcel. The proposed subdivision is in an area that is stated to be prone to drought and poor soil quality. The population could increase by an average of 5.2 people and 4 vehicles in Electoral Area D. This density is calculated by a population average of 2.6 people (based on Stats Can 2016 census estimate) per dwelling in Electoral Area D and about 2 vehicles per dwelling. If the proposed subdivision is approved the maximum amount of additional dwellings that are permitted without an ALR Non-Farm Use application is one manufactured home for immediate family or accommodation above a building on the proposed lot and one manufactured home for immediate family or accommodation above a building and an additional dwellings on the remainder lot. Currently the parcel allows two dwellings with the possibility of one temporary dwelling. Within the Peace River Regional District Zoning Bylaw No. 1343, Page 4 of 8

5 File No ALR SUBDIVISION REPORT MAPS FILE NO (Bondaroff) Context Map N Subject Property Dawson Creek N Aerial Photo Subject Property Proposed Subdivision Page 5 of 8

6 File No N ALR SUBDIVISION REPORT MAPS FILE NO (BONDAROFF) South Peace Fringe Area OCP Bylaw No. 2048, 2012 (Schedule B Map 1) Proposed Subdivision Subject Property N Peace River Regional District Zoning Bylaw No. 1343, 2001 (Schedule B Map 6) Proposed Subdivision Subject Property Page 6 of 8

7 File No ALR SUBDIVISION REPORT MAPS FILE NO (BONDAROFF) Agricultural Land Reserve (Map 093P.088) N Proposed Subdivision Subject Property N CLI-Soil Classification (Map 093P/10) Proposed Subdivision Subject Property Page 7 of 8

8 File No ALR SUBDIVISION REPORT MAPS FILE NO (BONDAROFF) Contour Map Page 8 of 8

9 Peace River Regional District Memorandum To: From: Leonard Hiebert, Director of Electoral Area D Kole Casey, South Peace Land Use Planner Date: April 16, 2018 RE: ALR Subdivision App # (Bondaroff) Pursuant to the following resolution: RD/15/04/26 (23) That a two-week period be added to the development application review process to allow time for the appropriate Electoral Area Director to review applications prior to them going to the Regional Board for consideration. The attached application and report are provided for your review. Please return this form with your comments by or before April 30, Please contact me if you have any questions. Thank you. COMMENTS: circle if No Comment Date: Initial:

10 Provincial Agricultural Land Commission - Applicant Submission Application ID: Application Status: Under LG Review Applicant: Kari Bondaroff, Jonathan Bondaroff Local Government: Peace River Regional District Local Government Date of Receipt: 02/16/2018 ALC Date of Receipt: This application has not been submitted to ALC yet. Proposal Type: Subdivision Proposal: 1. To create a small parcel of land for an immediate family member to up-grade the mobile home for primary rural residential use. Mailing Address: Road Arras, BC V0C 1B0 Canada Primary Phone: (250) kari_n_todd@hotmail.com Parcel Information Parcel(s) Under Application 1. Ownership Type: Fee Simple Parcel Identifier: Legal Description: NW 1/4 OF SEC 12 TP 78 R 17 W6M PEACE RIVER Parcel Area: 64.2 ha Civic Address: Road Box 219 Arras, BC V0C 1B0 Date of Purchase: 07/06/2012 Farm Classification: Yes Owners 1. Name: Kari Bondaroff Address: Road Arras, BC V0C 1B0 Canada Phone: (250) kari_n_todd@hotmail.com 2. Name: Jonathan Bondaroff Address: Road Arras, BC V0C 1B0 Canada Phone: (250) kari_n_todd@hotmail.com Applicant: Kari Bondaroff, Jonathan Bondaroff

11 Current Use of Parcels Under Application 1. Quantify and describe in detail all agriculture that currently takes place on the parcel(s). Grazing of livestock such as cattle, sheep, goats, llamas, donkeys, and horses on the N side of the property. Hay production on the SE and S areas of the property. Currently summer fallow and seeding within the middle of the property. W side of the property is seasonal feeding, poultry, and vegetable garden. NW of property is home site and farm equipment storage. 2. Quantify and describe in detail all agricultural improvements made to the parcel(s). Field rejuvenation of 50 acre field, improved fencing, improved outbuildings, protection of seasonal run-off areas. 3. Quantify and describe all non-agricultural uses that currently take place on the parcel(s). Included in the purchase of the property was a 3 acre area with a mobile home located on the NE corner of the property that is divided by seasonal run-off areas (the area S is quite a steep ravine). This area is separated from the pasture by a fence and thus has not been used by the farming operation. Adjacent Land Uses North Land Use Type: Agricultural/Farm Specify Activity: Hay production and horse grazing East Land Use Type: Agricultural/Farm Specify Activity: Cow/calf operation and grazing South Land Use Type: Agricultural/Farm Specify Activity: New owners, horse and hay production West Land Use Type: Agricultural/Farm Specify Activity: hay production and poultry Proposal 1. Enter the total number of lots proposed for your property. 2 ha 62.2 ha 2. What is the purpose of the proposal? 1. To create a small parcel of land for an immediate family member to up-grade the mobile home for primary rural residential use. 3. Why do you believe this parcel is suitable for subdivision? Applicant: Kari Bondaroff, Jonathan Bondaroff

12 This area of the farm is separated by 2 seasonal water run-off areas. 1 stems from a culvert across the 208 road, the other from a culvert across the 208 road that diverts through the E neighbour's farm and runs through the property in a small ravine. Trees and shrubs are present on both areas. The cleared areas are either south facing and prone to drought conditions thus creating a poor are for grazing and growing. It has full services and private access. Soil types for the N side of the farm are 3/4 MU while the S side of the farm is 3/4 ES. The NW corner of the farm has the greatest southern slope of the whole farm. 4. Does the proposal support agriculture in the short or long term? Please explain. Yes. It allows for the occupier of the proposed 2 ha parcel to be able to manage the property for its own small-lot agriculture use and allows the 62.2 parcel to manage around the property while protecting the existing run-off areas through additional fencing. Short-term, it would allow for independent leverage of funds to manage each property independently of one another. The 2 ha parcel is not suited for the type of farming that is occurring on the 62.2 parcel of land. Long-term, it would allow for increased rural residency within the proximity of an elementary school thus allowing for families to engage in short-term agriculture activities without the management of a large land base. 5. Are you applying for subdivision pursuant to the ALC Homesite Severance Policy? If yes, please submit proof of property ownership prior to December 21, 1972 and proof of continued occupancy in the "Upload Attachments" section. No 6. Describe any economic values you believe are applicable to the application as it applies to s.4.3 of the ALC Act. The 62.2 ha parcel will continue to farm as normal and will be able to produce agriculture products as desired due to the landscape. The 2 ha parcel would then have the opportunity to be developed as a small lot agriculture, rural residential parcel that would be able to potentially produce food at a small scale yet private manner. 7. Describe any cultural values you believe are applicable to the application as it applies to s.4.3 of the ALC Act. The culture within this area of Arras is strongly focused on small lot agriculture with the exception of this parcel. There are many smaller lots adjacent to and surrounding the property in question and it is very much the culture of the area to live residentially with portions of agriculture embedded within each of the properties. The culture of rural residential areas allows for property owners to engage with the farming properties without having to feel isolated from the community. 8. Describe any social values you believe are applicable to the application as it applies to s.4.3 of the ALC Act. There would be no social value changes from the current statue of the application from now until the future. The 2 ha parcel has been farmed separately from the remainder of the 62.2 ha of the farm for over 5 years and longer since the property was already sectioned off at the time of purchase. The social values currently allow for persons interested in assisting with the farm operation but restricted to small-lot agriculture such as owning a horse. It allows for rural living and access to rural recreation advantages such as the Bear Mountain community pasture. It also allows for children to attend Devereaux elementary and to utilize the school yard, park, and skating rink throughout the year. 9. Describe any regional and community planning objectives you believe are applicable to the application as it applies to s.4.3 of the ALC Act. South Peace Fringe Area OCP Bylaw No. 2048, 2012 Applicant Attachments Proposal Sketch Certificate of Title Applicant: Kari Bondaroff, Jonathan Bondaroff

13 ALC Attachments None. Decisions None. Applicant: Kari Bondaroff, Jonathan Bondaroff

14 Peace River Regional District R-16 Legend Highway Mile Marker Rural Community 911 Civic Address Sections Main Roads (> 1:10000) Minor Roads (> 1:10000) Water Course Parcel / District Lot Regional District Boundary Municipal Boundaries 1: 3, Meters This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be NAD_1983_UTM_Zone_10N accurate, current, or otherwise reliable. Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION Notes Blue dash: existing fences Red Dash: utility lines (hydro and gas) Blue circle: existing lagoon Red boundary: proposed subdivision