Agricultural land reserve exclusion application Township of Spallumcheen Agricultural land reserve exclusion application December 2017

OVERVIEW Township application to exclude land from the Agricultural Land Reserve Subject lands Zoning and Official Community Plan Wastewater Treatment Benefits to Agriculture: irrigation, manure processing, aquifer protection, biosolids, fire protection, road network Agricultural capability Employment lands Application history Policy direction

Site Context The site is located at the North end of the Okanagan Valley

Site Context It is at the Southern end of Spallumcheen near the intersection of Highway 97 and 97A

Site Context This map shows all pf the land in the agricultural Land reserve in Spallumcheen, it covers 14,100 ha (almost 35,000 acres), and most of the flatter valley bottom lands

Subject lands Subject Lands The parcels proposed for exclusion are at the very edge of the existing ALR boundaries, a small amount at the eastern edge of the far southern extent of the ALR in Spallumcheen. Shown in pink, with the red circle around it on this map. The sites comprise just over 44 hectares, which is less than one third of one percent of the Agricultural Land reserve land in Spallumceen. Subject Lands

Subject lands Parcel #1 Parcel #2 Here is a close up view of the green agricultural land reserve boundary and the subject parcels on the edge of the ALR. Parcel #1, the Northern Parcel extends along highway 97A, and parcel #2, the Southern Parcel lies along Highway 97, right between the Railroad tracks and the Okanagan Indian Band. Parcel #2

Looking north Here we see the subject parcels from a number of different viewpoints

Looking east

Looking west

Looking south

Existing zoning #1 Existing zoning as set out in zoning bylaws #2

Future ocp designations #1 The future land use designations as set out in the Official Community Plans The northern parcel #1 right next to industrial and commercial uses Note that the owners of PV Estates industrial area intend to change this to large lot residential use. The Southern parcel #2 right next to lands identified as Highway commercial on the Okanagan Indian Band, also directly south and east are industrial lands. Part of the southern parcel #2 is already designated as Commercial #2

Future servicing Future Treatment Plant will treat sewage from nearby industrial uses

Future servicing These properties are critical for the feasibility of the sewage treatment plant

irrigation Spray irrigation benefits agriculture by increasing capability Spray irrigation from sewage treatment benefits Agriculture

Manure processing

Aquifer protection Agricultural Nutrient Management plans Manure spreading practices reduce

Aquifer protection Existing location For Industry over highly vulnerable Eagle Rock Aquifer Provides alternative location for Industry over less vulnerable aquifer, plus provides sewage treatment

Aquifer protection Healthy aquifers can provide irrigation water for Agriculture

BIOSOLIDS Biosolids from the Sewage Treatment Plant can benefit agriculture

fire protection Water for fire protection could be provided from spray effluent distribution lines

Road network Tax revenue from Industrial use can support the Township in maintaining the road network, which primarily serves agriculture

Tax revenue Land Use Category Amount of Land Amount of Tax Revenue Residential 528 ha (2%) $2,130,326 (54%) Commercial 105 ha (0.4%) $310,633 (8%) Industrial 521 ha (2%) $1,092,806 (28%) Agricultural 14,700 ha (56%) $176,049 (5%) Other 10,175 ha (39%) $200,250 (5%)

buffers Buffers Potential Industry Potential Industry The railway acts as an existing buffer between potential industry and agriculture For the South parcel #2, only a short stretch of buffer area is required. Potential Industry

Agricultural capability

Agricultural capability

Transportation access Excellent Road and Rail Access for Industry Types of Industry could support or serve Agriculture

Employment lands Regional District Employment Lands action Plan identified a Sub regional Investment zone

Employment lands The Employment Lands Action Plan further identified the Swan lake Priority Investment zone

Application history Parcel Date Description Decision Parcel #1 March 2006, September 2009 Request for exclusion from ALR to accommodate a trucking company Township did not support the application

Application history Parcel Date Description Decision Parcel #2 1978 Use of property as a “cattle auction mart” ALC approval 1998 Request to allow development of a livestock and farm equipment auction ALC approval – permit lapsed 2001 Request for OCP/Zoning amendment to designate a portion of the property as Commercial and rezone the property to a new zone “Livestock and Farm Equipment Commercial Auction” (C8) Requirements for final reading not achieved 2003 Request to exclude southeast portion of property ALC approval pending subdivision of remainder of parcel – subdivision not completed 2005 Request to exclude property from the ALR for the auctioning of heavy machinery Township did not support

Level of support for Industrial uses Policy direction Document / System Level of support for Industrial uses Spallumcheen Area Agricultural Plan Not Supportive except for “avoiding extra costs” Regional District of North Okanagan Agriculture Plan Generally not supportive, some neutral, some supportive Water System Supportive Proposed Sewer System Highly Supportive Transportation Highly supportive

Level of support for Industrial uses Policy direction Document / System Level of support for Industrial uses Regional Growth Strategy Some policies do support, some do not support Official Community Plan Community Development Plan Highly supportive Regional Employment Lands Strategy Highly Supportive