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

2. 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

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

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

5. 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

6. 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

7. 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

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

9. Looking east

10. Looking west

11. Looking south

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

13. 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

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

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

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

17. Manure processing

18. Aquifer protection Agricultural Nutrient Management plans
Manure spreading practices reduce

19. 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

20. Aquifer protection
Healthy aquifers can provide irrigation water for Agriculture

21. BIOSOLIDS
Biosolids from the Sewage Treatment Plant can benefit agriculture

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

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

24. 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%)

25. 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

26. Agricultural capability

27. Agricultural capability

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

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

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

31. 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

32. 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

33. 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

34. 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