Ag Refresh

AGRICULTURE, DYKING, DRAINAGE & IRRIGATION ADVISORY COMMITTEE
WEDNESDAY, SEPTEMBER 14, 2016, AT 10:00 A.M.

ROOM 530 5th FLOOR ABBOTSFORD CITY HALL
AGENDA
1.
CALL TO ORDER
2.
ADOPTION OF MINUTES
.1
3.
Minutes of the Agricultural, Dyking, Drainage & Irrigation Advisory Committee

meeting of July 13, 2016.
(attached)
(p.3)
PRESENTATIONS
None.
4.
DELEGATIONS
None.
5.
BUSINESS OUT OF MINUTES

None.
6.
REPORTS
.1
Agriculture
.1 Report No. PDS 117-2016, dated August 25, 2016, from the Planner regarding
Subdivision application for a boundary realignment for the properties located at
28349 (Owners: Balbir & Baljit Khangura) and 28469 0 Avenue (Owner: Mount
Lehman Fruit Growers Ltd., Director: Baljit Khangura) (3320-20/S15-034) (attached)
.2 Report No. PDS 126-2016, dated August 31, 2016, from the Planner regarding
Agricultural Land Commission application for a non-farm use for the property located
at 2857 McDermott Road (Owners: Roy and Cheryl Groothof)(3100/PRJ16-046)
(attached)
.3 Report No. PDS 122-2016, dated August 25, 2016 from the Planner regarding
at 3387 Tolmie Road (Owner: C.P.M Farms Ltd., Directors: Paul & Caroline
Mostertman) (3040-20/A15-013)
(attached)
.2
Dyking, Drainage & Irrigation
None
7.
NEW BUSINESS
.1
AgRefresh Stage 1 Draft Background Research Report Community Planning
(p. 7)
(p.29)
(p. 45)
September 14, 2016 Agriculture, Dyking, Drainage & Irrigation Advisory Committee Agenda
Page 2 of 2
8.
ADJOURNMENT
Minutes of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee meeting held
July 13, 2016, at 10:02 a.m., in Room 530 of Abbotsford City Hall
Committee Members Present: Councillor Falk (Chair); A. Asaph; M. Banwait (part); T. De Jong;
M. Dykshoorn; M. Janzen; F. Keis; and D. Wiebe
Staff Present: General Manager, Planning & Development Services S. Bertelsen; General
Manager, Engineering & Regional Utilities P. Sparanese; Director, Development Planning
D. Braun; Director, Community Planning M. Neill; Director, Utility Operations T. Henry;
Planner A. Campeau; and Recording Secretary N. Melnikov
Others Present: Mayor Braun (part); Councillor Gill; K. Sutherland; R. Kreye, Section Head,
Groundwater and J. Shrimer, Authorization Specialist, Water, Ministry of Forests, Lands and
Natural Resource Operations
Public Present: + 2
1.
CALL TO ORDER
The meeting was called to order at 10:02 a.m.

Moved by F. Keis, seconded by M. Banwait, that the items under
6.1 and 6.2 be moved ahead item 5.1
ADDIAC028-2016
CARRIED
2.
ADOPTION OF MINUTES
.1
Minutes of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee meeting
held June 8, 2016 (0540-20)
Moved by M. Janzen, seconded by A. Asaph, that the minutes of
the Agriculture, Dyking, Drainage and Irrigation Advisory
Committee meeting, held June 8, 2016, be adopted.
ADDIAC029-2016
3.
CARRIED.
PRESENTATIONS
None.
4.
DELEGATIONS
None.
Page 2
6.
REPORTS
6.1
AGRICULTURE
.1
Agricultural Land Commission application for a boundary realignment for the properties
located at 32995 and 33097 Harris Road (Owner: Excelsior Hog Farms Ltd.)
(PDS 078-2016) (3020-20/A15-004)
The Planner provided on overview of the application involving two parcels within the
Agricultural Land Reserve to allow for a residence to be constructed on the proposed smaller
parcel that would be separated from the larger parcel to the south by the Matsqui Slough. The
Streamside Protection Bylaw and the associated setbacks requirements apply to the new
residential building proposed to be built and all associated residential uses.
The applicant explained his application and answered questions for the Committee. He noted
that currently the north part of the property is not used due to accessibility. He is researching
the possibility of purchasing a portion of the road right-of-way for driveway purposes.
The Ministry of the Agriculture is not in favour of the application as submitted as creation of
rural residential parcels in intensive farming areas might be a subject to a non-farm use. A
Committee member opposed that claim and stated that the portion of the property at the north
is currently not being used by the owner. Another Committee member added a comment that if
approved the newly created 2.7 acre property could be used in a better capacity than it is used
now.
Moved by M. Janzen, seconded by D. Wiebe, that the
Agriculture, Dyking, Drainage and Irrigation Advisory Committee
recommend to Council that the Agricultural Land Commission
application for boundary realignment for the properties located at
32995 and 33097 Harris Road, be supported.
Opposed: F. Keis
ADDIAC030-2016
CARRIED.
M. Banwait left the meeting at 10:50 a.m. and Mayor Braun left the meeting at 11:17 a.m.
during discussion of the following item.
.2
Verbal report by the Director, Utility Operations, on the new Water Sustainability Act,
brought into force February 29, 2016
The Director, Utility Operations, provided a presentation on the new Water Sustainability Act
(the Act), brought into force by the Provincial government on February 29, 2016, and explained
its impacts to the City and agricultural community. New regulations include licensing
requirements for non-domestic groundwater users, new requirements for well construction and
maintenance, groundwater protection measures, and monitoring and reporting for water users.
He provided a background to the Act and introduced the delegates from the Ministry of Forests,
Lands and Natural Resource Operations.
Page 3
R. Kreye, Section Head, Groundwater Unit, Forests, Lands and Natural Resource Operations,
provided an overview of his department and explained that the Act affects non-domestic
groundwater users. Existing users will have three years to apply for a licence, and if failed to
apply within the three year period, the use will not be authorized. It was noted that the
registration fees will be waived if the well is registered prior to March 1, 2017. It was noted that
currently there are approximately 3,000 licensable wells in British Columbia. Some will need to
be licensed and it may take up to five years to bring them into the system. Questions were
asked regarding protection of various kinds of wells and differences between the regulated and
non-regulated systems. It was confirmed that all non-domestic well owners will have to comply
with regulations.
J. Shrimer, Authorization Specialist, Water Unit, Forests, Lands and Natural Resource
Operations, provided an overview on the Environmental Flow Needs and Critical
Environmental Flow Threshold regulations. The Critical Environmental Flow Threshold has
priority over the existing rights and will be regulated according to a First-in-Time, First-in-Right
system. A history or evidence of water use to support the date of the first use will be required
for the consideration of the statutory decision maker.
Moved by F. Keis, seconded by A. Asaph, that the verbal report
by the Director, Utility Operations, and delegation from the
Ministry of Forests, Lands and Natural Resource Operations,
regarding the new Water Sustainability Act, be received for
information.
ADDIAC031-2016
5.
CARRIED.
BUSINESS OUT OF MINUTES

.1
Discussion on Signage
This item was deferred to the next meeting due to the time constraint.
7.
NEW BUSINESS
None.
Page 4
8.
ADJOURNMENT
Moved by D. Wiebe, seconded by M. Janzen that the Agriculture,
Dyking, Drainage and Irrigation Advisory Committee meeting be
adjourned. (11:46 a.m.)
CARRIED.
Certified Correct:
Councillor Falk
Chair
Natalia Melnikov
Secretary
...-.....~~
COMMITTEE REPORT
ABBOTSFORD
Report No. PDS117-2016
AGRICULTURE , DYKING, DRAINAGE &

IRRIGATION ADVISORY COMMITTEE
August 25, 2016

File No: 3320-20/S 15-034
To:
From:
Subject:
Agriculture, Dyking, Drainage & Irrigation Advisory Committee (ADDIAC)

Leah Irvine, Planner
Subdivision application for a boundary realignment for the properties located at 28349
(Owners: Balbir & Baljit Khangura) and 28469 0 Avenue (Owner: Mount Lehman Fruit
Growers Ltd. Director: Baljit Khangura)
APPLICATION PURPOSE
An subdivision application was received to allow a boundary realignment involving two parcels in
the Agricultural Land Reserve (ALR) located at 28349 and 28469 0 Avenue (see Figures 1 and
2). The applicant has requested to reconfigure the property boundaries of the subject lands to
allow a 12.38 ha (30.5 acre) portion of 28349 0 Avenue property to be added to 28469 0 Avenue
to allow for a development of greenhouses on the proposed larger parcel and to continue berry
farming on the smaller parcel. The ultimate realignment would result in two parcels measuring
28.32 ha (70 acres) and 1.62 ha (4 acres) in area (see Figure 2).
The applicant's letter of intent and letter of rational are attached for more information (refer to
Attachments A and B).
AGRICULTURE, DYKING, DRAINAGE & IRRIGATION ADVISORY COMMITTEE'S ROLE
The Approving Officer is seeking input from the ADDIAC on whether or not the application should
be supported as presented, supported in another format or not supported. Any comments,
concerns or recommendations that the Agriculture, Dyking, Drainage, Irrigation Advisory
Committee (ADDIAC) may have regarding this application are requested and will form part of the
Approving Officer's decision on the proposal.
Under Regulation 17112002 of the Agricultural Land Reserve Use, Subdivision and Procedure
Regulation for subdivision approval Section 10(1 )(c), an Approving Officer under the Local
Government Act may authorize or approve a plan of subdivision without the approval of the ALC if
the proposed plan involves not more than 4 parcels, each of which is a minimum of 1 ha, and
results in all of the following:
i.
no increase in the number of parcels;
ii.
boundary adjustments that, in the opinion of the approving officer, will allow for the
enhancement of the owner's overall farm or for the better utilization of farm
buildings for farm purposes; and
iii.
no parcel in the reserve of less than 1 ha.
This proposal meets conditions i and iii above. However, the Approving Officer is seeking
ADDIAC's opinion on whether the proposed boundary realignment enhances the overall farm as it
applies to subsection ii.
As outlined with the ADDIAC's Term of Reference, the Committee's mandate is to "review,
monitor and make recommendations to Council on agricultural matters, more specifically...
L:\S15\S15-034\PDS 117-2016 ADDIAC.docx
Report No. PDS 117-2016
Page 2 of4
review and comment on development applications, referred by staff or Council, on the effect of
the proposal on agriculture" (see Attachment C).
BACKGROUND
Owners:
Balbir & Baljit Khangura (28349 0 Avenue)

Mount Lehman Fruit Growers Ltd., (28469 0 Avenue)
Applicant:
Kurt Alberts
OCP Designation:
Agriculture
Existing Zoning:
Agricultural One Zone (A1)
Site Area:
30 ha (74 acres)
Legal Description:
28349 0 Avenue - Lot 2 Section 4 Township 13 Westminster District Plan

36782
284~9 O Avenue - West Half of the West Half of the South East Quarter
Section 4 Township 13 New Westminster District
Current Uses:
Berry farm, residential and accessory farm buildings
Surrounding Uses:
N:
Gravel extraction and agriculture (small fruits) both .zoned Agricultural

One Zone (A1);
0 Avenue with the International Border beyond;
Agriculture (small fruits) zoned Agricultural One Zone (A1);
Agriculture (small fruits) zoned Agricultural One Zone (A1).
S:
E:
W:
Soil Capability:
8 - Gravel and Sand
APPLICATION CONTEXT
1. This boundary realignment proposal was initially submitted in September, 2015 with a
different boundary realignment layout. The 2015 layout received preliminary layout approval
(ie pre-approval), by the approving officer in October 2015 as the proposal was deemed, in
the opinion of the approving officer, a net benefit to agriculture as per ALR Regulation
171/2012. In June, 2016 a request to revise the boundary realignment was submitted by the
applicant. According to the applicant, the business plan has since been refined to maximize
the use of the land to allow a 30% increase in the proposed total greenhouse floor area; this
is further explained in the Applicants Letter (Attachment E). The existing area of the two
subject parcels and the details of their 2015 proposal and their current proposal are
summarized in the following table:
28349 0 Avenue
28469 0 Avenue
Existing Area
2015 Layout
2016 Layout
14 ha 34.5 acres
16 ha 39.5 acres
4 ha 9.88 acres
25.94 ha 64 acres
1.62 ha 4 acres
28.32 ha (70 acres)
Page 3 of 4
DISCUSSION
2. The subject lands are located within the Agricultural Land Reserve (ALR) and are designated
as 'Agriculture' in the Official Community Plan (OCP). The Agriculture designation is intended
for "large lots with rural character and active agricultural activity". Permitted uses include
agriculture and residential with accessory units. Farming with rural residential building types
with variable density are allowed in this designation.
3. Current City policy as it relates to this application is based on the recommendations of the
'Position Paper on Enhancing the Agricultural Economy', which outlines a number of Cityrelated initiatives to strengthen agriculture in Abbotsford. Under the theme, protecting the
agricultural resource base, it is recommended that City decision-making be based on "what is
the net benefit to agriculture", rather than "no net loss to agriculture". Under the theme, being
proactive, initiatives that will result in lot consolidation in the ALR are recommended to
increase lot size and improve economic viability for farming.
4. As . part of the referral process for this application, the Ministry of Agriculture (MOA) advised
that the:
"Ministry staff is not in favor of creating smaller parcels in the ALR as this limits the
potential or farming use. Our [Land Use Inventory] data shows that almost Y:z the
parcels of 2-4 ha in size are not farmed in the Ag ricultural Land Reserve (ALR), and this
area, as the applicant indicates, is perhaps the very best part of Abbotsford in which to
farm. The water quality, soil and climate are ideal for a wide range of crops. To create
a [small] parcel would risk the parcel becoming a rural residential property, which can
become a source of complaints for the capital intensive farming operations surrounding
it and could represent a considerable loss of economic potential in the short and long
term for the City of Abbotsford.
For these reasons, the [Ministry of Agriculture staff] suggests that a consolidation
of the two parcels be considered, with no smaller parcels being created. If creating a
smaller parcel is considered, then [MOA staff] suggest that the approving officer require
a [Section] 219 restrictive covenant on the [smaller] parcel restricting farm residential
uses to a 2000m 2 footprint within 60m of the road."
Page 4 of 4
5. If it is unclear to the Approving Officer whether or not the proposal meets the intent of ALC's
Regulation, the comments and recommendations received from the ADDIAC will be
forwarded to City Council as input. If the application, in its present form is not deemed a net
benefit to agriculture by the Approving Officer then an Agricultural Land Reserve Application
would be required.
'""""
Department Head Approval:
Siri Bertelsen
General Manager, Planning and Development
Services
Revie~
Darren Braun, MCIP, RPP

Director, Development Planning
Attachments:
City Context
Figure 1 : Neighbourhood Context
Figure 2: Location Map
Figure 3: Proposed Boundary Realignment
Figure 4: 2015 Proposed Boundary Realignment
Figure 5: Greenhouse Concept Layout
Figure 6: Soil Capability Map
Attachment "A": Applicant's letter of intent (dated July 25, 2016)
Attachment "B": Applicant's "Rationale for Boundary Realignment" (dated: July 25, 2016)
Attachment "C": ADDIAC's Terms of Reference (dated: December 15, 2014)
Attachment "D": ADDIAC Guide to ALR Applications (dated: June 17, 2015)
Attachment "E": Applicant's Revision Rationale (dated June 14, 2016)
10
City Context Plan

File: PDS 117-2016 Location: 28349 & 28469 0 Avenue
--- . __ - .
~
11
.,.
- - Creeks and Streams
~I
Agricultural Land Reserve
I"
''t .
oc
UJ
~
~
Aldergrove
Regional
---~-'1 ~ Park
,
~/
i - - 1-_;r_
'
.~
'
~'
_..,J Subject Properties ~ ~

~al
- - - - - f
-~
1----~
' - - II
...
,,
11
II
II
fl
ll
~:..~=-~~
ABBOTSFORD
Planning and Development Service&
0 AVE-
28349 & 28469 0 Avenue
I -
Figure 1 - Neighbourhood Context Plan

File No.: 515-034
100
12
F"Iefr
.... '""""
tfet' .,, -
eters
300
Sb 1 " -rl
A
N
Date
8/29/2016
:>...._
. .,. .::=: ~-.....-. ~.
tirll~A
ABBOTSFORD
P l~ n mng
._.
.;
': . ... ; ...~.=;:~- )
as
i7;"J;:_-~ .~r:_~. ~
enc Oevelcipmanl &ITilice:s
28349 & 28469 0 Avenue

13
Figure 2 - Location Plan

File No.: 515-034
A
N
Elate
8116/2016
379M
I
I
I
I
I
I
I
!.. ()'f" &:?

!;::i.._;:\f\J
.::~t:~~:::i;~:I
(1:+ r!:::)
t.-\/
()1::
c::1::
"J'f~t
'!/~?
~-t:'
; /~~
t::. .:::: ;/:+
( '1 ("::
r~:~)
I
I
28.~2
Ha
I
I
I
I
I
0
0,......
0
,......:
'
I
E 112
OF SW1.4
EXCEPT
PLAN36782
LOT2
PLAN
EPP36448
I
I
I
I
I
I
176m
C\I
1.62 Ha
'
176m
'
0
LOT1
PLAN
EPP36448
202m
AVENUE
25
50
100
Dittlnces n Metres
b=~A
ABBOTSFORD
Figure 3 - Proposed Boundary Realignment

File No.: S 15-034
28349 & 28469 OAvenue
Planning and Development Services
14
IA
Date
812912016
~1'7fr
~
~
,.
,.
..
;~
,,
l'.
W1/2
OF W 112
OF THE SE 114
(16 Ha)
LOT2
PLAN 36782
(14 Ha)
r
~
t
~
~
n
,,
'
"
,,~
26 Ho.
.,.
---il
~
~
s
~
~
.
~
,,~
~
'
CJ\
"
II)
"
E 112
~~
"
PLAN
EPP.'36448
OFSW14
EXCEPT
PLAN 36782
LOT2
176M
I!
~
u.
:1:4
(Y)
(\J
(\J
HQ
''
'
.~
(\J
(\J
\
1
..
;;;
Ill
...
ABBOTSFORD
17frl
~02M
..
..,
...
lll
..-
LOT 1\
OAVE.
Figure 4 - 2015 Proposed Boundary Realignment

File No.: 515-034
50
t9s.f I!.F.-
Planning and Devalopl11Glll Ser'lices
15
'~
..
INTERNATIONA afiJJl,!~Pllf O!e
28349 & 28469 0 Avenue
I ~I~
'
,; EP, . . f81
Mel8(6
50
ME;;J
Date
812512016
Proposed Gre~se Layout
..
. .. . ...
...
.
. ..
..
.... ..
..
.
. .- -.. ..
.
.
...
. . . . . ...
. . ..
,
II
.. ...
....
.. .
.......
...
.
.
.
.
. .. .
..' . .. . ....: : .. .:....... .
'
It"
'
~ : : : ~ ~: !
It
...
:: : : : : :: ;i :,,:j ,t.: -i : :.l

......
;. ! : ! : : : : ! 4" " ~ rn' . "1' ..~~
....: : .: : : : : . . !....: .....
.'r=l
..
...... . .. . ...' ' ..
l .. ' ". "':
:
:
!
:
..
.. .
.
..
! ~ : ; : : : =~
- ..... ..
::,:.
:!
: . .. ~)
. . ..
'..
.....
..
........
.
...... . ...
;-..
r
' ..
. .; ! . :.~:- !. .~ .;. .. :. :j:
.
.
.
..,..
' .. .
. . . ... ..... ..
..... . .. ... : :
.
...
::
. .... .. ..... .. ... ..... ..~
..... .
..
.
.
..
.
. .... .... : . ..
.. . ... '" ..
...
.
. . ..
...
.
......
:
.
.
.
.. .. ..
. ... . . :1
...
.
..
. . ! . :
... . ...::,I;..z .. ! .::-:. .... ...
" ...
...
. . .. . .. .. .... ....
....
ct.
f'
1 ; ,: .
: .
"
...
,I' ~
.,. " ..
1.1t.
"'".
: t~ : ..
=,~~
:~
'
'
...
...
. . ..-a. . .
"
=~ :
~~
"
'
c.
..
- .
...
If
.(,
28.32 Ha
1.62 Ha
Os
,~
ABBOTSFORD
28349 & 28469 0 Avenue
16
Figure 5 - Greenhouse Concept Layout

File No.: 815-034
N
Date
812912016
6:4.\P i:JA
(6:3AP 4:1>
.I~
.,
14~ -:BRITISH COI.UMB1A

;..: WASHINGTON
I 4tl
::'Sile\
r.
t : ' ' -,
Figure 6 - Soil Capability
..- aa ,__,~A
ABBOTSFORD
~ i
.~~~, .11
28349 & 28469 0 Avenue
File No.: 515-034

200
f[,l"j
Planning and Development ServiCEIS
17
600
Mao' if"?
Meters
"9~1J
A
N
Date
812512016
Attachment A
KURT ALBERTS BES MCIP RPP

URBAN AND REGIONAL PLANNER
BOX 760
9054 GLOVER ROAD
FORT LANGLEY B. C. V1 M 252
604 888-4395
kurt@kurtalberts.com
File: 3320-20/$15-034
July 25, 2016

Darren Braun, Approving Officer
City of Abbotsford
32315 South Fraser Way
Abbotsford, BC, V2T 1W7
Dear Mr. Braun:
Re:
Subdivision Application S15-034
28349 and 28469 - oAvenue

West Half of the West Half of the South East Quarter Section 4 Township 13 NWD
and Lot 2 Section 4 Township 13 NWD Plan 36782
Further to my letter of June 14, 2016 and a subsequent request by Leah Irvine for a revised
letter of intent which is intended to be presented to the ADDIAC, please find attached the
Rationale for Boundary Realignment for the proposed boundary adjustment.
The boundary realignment is intended to maximize the utility of greenhouse buildings for a new
farm enterprise. Further refinement of the business plan has resulted in the subject greenhouse
layout which maximizes the utility of the land for this purpose.
The proposed configuration will permit the total area of greenhouses to be almost 50 ac (20 ha).
The eoonomics of a greenhouse operation of this size are significant given the projected value
of build-out for construction ($25-40 million) and annual production ($15-25 million) depending
upon crop specifics. It is expected that employment will be in the range of 60 to 80 people.
Your favourable review of the requested boundary realignment will be appreciated. One full size
print and two 11x17 in prints of the proposed boundary realignment (plus an electronic copy)
were provided with my letter of June 14, 2016.
Yours sincerely,
~
Encl: Rationale for Boundary Realignment July 25, 2016
cc: Leah Irvine, Planning and Development Services
cc: Mount Lehman Fruit Growers Ltd
18
Attachment B
RATIONALE FOR BOUNDARY REALIGNMENT
July 25, 2016
SUBJECT PROPERTIES
City of Abbotsford
28349 - OAvenue and 28469 - o

Avenue (P.l.D. 007-417-870 and
P.1.0. 013-302-736), City of
Abbotsford
PROPERTY SIZES
34.54 ac (14 ha) and 40.03 ac (16
ha)
PROPERTY OWNERS
Balbir & Baljit Khangura and Mount
Lehman Fruit Growers Ltd. (Baljit
Khangura)
;...-"'
-I
SUMMARY OF INTENT
A significant greenhouse farming
operation is intended on 28 ha of the
subject properties. The magnitude of
Investment for this new farming
venture requires the ability to
support progressive expansion of
greenhouse buildings over time. The
current widths of the properties, 176
m and 202 m, are insufficient to
accommodate the optimum
dimension for the planned
greenhouse construction.
Accordingly a lot line adjustment is necessary to
maximize the utility of greenhouse buildings for this
new farm enterprise. A reconfiguration of the 14 and
16 ha parcels into parcels of 1 .6 and 28.3 ha is
proposed.
PROPOSED BOUNDARY RUl.IGNME!fT PLAN OF

lOT 2 SEC 4 Tl' 13 H'ND PlAN ~7112 AHO
\V 112 OF THE \V 112 OF TH SE 114 SEC 4 TP U NWO
379"
N
IL"1111
Ml""*"'"''""..
_
... .,..
Cb'CMC'fWS
~
"ID (eP.417.. fO
:"4l/il llMll
.....,.
..
.,,.
..
. . .--M,. . - .....
P IO ijl)J01.ll0
N'Ubt.1 ltC
~,,.,..,1)06
_,..__,...
- - ...nr .,,,
ZONING
-~
.
. . . 1 T'
'
-~..... ..i
28.\)2 Ha
The City of Abbotsford Zoning Bylaw designates the

subject lands as Agricultural One Zone (A1) which
permits a maximum lot coverage of 75% for buildings
for greenhouses where irrigation water recirculation
systems are employed.
The Subdivision Regulations for the A 1 Zone sets a
minimum lot size of 8 ha, except in the case of a
boundary adjustment where no additional lots are
created (in accordance with Part 5 of B.C. Reg. 171).
N'l.~ 1.......
...... ...,.. ... .
- -~,.l
176m
~
...
1.62 Ho
171>111
...~
Z02m
I
~
1 1
11 ,
0 AVENUE
t1.Ulotf A'-N.~l:i ~IP AH'
t-Qllllf \4.'fOltT ..:
f.>'l:!:t....J
1 of4
19
AGRICULTURAL LAND RESERVE

Boundary adjustments for either the enhancement of an overall farm or better utilization of farm
buildings for farm purposes are considered ''permitted subdivisions" in the ALR. PART 5 of BC Reg
171 delegates the authority for approving such subdivisions to the municipal approving officer. The
relevant authority for the subject application is set out in 1O (1) (c) as follows:
"Subdivision approval
10 (1) Despite section 18 (b) of the Act, an approving officer under the Land Title Act, the Local
Government Act or the Strata Property Act or a person who exercises the powers of an approving
officer under any other Act may authorize or approve a plan of subdivision without the approval of
the commission if the proposed plan achieves one or more of the following:
(a) consolidates 2 or more parcels into a single parcel by elimination of common lot tines;
(b) resolves a building encroachment on a property line and creates no additional parcels;
(c) involves not more than 4 parcels, esch of which Is a minimum of 1 ha, and results In all of
the following:
(I) no Increase In the number of parcels;
(ii) boundary adjustments that, in the opinion of the approving officer, will allow for the
enhancement of the owner's overall farm or for the better utillzatlon of farm buildings for
farm purposes;
(iii) no parcel in the reserve of less than 1 hectare;
(d) establishes a legal boundary along the boundary of an agricultural land reserve.
(2) An approving officer who declines to authorize or approve a plan must give notice of that
decision to the person who made the application.
(3) A person who receives a notice under subsection (2) may apply to the commission with respect
to the proposed subdivision."
THE GREENHOUSE SECTOR IN BRITISH COLUMBIA

The greenhouse industry is an important economic contributor to the economy of the province.
British Columbia is the second largest greenhouse vegetable producing province in Canada. The
BC greenhouse sector, comprising bo1h vegetable and floriculture industries, represents 40% of the
$1.4 billion in total farm cash receipts for agricultural crops In BC (Fast Stats 2013). The Lower
Mainland is home to 95% of large scale operations.
All greenhouse vegetable production In B.C. is destined for the fresh wholesale market with
International markets (mostly the United States) accounting for about 55% of B.C.'s greenhouse
vegetable (tomato, cucumber and pepper) sales, while the remaining 45% is sold domestically.
While the industry faces many challenges, greenhouse growers in B.C. have a number of
competitive advantages. The province has a moderate climate that allows growers to maintain
optimal regulated growing temperatures inside the greenhouse at lower cost. B.C. is also at close
proximity to Asian markets. Greenhouse growing Is sustainable as it makes more efficient use of
land and water. The greenhouse industry comprises 21 percent of the total value of all BC
agriculture (including livestock) yet uses only 0.01 % of the province's land under the Agriculture
Land Reserve Act (BCAC 2007).
The greenhouse industry is highly capital intensive and this, combined with comparatively high land
prices, especially in the Lower Mainland, makes meticulous planning for any new operation
essential. As well, measures to cost-effectively improve energy efficiency are important for
greenhouse production. Therefore, property attributes including location, size and configuration are
key factors.
2 Of4
20
SITE PLANNING RATIONALE

The proposed boundary realignment is intended to facilitate the development of a significant
greenhouse operation. Optimizing the utilization of the greenhouse buildings is a paramount
consideration for the required capital investment. The following site planning elements provide the
rationale for the requested boundary adjustment.
Microclimate: The Lower Mainland and the Fraser Valley have many "microcllmates" in
which large variations in temperatures can occur within short distances. The subject
properties are located within a particularly good microclimate for greenhouse growing.
Compared to areas further east such as Matsqui and Sumas Prairie, the temperatures in
the immediate vicinity of the subject site are noticeably milder, up to 5 degrees lower in the
summer and 5 degrees warmer in the winter. As well, the light levels are more favourable,
5% higher, than areas on the eastern edge of the City of Abbotsford.
Size of Property: Approximately 28 hectares is required for the ultimate build-out of the
greenhouse project. Properties with suitable building conditions in the desired location
generally range in parcel sizes from 4 to 16 ha. The options for acquiring a suitably sized
and configured property are limited.
Reconfiguration of Property: Optimizing use of available sunlight for growing plants
determines the greenhouse building layout. For the proposed site, the optimum length of
the greenhouse for the intended type .of crop is approximately 285 metres from north to
south. The expansion of the greenhouse project will proceed from east to west, requiring
construction over the existing property boundary. A schematic of a potential building layout
for greenhouses is shown in Figure 1. An initial phase, 285 m (N to S) x 170 m (E to W},
allows this building to double in size and expand over the width of the property. This
configuration can then eventually be repeated creating an ultimate greenhouse growing
size of approximately 190,000 m2 (48 ac). The front portion of the site would accommodate
greenhouse support facilities (e.g. water retention, shipping/receiving, etc).
Building Conditions: The contours and the soil conditions of the subject property are ideal
for greenhouse construction. Unlike areas with clay soils it will be possible to access the
land almost every day of the year.
No Need for City Water: Unlike some of the existing greenhouses, there will be no need to
draw on the municipal water supply. The captured run-off together with well water will be
more than sufficient to serve the planned operation. Regardless of the eventual size of this
project there will be no extra pressure on the use of city water.
PROPERTY REALIGNMENT
The proposed boundary realignment will provide a 28 ha parcel for a greenhouse operation
optimizing the utilization of greenhouse buildings. The remainder of 1.6 ha will
accommodate an existing house and permits continuation of berry farming at a small scale.
The overall result will be an enhancement of agricultural potential for major greenhouse
production.
3of 4
21
Figure 1
1?ropcserdl ~r~&e Layout

t.
....
... . ... ....

. ..
..
' ... .
! .
..t ..
t
...... ... .. ..
11 I
"
"
I.
1 .....
"I ..
..: .:
~
'.
.' ..
'.
. '< .......
:r :
'...: ...
. .'
..
.. . . '
....
..
...
. - ' ' ...

28.32 Ha
1.62 Ha
.! !..
Kurt Alberts MCIP RPP

Urban and Regional Planner
4of 4
22
Attachment c
Terms of Reference
ABBOTSFORD
ADDIAC
CHAPTER:
COUNCIL
SECTION:
COMMITTEES, COMMISSIONS AND BOARDS
SUBJECT:
AGRICULTURE,
COMMITTEE
APPROVED BY:
COUNCIL
EFFECTIVE DATE:
2014-12~ 15
DYKING,
DRAINAGE
AND
Page 1 of 2
IRRIGATION
ADVISORY
REVISION DATE:
PURPOSE
The purpose of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee is to create and
maintain an effective channel of communication between Council, staff and the agricultural community on
issues related to agriculture, dyking, drainage and irrigation .
AUTHORITY
Community Charter, Council

MANDATE
The mandate of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee is to:
a) review, monitor and make recommendations to Council on agricultural matters, more
specifically:
i)
ii)
iii)
iv)
iv)
advise and assist Council on the development of strategies , policies, plans and
regulations dealing with agricultural issues, enhancing agriculture and agricultural areas
of the City, such as farm 'edge' policies, farm bylaws, transportation plans, recreation
plans, growth management plans and economic development matters;
review and comment on development applications , referred by staff or Council, on the
effect of the proposal on agriculture;
advise on the impact of agricultural and dyking/drainage programs on the environment;
promote awareness and education on agriculturein Abbotsford; and
implement the City's Agriculture Strategy and monitor the progress of the Strategy on an
ongoing basis; and
b) review, monitor and make recommendations on dyking, drainage and irrigation matters,
more specifically:
i)
advise the Council on dyking, drainage and irrigation needs of the Matsqui Prairie and
Sumas Prairie; and
ii) provide advice and guidance to Council on the operation and maintenance of
waterways , dykes, drains and works related to drainage and irrigation on the Matsqui
Prairie and Sumas Prairie.
23
Terms of Reference
ABBOTSFORD
ADDIAC
Page 2of 2
MEMBERSHIP
1. Appointments, and removal, of members to the Agriculture, Dyking, Drainage and Irrigation
Advisory Committee will be made in accordance with the City's Committee Protocol Policy.
2. Terms of appointments will be in accordance with the City's Committee Protocol Policy.
3. The Agriculture, Dyking, Drainage and Irrigation Advisory Committee will be composed of up to nine
(9) voting members* appointed by Council:
a) one (1) member of Council, and an alternate;
b) three (3) appointees from the farming industry
(e.g. beny, dairy, greenhouse, poultry, or other farming type);
c) one {1) appointee from the Agriculture Committee of the Abbotsford Chamber of Commerce;
d) two (2) appointees representing the Matsqui Prairie; and
e) two (2) appointees representing the Sumas Prairie.
* - at least one member of the Comm!ttee will have background and knowledge in sustainable agricultural practices.
4. The Chair of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee will be the
appointed Council representative.
5. The staff liaisons to the Committee will consist of the following:
a)
b)
c)
d)
General Manager, Planning and Development Services, or his/her designate;

General Manager, Engineering and Regional Utilities, or his/her designate;
a representative from the Ministry of Agriculture; and
a representative from the Agricultural Land Commission.
6. The General Manager, Planning and Development Services, or his or her designate, will normally be in
attendance at all meetings to provide technical advice and staff assistance. Other City staff may be
required to attend specific meetings, also as non-voting members.
POLICX
1. The Agriculture, Dyking, Drainage and Irrigation Advisory Committee will operate in accordance with
the Community Charter, Council Procedure Bylaw, the City's Committee Protocol Policy, and any other
applicable enactments, bylaws or policies, as amended or replaced from time to time.
2. Meetings will normally be held monthly, or at the call of the Chair.
3. Quorum will be determined in accordance with the City's Committee Protocol Policy. Vacancies (but
not absences) are excluded when counting the voting members in order to establish quorum.
4. Committee members must avoid conflicts of interest, in accordance with the City's Committee Protocol
Policy.
5. The Committee will report to Council, in accordance with the City's Committee Protocol Policy.
24
Attachment D
ADDIAC Guide to ALR Applications

ALC Application Types
Subdivision
Agricultural
Land
Does the subdivision

proposal protect the
integrity of the
agricultural land base?
What impact will the
subdivision have on
adjacent farmland?
Agricultural
Operations

directly enhance the
farming capabilities?
Non-Farm Use
Is it necessary for the
use to be located in
the ALR?
Exclusion
exclusion have on
adjacent farmland?

use have on adjacent
farmland?
Does the non-farm use

benefit current
farming operations?
Does the exclusion

benefit the current
farm operation on the
property?
Does the exclusion
have a direct benefit to
farming in Abbotsford?
Adopted by ADDIAC June 17, 2015

25
Attachment E
KURT ALBERTS BES MCIP RPP

URBAN AND REGIONAL PLANNER
BOX 760
9054 GLOVER ROAD
FOAT LANGLEY B. C. V1 M 2$2
604 888-4395
kurt@kurtalberts.com
File: 3320-20/$15-034
June 14. 2016
Darren Braun, Approving Officer

City of Abbotsford
Abbotsford, BC, V2T 1W7
Dear Mr. Braun:
Re:
Subdivision Appllcatlon S15-034

28349 and 28469 .. 0 Avenue
West Half of the West Half of the South East Quarter Section 4 Township 13 NWD
and Lot 2 Section 4 Township 13 NWD Plan 36782
On October 27, 2015 you kindly provided preliminary layout approval of a boundary realignment
subdivision for the above indicated properties pursuant to B.C. Reg. 17112002 (permitted
subdivision within the ALR).
The proposed boundary realignment is intended to maximize the utility of greenhouse buildings
for a new farm enterprise. Further refinement of the business plan has resulted in a greenhouse
layout which has expanded and been revised to maximize utility of the land for this purpose.
Accordingly an amendment to the previous boundary realignment is hereby respectfully
requested.
Rather than realigning the 14 and 16 ha parcels into parcels of 4 and 26 ha, parcels of 1.62 and
28.32 ha are now proposed. Please see the attached comparison of the previously approved
realignment to the proposed revision.
The revised configuration and increase from 26 to 28.32 ha will permit the total area of
greenhouses to expand by 30% from approximately 38 ac (15 ha) to 50 ac {20 ha). The
economics of this revision are significant given the projected value of build-out for construction
($25-40 million) and annual production ($1525 million) depending upon crop specifics. It is
expected that employment wi11 be in the range of 60 to 80 people.
Your favourable review of the requested revision will be appreciated. One full size and two
11x17 in prints of the revised boundary realignment, plus an electronic copy. are provided
herewith.
Yours sincerely,
~Kurt Alberts MCIP APP
Encl: Comparison Sketch Previous/Revised Layouts, full size & 2- 11x17 prints, & USB a-copy
cc: Leah Irvine, Planning and Development Services
cc: Mount Lehman Fruit Growers Ltd
26
~~
2t32Ha
---
1.82Ha
i}! \'I
PROPOSED BOUNOARY REALIGNMENT PLAN OF

LOT 2 SEC 4 TP 13 NWO PLAN 36782 AND
w 112 OF THE w112 OF THE SE 1/4
4 TP 13 NWD
sec
3791'1
3791-1
CMC mwr s1us
CMCNJ'!ff;ll5tS
...
~-oPJ.ll. 007..17470
..,.; , ,
Pl ;/
tN t\ ' 11;
ti,\/./ ..,,,.,,,
(~.1
(;I 1111 :;/I I

dlj rt.o
I t.11
1&llllGA.~
PIO. 007.. 17870
2 Me90A,.
PJl). 01:1-*l~l'a&
11'1.
UI WI:~'
l lH
'., ... ti ,, tit.
11111.J,
Abtlou.ruo. AC
l>WAW.N(j UA.Jk:
lillCal J lO "'1:i.
1 ,,
..,.,.
r111 "' ,,.,

1h.*'ta;
--llC
2M!lO~ I 0 O">tall
UMo\WtNUU-'.H.
A&J(l\,1$.f~. n1:ii
Rtv40d Jono 1l, IGG
,..,...,....,.,,,. . ..-s,,,..,
M11H
. . . l~lMCIJ10.t
26 Ho.
PROPOSED BOUNDARY REAt.IGNMENT PLAN OF

LOT 2 SEC 4 TP 13 NWO PLAN 38782 AND
W 1120FTHE W 112 Cl' THE SE 114 SEC 4 TP 13NWO
..
all1"1'T U..,_,.,..~J..
-t..-:-' ~"'""""
""'~....:'"6"""*#C
-... ...~W CMV-'... flll,I
=.._..,.....
it1& .::t111 'll~
....,.,
"-ilit l .. UlMtftll~
""'.~
....,...., ...,, , -. . . . . .f
28.32 Ho
:.==r:111~
I
,'
I _.,
.. ,._,..
'' r
I
. 'i '
1761'1
:1:4 Ho
11~':
''''
'ii!,
. ,.....
1'21.'I
,,, . u .
...
17t.m
C\I
C\I
1761'1
2021'1
t ~.~:.:
t
f ;. ,
"" ~
1.62 Ho
,ti
'
176m
'
0 AVENUE
0 AVENUE
~~
.. r--""'IM:"'.....-0-: ... ~_, ....._~tO-.l- 1
(firi11C4'1r)..,,Sf,_C" .........~~CA"'-!.....,._..ty
~i,.;-._,,,...~,,.,,,,..r~l)rl&!;Nf11P'
lltwttt1'NS..ts!'<llW<t~JwA..Jlt,ltHO
202m
ttr.t tbt'~tP""1"'" .. ~~U1W'C')

d&krt~,....tt.ftlt,......~~~..,,,,.,-:t ~
KUlfT AUU!RJ!i, ~. RN"
<MT IA..r.lFV.llC
1'*1dtiol."K'#yfWV"""HW... PJ\Al)-fl-: :tt_,1t
~WM
~-ft.IOSilo."IMlr,.-...nh!AUi tO~l.Hoa
27
..
,._/.'..Ml
1N
i +-
PROPOSED BOUNDARY REALIGNMENT PLAN OF

LOT 2 SEC 4 TP 13 NWD PLAN 36782 AND
W 1/2 OF THEW 1/2 OF THE SE 1/4 SEC 4 TP 13 NWD
379M
LEGE NP
Ha Denotes Hectares
Ql:illC AQQBt;SSE:S
28349- 0 Ave
P .1.0 . 007-417-870
and
28469- O Ave
P.1.0. 013-302-736
Abbotsford, BC
vV 112
OF \N 112
OF THE SE 114
(16 Ha)
LOT2
PLAN 36782
(14 Ha)
DRAWING DATE:
AUGUST 30, 2015
Revised June 13, 2016
NOTES;
PRELIMINARY LAYOUT ONLY,
SUBJECT TO APPROVAL
AREAS ~O DIMENSIONS ARE
SUBJECT TO DETAILED SURVEY
ANO CALCULATION, ANO MAY
VARY.
28. r32 Ha
NOT TO BE USEO f'OR LEGAL

TRANSACTIONS
0
0,..._
'
~
l I ..,
'
OF SV\I 1. .J
I.OT 2
PLAN
EX(; Ffl7
EPP36418
PLAN ."Will/
176m
E
(\J
'
1.62 Ha
(\J
O'
LOT 1
PLA N
EPP3 6448
202m
176m
0 AVENUE
This plan Is presented in support or a subdivision application to the City
of Abbotsford as part of the Development Application requirements for
a proposed boundary realignment under PART 5 of BC Reg 171,
Permitted Subdivisions in the ALR 10 (1) (c).
28
......,........0 -"
60
100
KURT ALBERTS, MCIP, RPP

FORT LANGLEY, BC
. 604 888-4395
......_.,....A
COMMITTEE REPORT
ABBOTSFORD
AGRICULTURE, DYKING, DRAINAGE &

IRRIGATION ADVISORY COMMITTEE
August 31, 2016

File No: 3100/PRJ16-046
To:
From:
Subject:
Agriculture, Dyking, Drainage & Irrigation Advisory Committee (ADDJAC)

James Bryndza, Planner
Non-Farm Use in the Agricultural .Land Reserve to permit the continuation of a
business consisting of chicken manure pickup and disposal and farm animal bedding
storage and delivery at 2857 McDermott Road
APPLICATION PURPOSE
An Agricultural Land Commission (ALC) application for non-farm use in the Agricultural Land
Reserve (ALR) has been received for the property located at 2857 McDermott Road. The
applicant is requesting approval from the ALC to permit approximately 0.73ha (1.8ac) of the
8.1 ha (20ac) property to be used for the continuation of a business consisting of chicken
manure pickup and delivery, which includes parking of trucks on site, and for the continuation of
a farm animal bedding storage and delivery business (see Figures 1-5 and Attachment A applicant's letter of intent).
Chicken Manure Pickup and Delivery
This service includes picking up manure from Poultry Farms in Langley, Chilliwack and, the
majority (approximately 80%), from farms in Abbotsford and transporting it to other farms for use
as fertilizer (see Attachment A- applicant's letter of intent for additional details).
Animal Bedding Storage and Delivery
This service includes pickup and delivery of animal bedding material, which comes from mills
located in Surrey and Merritt. Approximately 20-30 truckloads are stored within buildings, on-site
from approximately May to March of the calendar year (see Attachment A - applicant's letter of
intent for additional details).
Staff are seeking input from ADDIAC on whether or not the application should be supported as
presented, or supported in some other format or denied. Any comments, concerns or
recommendations that the Committee may have regarding this application are requested, and
will supplement staffs recommendation to Council.
As outlined within ADDIAC's Term of Reference, the Committee's mandate is to "review,
monitor and make recommendations to Council on agricultural matters, more specifically... to
the proposal on agriculture" (see Attachment 8).
29
Page 2 of 4

BACKGROUND
Owners:
Roy and Cheryl Groothof
Applicant:
Brian Gaudet
OCP Designation:
Agricultural
Zoning:
Agricultural Two Zone (A2)
Site Area:
8.1ha (20ac)
Legal Description:
Lot 5 Sec 211WP 19 Plan 8071
Current Use:
Farming (hay production), residential and trucking delivery service
Surrounding Uses:
N:
S:
E:
W:
Soil Capability:
Agriculture (dairy farm), (zoned Agricultural Two Zone (A2))

Agriculture (hay fields), (zoned A2)
McDermott Road and Agricultural (hay fields) beyond, (zoned A2)
Agriculture (hay fields), (zoned A2)
3 - Silt and Clay
DISCUSSION
Official Community Plan

1) The Official Community Plan (OCP) designates the subject property as Agricultural, which is
intended for large lots with rural character and agricultural activity. The OCP's Big Picture
statement under the policy Enhance Agricultural Integrity is to "ensure Abbotsford is
surrounded and sustained by a thriving and diverse agricultural sector through maintaining
agricultural uses in viable agricultural areas, and encouraged public support for agriculture".
Zoning Bylaw
2) The proposal is not consistent with the Abbotsford Zoning Bylaw, 2014, Agricultural One
(A1) Zone, which does not permit non-farr:n commercial operations. A Zoning Bylaw
amendment application or Temporary Use Permit application would be required if this
application is forwarded to and approved by the ALC.
Further Considerations
3) Current City policy as it relates to this application is based on the recommendations of the
'Position Paper on Enhancing the Agricultural Economy', which outlines a number of Cityrelated initiatives to strengthen agriculture in Abbotsford and was endorsed by City Council
on July 15, 2003. Under the theme, protecting the agricultural resource base, it is
recommended that City decision-making be based on "what is the net benefit to agriculture",
rather than "no net loss to agriculture".
30
Page 3 of 4
4) In the context of the ADDIAC Guide to ALR Applications for non-farm use applications that
was endorsed on June 17, 2015 (see Attachment C), ADDIAC is asked to consider the
following questions while analyzing this proposal:
a) Is it necessary for the use to be located in the ALR?
b) What impact will the use have on adjacent farmland?
c) Does the non-farm use benefit current farming operations?
5) As part of the referral process, the Ministry of Agriculture reviewed the application and
stated that the applicant is indeed providing a valued service to the farming community. This
and the efficient placement of the non-farm use at the front of the parcel are points in favor
of the application. However, in regard to long-term viability of the ALR Ministry staff are not
generally in favor of non-farm uses in the ALR for the following reasons:
Commercial/industrial businesses operating in the ALR have a tax advantage over
their competitors operating in commercial and industrial zones and allowing these
uses in the ALR may therefore drive speculation;
According the results of the Land Use Inventory for Abbotsford for 2012, the land
being absorbed for non-farm uses in the ALR in Abbotsford is significant, and the
agriculture sector depends on being able to access the land in the ALR to for primary
production;
Having commercial/industrial enterprises on farm land can raise the price of farm
land beyond what most farmers can afford to pay;
Most non-farm uses require the services that are available in the
commercial/industrial zones to operate in a safe and environmentally sound manner,
with appropriate setbacks to other uses, etc., and these conditions are not available
in the ALR.
6) ADDIAC's comments, concerns and recommendations will be included in an upcoming
Council report to assist Council in making a decision on the proposal.
31
Page 4 of 4
7) If this non-farm use application is forwarded to, and receives the approval of the Agricultural
Land Commission, an OCP Amendment and Rezoning application will be required.
Prepare by:
James Bryndza
Planner, Development Planning
2~
Departme~
Siri Bertelsen
Services
Re~
Darren Braun
Attachments:
City Context Map
Figure 1: Context Plan
Figure 2: Site Plan
Figure 3: ALR Boundary Plan
Figure 4: OCP Plan
Figure 5: Zoning Plan
Attachment "A": Applicant's Letter of Intent (date received: April 7, 2016)
Attachment "B": ADDIAC Terms of Reference (dated: December 15, 2014)
Attachment "C": ADDIAC Guide to ALR Applications (dated: June 17, 2015)
32
City Context Plan

File: PRJ16-046 Location: 2857 McDermott Road
,/
: .
-_.,..
. '...
33
......-.. ---
------..--
,,. ,.
Subject Property
~/...
ii
/ ', '
' /
..:,1"
.1
' :'
.::.::W:~A
ABBOTSFORD
2857 McDermott Road

34
Figure 1 - Context Plan

File No : PRJ16-046
Os .i ~
:...__.._~~A
ABBOTSFORD
Figure 2 - Site Plan

File No.: PRJ16-046
2857 McDermott Road
35
[L_._
" . ...:_....... l-----------~
I
i.-1 !:
'
r. - - - - -
I 1I
__ J. __. __ _ J_A.T.K.INSO.N-RD---J ,~
-7r---~.i
'r/ .____ .
1\,
1,: -,,.
L- j
,
1)
'
./ ~G~
i:/ .
. --1
,,,,~ ~! \~I
:1
_,..
- --
c
;
~i
~
,,.-
/--...
IJ
l\
01
/
.
\ 1
)I
'.
\ . ..
1
/ ________ ,. /
J'
Ii
',I
11
_ _l_
-" - , ;
'
,/
Ji/
"j
fi .
11.l
-~_ _ / /
' - II
I'
. . /II_-.__,,...
'., /
r----.. ----------N0-.5-RD----- ;
\'\_,, ,
'\
I'
,y !----..___
' I
' , j ,' , -
. . //I
,,. ..
L.,//)_____---I
'ii
_....., \ . : ) i i
[I
r----------- I!,_______ - .- --
,,- .-l /
_/-.
'
.,
tt~~
;_~1~/
\ //-" [!.-i~/ .>..C:i~
-~
1'
c -:-< ~ /" ~ /
v~~'1~ //. .I.l ~~~o
,./
Y"'" ~ /
II
tAT..KIN.SON-RD-
h.~~
. (
I I ..
./
I,
./
~-A~ /,
-r1~0~::----~:---_~-,.,. ~~r./
0:..\1
,i ."'-..~"f'
."
~ o" , /
...ov
_ _ :'_ .~_ - / ~..
--- - -. ~ !('.:!--,,.1.
-~o:;::.,::>--~
~:::.:--/ . ~,.. /
- -~
! )/ / ,,---.-l_:.-----:-- . ..- / .,/ 0~ / ,.,.
\
\
~~~
I
~1~7..6 . .o , .. .
1---0
9:'~*'
~ ~Q ,,/
_s:iJ/. / /
I 1 1/' 'v; .,
\ I:=.~-- .....1
l
J_,n~ '
,_J_
---r - -,-.-- r------i;J fiW~ . ~G~~ / ,--- ------- -- ---- --- 1
,.
'---~y
.. V'
-~
~
I ,
<J:.Q
- -,
11
\~ [_______r-; _
/ I
1 0-------------.
I , .I
ii
\ . I
~!
~--7 I
/
.:
es
, - - - ;.
I:
//
r-r~- --,
. ---.__..-....,
_
i _ L - ----
!
I
i ' '"~-----
:I
1
Subject Property
1
.....J''
!I
(JI'
. ,/
p
l
---.---- - ---, i
+---------------- ..
j_ _ _ _
- --- - ----
1'
---- ---T-- ---____
_ __ __J _ _CAMP-BELL-RD----
_,,._
\~\.____;_A_gr-ic-ult~
ur_ai_La-nd_R_e_se_rv_e__, - - - , - ,
,\
~~~A
ABBOTSFORD
'
I
_ ______ - -:--
11
l '
Figure 3 - ALR Boundary Plan
2857 McDermott Road
File No.: PRJ16-046

100
36
300
-Met't .. ~f.: __id
E.r:b.'J ,-
Planning and D911elopment Services
A.
N
Date
8/17/2016
NRD
Subject Property
Land Use= Agriculture
Rural
;
Agriculture
Open Space
lI
I
I
k~
=----ABBOTSFORD
' 0 a . . . ,.
F~gure 4 - Official Community Plan

Frie No.: PRJ16-2016
2857 McDermott Road
37
100
o
LF..cl:1"i'=
- _
30
-Met -- ~
Date
8/ 1712016
'
f\2.
-----
- - - 'NQ'ifi
~ ~ll '---- ..----- -
'
Fl~
~-----=~
--- !
. ~-------- - -11
I
. .__r--==--. _ ~~========r=====~~L__ ----1-1

\
\
I
a a h~
:__::::
ABBOTSFORD
Figure 5 - Zoning
File No.. PRJ16-046
2857 McDermott Road

38
ATTACHMENT A
Temporary Use Permit Application
GROOTHOF TRUCKING LTD.
2857 McDERMOTT ROAD
FEBRUARY 6TH, 2016
CITY OF ABBOTSFORD
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
ROY GROOTHOF IS THE PRESIDENT AND OWNER OF GROOTHOF TRUCKING. GROOTHOF TRUCKING IS A
FAMILY BUSINESS, HAS BEEN IN OPERATION SINCE 1982 AND HAVE BEEN A RELIABLE TRANSPORT
COMPANY SERVING THE AGRICULTURAL INDUSTRY IN THE ABBOTSFORD AREA FOR 33 YEARS.
ABBOTSFORD IS THE EPICENTRE FOR THE CHICKEN AND EGG PRODUCING INDUSTRY WITH THE
MAJORITY OF EGGS AND CHICKENS IN BC ORIGINATING FROM ABBOTSFORD AND THE FRASER VALLEY. A
KEY COMPONENT TO THE SUCCESS OF THE POULTRY INDUSTRY IS THE REMOVAL AND TRANSPORT OF
THE CHICKEN MANURE FROM THE BARNS IN A SAFE AND ENVIRONMENTALLY SENSITIVE MANNER,
WHICH IS EXACTLY THE ROLE OF GROOTHOF TRUCKING. ROY'S COMPANY WILL COME ONSITE AND PICK
UP CHICKEN MANURE AND TRANSPORT IT FROM THE FARM TO A SAFE AND APPROVED LOCATION. THIS
SERVICE, SUPPLIED BY GROOTHOF TRUCKING, IS A BENEFIT TO FARMING IN GENERAL AND
ABBOTSFORD SPECIFICALLY SINCE THE MANURE IS REMOVED FROM ABBOTSFORD AND DOES NOT
IMPACT AN ABBOTSFORD WATERCOURSE.
GROOTHOF TRUCKING HAS BEEN AN ASSET TO THE FARMING COMMUNITY IN ABBOTSFORD AS IS
EVIDENCED BY TH~ FACT THAT THE FEDERAL GOVERNMENT REACHED OUT TO ROY DURING THE AVIAN
FLU CRISIS TO SEEK GUIDENCE, ADVICE AND TRANSPORT SERVICES TO DEAL WITH THE THOUSANDS OF
CHICKENS THAT HAD TO BE TERMINATED TO HALTTHE SPREAD OF THE AVIAN FLU .
A FURTHER SERVICE PROVIDED BY GROOTHOF TRUCKING TO THE FARMING COMMUNITY IS THE
DELIVERY OF BEDDING SUPPLIES FOR FARM ANIMALS. ROY'S COMPANY HAS BEEN, FOR MANY YEARS,
DELIVERING WOOD SHAVINGS AND SAWDUST FOR ANIMAL BEDDING FOR LOCAL FARMERS IN
ABBOTSFORD.
GROOTHOF TRUCKING HAS BEEN OPERATING FROM THE HOME OF ROY AND HIS WIFE CHERYL, AT 2857
McDERMOTT ROAD, FOR MANY YEARS. THE SITE IS 20 ACRES, ZONED A-2 IS LOCATED IN THE ALR AND
LAND IS USED MAINLY FOR HAY PRODUCTION. GROOTHOF TRUCKING HAS A BUSINESS LICENSE FROM
THE CITY OF ABBOTSFORD FOR BUSINESS AND PERSONAL SERVICES. THE BUSINESS OCCUPIES
APPROXIMATELY 1.96 ACRES (.79 HECTARES) AND USES THE LAND FOR A STORAGE BUILDING
(SHAVINGS FOR BEDDING SUPPLIES) AND TRUCK PARKING.THE TRUCKS ARE PARKED OVERNIGHT AND
39
AT NO TIME ARE THERE ANY REPAIRS OR MAINTENANCE ACTIVITIES PERFORMED ON THE VEHICLES
WHILE THEY ARE ON SITE.
IT IS THE OPINION OF ROY GROOTHOF THAT HIS BUSINESS IS AN INTEGRAL COMPONENT OF THE
AGRICULTURAL COMMUNITY OF ABBOTSFORD AND THE SURROUNDING AREA. HE IS PROVIDING A
MUCH NEEDED SERVICE TO PARMERS IN THE VALLEY AND CONSIDERS HIMSELF TO BE PART OF THE
FARMING COMMUNITY.
THE QUESTION TO BE ASKED- IS GROOTHOF TRUCKING, A COMPANY THAT SERVES ONLY THE
AGRICULTURAL COMMUNITY, AN AGRICULTURAL USE OR AN INDUSTRIAL USE? ROY BELIEVES IT IS AN
AGRICULTURAL USE.
IS IT POSSIBLE IT IS ACTUALLY AN AGRICULTURAL AND AN INDUSTRIAL USE (AGRJ-INDUSTRIAL) WITH
ONE FOOT IN BOTH INDUSTRIES? ROY BELIEVES THE TIMING OF THE QUESTION IS PERFECT SINCE THE
CITY IS IN THE PROCESS OF CONDUCTING AN AGRICULTURAL.LANDS REVIEW (AGREFRESH).IN A JUNE
5TH, 2015 REPORT TO THE COMMITIEE OF THE WHOLE, BY PLANNING AND DEVELOPMENT SERVICES,
STAFF STATED THAT "THE AGRICULTURAL INDUSTRY IS QUICKLY CHANGING AND EXPERIENCING
INTENSIFICATION". AGREFRESH WILL BE THE COA'S RESPONSE TO THE CHANGING AGRICULTURAL
INDUSTRY AND ROY BELIEVES THAT HIS TYPE OF USE IS A PRIME CANDIDATE TO BE INCLUDED IN THE
STUDY.AS A RESULT HE IS ASKING FOR A TUP SO HE CAN CONTINUE TO OPERATE IN THE PRESENT
MANNER WHILE AGREFRESH IS COMPLETED AND CONCLUSIONS ARE REACHED.
IT IS THE OPINION OF ROY GROOTHOF THAT THIS OPERATION WILL NOT HAVE ANY NEGATIVE IMPACT
ON THEIR FARMING NEIGHBORS, DOES NOT CREATE ANY TRAFFIC PROBLEMS, IS SENSITIVE TO THE
ENVIRONMENT AND IS CONSISTENT WITH THE CITY OF ABBOTSFORD'S AGRICULTURAL STRATEGY TO
IMPROVE AND ENHANCE FARMING IN ABBOTSFORD.
WE TRUST THIS PROPOSAL BY ROY GROOTHOF IS CONSISTENT WITH THE CITY OF ABBOTSFORD'S DESIRE
TO PROMOTE, ENCOURAGE AND ASSIST THE AGRICULTURAL COMMUNITY OF ABBOTSFORD.
THANK YOU FOR YOUR COOPERATION ON THIS MATIER.
ROY GROOTHOF
GROOTHOF TRUCKING
40
SUPPLEMENTARY INFORMATION ADDED TO LEITER OF INTENT

AUGUST 22. 2016
CHICKEN MANURE PICKUP AND DELIVERY
THE SERVICE INCLUDES PICKING UP MANURE FROM POULTRY FARMS (APPROXIMATELY 1-2 % FROM
FARMS IN LANGLEY, 18% FROM FARMS IN CHILLIWACK WITH THE BALANCE FROM FARMS IN
ABBOTSFORD). APPROXIMATELY 10% OF THE MANURE IS LOADED INTO TRUCKS ATTHE FARMS AND
TRANSPORTED TO ORGANIC FARMS (VINEYARDS AND ORCHARDS) IN THE OSOYOOS, KEREMEOS AND
OKANAGAN FALLS AREAS. THE BALANCE GOES TO ABBYCELSUBSTRATE LTD. ON ROSS ROAD IN
ABBOTSFORD TO MAKE MUSHROOM MANURE AND TO LOCAL DAIRY FARMERS IN ABBOTSFORD.
THE MAJORITY OF MANURE THAT IS TRANSPORTED DOES NOT GO TO THE SUBJECT PROPERTY BUT
DIRECTLY TO THE DROP OFF LOCATION.APPROXIMATELY 2% OF THE ANNUAL MANURE TRANSPORTED
IS STORED AT THE SUBJECT SITE (TOO LATE IN THE DAY TO MAKE DELIVERIES), WITHIN TRUCKS FOR
NEXT DAY DELIVERY; WHILE ATTHE SUBJECT SITE THE MANURE IS NOT TREATED, PROCESSED OR
REMOVED FROM THE TRUCK. DURING THE DAY MOST TRUCKS ARE OFFSITE DOING DELIVERIES AND
PICKUPS; DURING THE EVENING THERE IS A MAXIMUM OF 13 TRUCKS PARKED ON SITE. THE ON SITE
OPERATIONS OF THE BUSINESS DOES NOT INCLUDE REFUELING, REPAIR OR MAINTENANCE OF THE
TRUCKS.
ANIMAL BEDDING STORAGE AND DELIVERY
THIS SERVICE INCLUDES PICKUP AND DELIVERY OF ANIMAL BEDDING MATERIAL, WHICH COMES FROM
MILLS IN SURREY AND MERRITT. MOST OF THE MATERIAL GOES DIRECTLY FROM THE MILL TO THE
FARMER; WITH AT MOST 20-30 TRUCKLOADS BEING STORED WITHIN BUILDINGS ON SITE IN
ANTICIPATION OF DELIVERY. USUALLY, FROM AROUND MID JANUARY TO APRIL/MAY, THERE IS NO
BEDDING MATERIAL ON SITE. THE BEDDING MATERIAL IS NOT TREATED ON SITE BUT ONLY STORED FOR
DELIVERY. THE OPERATIONS INCLUDE ONE LOADER IN THE BUILDING TO LOAD MATERIAL ONTO
TRUCKS. THE TYPICAL CUSTOMERS ARE FARMERS (DAIRY AND POULTRY) IN ABBOTSFORD, MISSION AND
CHILLIWACK.
41
ATTACHMENT B
Terms of Reference
ABBOTSFORD
AODIAC
Page 1of2
COUNCIL
SECTION:
COMMmEESt COMMISSIONS AND BOARDS
SUBJECT:
AGRICULTURE,
COMMITTEE
APPROVED BY:
COUNCIL
EFFECTIVE DATE:
2014-12-15
DYKING, DRAINAGE AND IRRJGATJON ADVISORY
REVISION DATE:
euRPQSE
The purpoee of the Agrtc:ullur8, Dyklng, Drainage and lrrtgetlon Advisory Commlttae ii to cnate and
maintain an efracllye channel of communication between Council, staff and the agrtcultural community on
Jaauaa ralalad tD agrtculture, dyldnQ, drainage and Irrigation.
AUTHORITY
Conmunlly ChMfer, Councll
M/\NPATE
The mandate of the Agriculture, Dyldng, Drainage and Irrigation AdVlsory CommlUae 18 to:
a) review, monitor and make racomnwndatfona to CouncU on agriauttwal matters, more

tp8Clftcally:
I) advlae and aaallt Council on the development of Btrateglea. pollclea, plans and
ragulatlona deBllng with agrioultural iaauea, enhanctlg agriculture and agrfculural areea
of the City, 1uch as fann 1edge' poUclaa, tum bylaws, tranaponation plans, recreation
pfana, growth management plans and economic development mattars;
I) review and comment on development applications, refenad by staff or Council, on the
etr&ct of the proposal on agrtoulture;
ti) adv;tse on the Impact of agricultural and dyklng/dralnage programs on the environment;
Iv} promote awareness end education on agriculture In Abbotsford; and
Iv) Implement the City's Agriculture Strategy and monitor the progress of the Strategy on an
ongoing basis; end
b) ravtew, monitor and make recommendations on dyklng, drainage and irrigation matters,
more speclblly:
I) advise the Council on dyklng, drainage and lrrigdon needs of the Matsqul Prairie and
Sumas Prairie; and

I) provide advice and guidance to Council on the operation and maintenance of
waterways, dykea, drains and works related to drainage and irrtgation on the Mat&qul
Prall1e and Sumas Prairie.
42
Te,rms of Re'f erence
ABBOTS FOR
ADOJAC
Page 2 ot2
MEMams!jfP
1. AppointmentB, and IWl10Y8l. of rnembera to the Agrfcullura, Dyldng, Dralnllga and Jrrtgatlon
Adviscry Convnrttee wtn be made In acmmanae with the Cff:Y Commlalle Protacol Polley.
2 Terrne of appotnlmanta Wll be In ~rdance with the City's COmrnJtlae Prctocol Policy.
3. The Agriculture, Dyldng. Drainage and lrrigalon AcMBOIY Committee wUI be oompoaed of up 1o nine
(9) vollng members* appolnlad by Council:
a) one (1} member of Coundl, and an alternate;
b) three (3} appolnmes from the fanning lndusiry
(a.g. berry, dairy, greenhouae, poultry, or other farming type);
o) one (1) appointee from the AgrfGulture Committae of the Abbotaford Chamber af Comm81Ca;
d) two (2) appofnteee n1praaantlng the Matlqul Pnlrrte: and
e) two (2) appalnteee repf989ntlng the Sumo Prairie.
It. 1lte Chair d Iha Agrfculbn, Dyklng. O..lnage and Irrigation AdYitory CommJtlH wftl be the
appointed Councl rapraaantaflva.
5. The ltaffllalaona to the Ccmmltlee wil consist of the following:
e) Gen8r&I Manager. Planning and D8V91opment Servlcaa, or hllnwr dealgnate;

b) General Manager, Englneerfng and Regional \JtlJltlea, or his/her dallgrn;
c) a repraaentatrve from the Mlnlltty of Agrlcultura; and
d) a repraeentativa from the Agricuftural Land Commilslon.
6. The General Manager, Plamlng and Development Servlcee, or hi or her dealgnaca, wll nonnally be iri
attandance at all meeting 1D provide fechnlcal advice and eteff assistance. Other City ataff m&Y be
19qulred to attend epeclftc meetings, aleo 88 nDM'Otlng members.
1. The Agriculfure, Dyklng, Drainage and Irrigation Advisory Committee wtll operate In accordance with
the Convnunlty Charter, Council Procedure Bylaw, the City's Committee Protocol Polley, and any other
applicable enactments, bylaws or policies. as amended or replaced from time to time.
Meetings wil nonnally be held monthly, or at the call of the Chair.
3. Quorum will be determined In aocordance with the City's Commitlae Protocol Polley. Vcanclea (but
not ablencee) are excluded when counting the voting member& In order to tablish quorum.
4. Committee inembel"8 must avoid conflicts of lnterest, In accordance with the City's Committee Protocol
Polley.
5. The Commntae wilJ 1'9Jlort to Council, In accordance wilh the Clty'a COmmlltee Protocol Policy.
43
ATTACHMENT C
ALC AppUcation Types
Subdivision
Eulusion
Non-Farm Use
I
I
Agricultural
Land

propos1I protect the
Jnte&l lty of th
aptculturar land base?
ls It necessary forth
use to be located In
: theALR?
Y.'hat Impact will the

exduslon have on
adjm:ent farmland?
What ,fmplct Wiii the
use hive on adJacent
What lmpKt wlU the
subdivision have an
mdJacent flrml1nd?
flrml1ncl?
I
Agricultural
Operadons
Does the subdlVlslon
dlnctly enh11nce the

finning mp1blhtles?
.
Does the nan-farm use Does the exclusion
benefit current
beneftt the currant
flrmtna operations? , farm operation on the
property?
! Does the exclusion

' have 1 direct baneftt to
farming In Abbotsford?
44
........._~
COMMITTEE REPORT
ABBOTSFORD
AGRICULTURE, DYKING, DRAINAGE &

IRRIGATION ADVISORY COMMITIEE
August 25, 2016

File No: 3040-20/A15-013
To:
From:
Subject:
Agriculture, Dyking, Drainage & Irrigation Advisory Committee (ADDIAC)

Daren Braun, Director of Planning & Development
at 3387 Tolmie Road (Owner: C.P.M Farms Ltd., Directors: Paul & Caroline
Mostertma n)
APPLICATION PURPOSE
An Agricultural Land Commission (ALC) application was received for a non-farm use related to
the subject property proposing 40 weddings/ banquets per annum within a new purpose built
assembly building, between April 1st through October 30, with a typical event size of between
120-140 people. The applicant's letters of intent are attached for more information (see
Attachments A through D).
This application has been made subsequent to the Stop Work Order issued for the applicant by
the Agriculture Land Commission in September 2015. Subsequently the applicant submitted a
non-farm use application to ALC (see Attachment E).
Staff is seeking input from the Agriculture, Dyking, Drainage and Irrigation Advisory Committee
(ADDIAC) on whether or not the application should be supported as presented or supported in
another format. Any comments, concerns or recommendations that the ADDIAC may have
regarding this application are requested, and will supplement staffs recommendation to Council.
As outlined with the ADDIAC's Term of Reference, the Committee's mandate is to "review,
monitor and make recommendations to Council on agricultural matters, more specifically ...
the proposal on agriculture" (see Attachment F).
BACKGROUND
Owner:
C.P.M Farms Ltd.
Applicant:
Paul & Caroline Mostertman
OCP Designation:
Agriculture
Existing Zoning:
Agricultural Two Zone (A2)
Site Area :
8.0 ha (20 acres)
Legal Description:
Lot 1 Section 25 Township 19 New Westminster District Plan 4824
L:\A15\A15-013\ADDIAC\PDS 122-2016 ADDIAC.docx

45
Page 2of4
Current Uses:
Blueberry farm , nursery, winery, house and accessory buildings
Surrounding Uses:
N:
S:
E:
W:
Soil Capability:
Vacant (soil based crop production) zoned Agricultural Two Zone

(A2);
Dairy farm zoned Agricultural Two Zone (A2);
Tolmie Road , with vacant agricultural property beyond (soil based
crop production) zoned Agricultural Two Zone (A2);
Small fruit farm zoned Agricultural Two Zone (A2) with lnterprovincial
Highway beyond;
4 - Sand and Silt and partially 3 - Silt and Clay
DISCUSSION
1. The subject lana is located within the Agricultural Land Reserve (ALR) and is designated as
'Agriculture' in the OCP. The Agriculture designation is intended for the purpose of "large lots
with rural character and active agricultural activity". Permitted uses include agriculture and
residential with accessory units. Farming with rural residential building types with variable
density are allowed in this designation.
2. Current City policy as it relates to this application is based on the recommendations of the
'Position Paper on Enhancing the Agricultural Economy', which outlines a number of Cityrelated initiatives to strengthen agriculture in Abbotsford. Under the theme, protecting the
agricultural resource base, it is recommended that City decision-making be based on "what is
the net benefit to agriculture", rather than Mno net loss to agriculture". Under the theme, being
proactive, initiatives that will result in lot consolidation in the ALR are recommended to
increase lot size and improve economic viability for farming.
3. In the context of the ADDIAC Guide to ALR Applications f9r non-farm use applications that
was endorsed on June 17, 2015 (see Attachment G), ADDIAC is asked to consider the
following questions while analyzing this proposal:
a. Is it necessary for the use to be located in the ALR?
b. What impact will the use have on adjacent farmland?
c. Does the non-farm use benefit current farming operations?
4. Abbotsford's Agricultural Strategy encourages support for agri-tourism events that bring
people to the farms. An agri-tourism use is permitted under the City's Zoning Bylaw and the
ALC's Agricultural Land Reserve Use, Subdivision, and Procedure Regulation (the
"Regulation").
5. Until recently , the Regulation defined Agri-tourism as Ma tourist activity, service or facility
accessory to land that is classified as a farm under the Assessment Act" and stipulated that
"the use is temporary and seasonal, and promotes or markets farm products grown, raised or
processed on the farm" (see attachment H). However, in its news release on August 02, 2016
(see Attachment I), the Ministry of Agriculture announced updated regulations with respect to
agri-tourism. Specifically, section 3(4)(K) of the Regulation now states:
(i)
(ii)
the farm must be located on land classified as a farm under the Assessment Act;
permanent facilities must not be constructed or erected in connection with the
event;
L:\A15\A 15-013'ADDIAC\PDS 122-2016 ADDIAC.docx

46

(iii)
(iv)
(v)
(vi)
Page 3of4
parking for those attending the event must be available on the farm , but must not
be permanent nor interfere with the farm's agricultural productivity;
no more than 150 people, excluding residents and employees of the farm, may be
gathered on the farm at one time for the purpose of attending the event;
the event must be of no more than 24 hours duration; and
no more than 10 gatherings for an event of any type may occur on the farm within
a single calendar year.
6. The applicant currently operates a 8 ha (20 acre) farm consisting of 6 ha (15 acres) of
blueberries, 1.2 ha (3 acres) is used for growing Christmas trees, and ttie remaining portions
of the land accommodate honey bees, water plants and nursery and an estate winery (newly
established). The applicant indicated that they host various events on the subject property
including banquets and weddings. A detailed overview of the farm operations and events is
attached to this report (see Attachment B). The applicant has also added that they host
greenhouse tours during all events.
7. A Stop Work Order was Issued by the ALC to the applicant on September 28, 2015 (see
Attachment E) and was advised to submit a non-farm use application which was received by
the City on October 19, 2015. If this non-farm use application is endorsed by Council, allowing
it to proceed to the ALC for their review/consideration, and if subsequently approved by the
ALC, the applicant will be required to submit a Rezoning application with the City in order to
permit an Assembly Use on the subject property. Furthermore, if the application reaches this
point, an application for a Development Variance Permit to reduce the Streamside Protection
Bylaw below the required 30 metres .from an existing watercourse (ditch) along Tolmie Road,
prior to issuance of any building permit for an assembly building located within the Streamside
Protection Bylaw area. Staff note that this Bylaw does not apply to agricultural buildings
within the ALR, however, it does apply to residential and non-farm use buildings.
8. As outlined in the applicant's letter of intent, they believe their proposal to increase the
number of events from 10 to 40 per annum and construct a purpose built assembly building,
should be supported for the following reasons (see attachment B)
The relatively isolated location has minimal disturbance for neighbours as opposed to a
more urban environment where houses and businesses are much closer;
The farm Is far from any schools, churches, care homes or other establishments that
would have a concern with alcohol from the winery being served;
The farm is less than 15 minutes away from major hotels that provide accommodation for
many out of town guests;
There is no commercial kitchen on the premises. Food served in the nursery is prepared
off site by licenced and insured caterers;
There is sufficient parking on the nursery gravel parking lot for all vehicles associated with
an event.
9. As part of the referral process, the Ministry of Agriculture staff provided correspondence
stating that they generally discourage non-farm uses in the ALR as farmland is in short supply
relative to demand and most types of non-farm uses can be accommodated in the urban
zone. The recent changes to the ALR Use, Subdivision and Procedure regulation aim to strike
a balance between allowing farmers to diversify their incomes and protecting farm land for the
purposes of farming. This operation is proposing to exceed what would be allowed as an agritourism use both through the number of events and the building (through renovation of
existing buildings) of permanent structures for the purpose of holding events. Ministry staff
47
Page 4of 4
have a number of conc.erns regarding large scale commercial wedding operations being
allowed through non-farm use approval in the ALR, which are outlined below as follows;
Loss of land for farming when farmland is in short supply;

Weddings tend to be intolerant of normal operations on commercial farms, such as
spraying of herbicides and pesticides, use of bird scare devices, manure spreading,
operations that raise dust, and operations that generate flies. These nuisances are
created as a result of ongoing agri.culture operations, therefore allowing this non-farm use
may discourage the ongoing development of agriculture on this property and may
negatively affect farming operations on neighbouring properties;
Weddings can create disturbances for normal farm operations in that they often involve
the use of f ireworks or other noises that can scare livestock;
A permanent non-farm use of this nature can change the property from agriculture to
commercial use which would raise the farmland prices beyond what farmers could afford
to pay; and
Tax unfairness to businesses that host weddings in the urban zone.
Prepared by: Darren Braun

Department Head Approval: Siri Bertelsen

Services
Attachments:
City Context
Figure 1: Location Map
Figure 2: ALR Boundary
Figure 3: Official Community Plan Land Use
Figure 4: Current .Zoning
Figure 5: Site Plan (information provided by applicant)
Figure 6: Areal Image
Attachment "A": Applicant's letter of intent (date received November 25, 2015)
Attachment "B": Applicant's letter of intent with CPM Farms Ltd. Overview (date received October
19, 2015}
Attachment c": Applicant's letter of intent (dated April 14, 2016}
Attachment "D": Applicant's letter of intent {dated August 07, 2016)
Attachment "E": Stop Work Order from ALC (dated September 28, 2016)
Attachment "F": ADDIAC's Terms of Reference
Attachment "G": ADDIAC Guide to ALR Applications
Attachment "H": ALC Act Policy #4-Agri-Tourism Activities in the ALR (dated March 2003)
Attachment 1: Amendment to ALR use, subdivision and procedure Regulation (dated August 02,
2016)

48
City Context Plan

File: A15-013 Location: 3387 Tolmie Road
_,,,,.,..,- -- -,
"
" ' ......
'
/1
(3.
I
! ,.
. L..
--
I -
.
I
.I
I
49
~-
1 '
N0.5RD
~~~A
ABBOTSFORD
Figure 1 - Location Plan

File No.: A15..013
3387 Tolmie Road
Plannlng end Development Slll'Ylces
50
10J00=--:Jii
...-.....
MottirJ
---ai-~~~-='""'
300
A
N
Dale
8118120 16
- ---~
1-
-----
-~ ~........----- -
--- -
--
._ __ --
------
i.-...-----
- -
--------- Ir___
--
- -- -
____ _
,_
----
-~ - - --------1-------
_j__ _ __
-----;
- -- - -
--- L----
- ---
- - -- - 1 - -
,___
___
'---~-----
---
--------- -
- ---
----+-- - ~
l-----
I-
-- - - .
~A
ABBOTSFORD
--
Figure 2 -ALR Boundary
3387 Tolmie Road
File No.: A15-013

100
000
8!iEB .,...,::.;p. - :W: j r::i3
Planning and Development Service
51
Metrt
A
N
Date
8/2512016
Subject Property
Agriculture Land
use
..I
~
0
a:
~
w
...SE
...~
t.JnJ:.DI"\
"''""" r.
an
-
Agriculture
'
..-
~A
ABBOTSFORD
F~gure
3 - Official Community Plan

File No.: A15-013
3387 Tolmie Road

100
l!!EI:iSu:m
Plennlng and Development Services
52
I ' - .'4eter1
*' '4
30C
I
I! -
N Date
8/2512016
e.
~~':.LLL.L.LL.t.~~ a
Subject Property
ftO.IRD
NO.SRO
Figure 4 - Current Zoning

Fiie No.: A 15-013
3387 Tolmie Road

53
. .--;.:. ..; ....: ...~-,

- ~ - -
.~- ,... ~ ""- -:t
Grass lawns, pond .

& display gardens
picnic area
-1'. ....
.. . . . .. !" .: . "":...
Os ?~
ABBOTSFORD
Planning and Oe11elop1ra>t Services
3387 Tolmie Road

54
Figure 5 ~ Site Plan (lnfonnation supplied by applicant)

File No.: A15-013
N
Date
8125/2016
4 42
~~~
ABBOTSFORD
Planning and Oeveloprrwrt SeNtoa6
3387 Tolmie Road

55
Figure 6 - Areal Image

File No.: A15-013
. _>..z
Date
812512016

CPM Farms LTD
3387 Tolmie Road
Abbotsford B.C. V3G 2T9
Re: CPM farms building permit for winery
District of Abbotsford Planning Dept
Attention : Darren Braun
Dear Darren,
Following our discussion yesterday, here is an outline of our situation as it stands and our plans
for the immediate future.
As you are aware in October 2015 we received a 'cease work' order from the ALC in regards to a
non-compliance concern on our property. We were told to immediately cease all wedding and
event related activity and cancel any bookings for events we had. Following this order we did
exactly that and immediately cancelled all booked event for the remainder of the season on our
farm and relocated them to alternative venues. We also cancelled all events booked for 2016
and 2017. We are no longer hosting any gatherings of any sort on our property and our retail
nursery Woodbridge Ponds is currently dosed for the season and will not open until April next
year again. This puts us in compliance with the Ale's current"interpretation of the ALR Act in
regards to AG RI-tourism activities.
We have subsequently submitted an application for a 'Non-Farm use' to enable us to continue
hosting events as part of our AGRl-tourism activities. We understand that this may take years
before we see any definitive answers. life goes on and while we wait for the results of this
application, we will need to continue to 'value add' to our products and expand on the nursery
in order to maintain farm financial viability.
As you are also aware during the summer our wine manufacturing license was approved by the
LCLB as well as the tasting/sales, picnic and tour endorsements. We currently have
approximately 16000 lbs of blueberries in freezer storage waiting for the completion of the
wine manufacturing room (on which we are working). We anticipate starting to ferment by the
end of the year. The wine manufacturing room will be located in the old hog barns. We had one
of you building inspectors out early last year (April) to view and inspect the facility. As we were
not making any structural changes to the existing barn other than cosmetic he indicated that
we would not need a building permit. The electrical upgrades were done by B 'n R Electric and
for this a permit was pulled.
Once we commence fermentation we will be seeking the final endorsement on the Liquor
license which will be the Special Events/lounge endorsement. We Intend to utilize the building
in which we have historically held events. The area is in line with the allowable footprint of 120
m2. We have had an engineer and architect draw up plans of the existing greenhouse and are
56
ready to submit them to the City of Abbotsford. As you mentioned in our conversation you
needed dartfication on our plans before you could allow us to pull a building permit.
We absolute do not intend to withdraw our Non-Farm use application; obviously in the future,
we hope to continue to host events as part of our sales and promotional activities on the
nursery. In the absence of any hope that this will be resolved in a timely manner we are
contin~ing on with our winery plans. This is a completely separate issue and building permit
request has nothing to do with our 'non-farm' application.
You indicated that this would be the first such request that the City of Abbotsford has had. I
believe that you mentioned that 'this is not the Okanagan'. We would hope that the same rules
and regulations apply to the Fraser Valley, that winery licenses and their applicable
endorsements are permissible on ALR land here, and that the same consideration be given
applications here in the Valley as they would be in other parts of the province~
For years we have lost huge AGRHourlsm dollars to the Okanagan. With the fruit wine industry
being the fastest growing segment of the wine industry in the world, It finally give the Fraser
Valley a fighting chance at becoming a wine destination in its own right. We have seen multiple
fruit wineries pop up locally in the recent years and the quality of fruit wine has become
competitive to grape wines. In the Okanagan many backyard wineries have special events and
lounge endorsement, allowing patron to enjoy a glass of wine on the premises. There is no
reason why that should not be possible here in the Valley. In fact there are so many reasons
why it should be possible and we are happy to pioneer this movement.
There is currently a discussion paper on the table (proposed Minister's Bylaw Standards on
AGRl-tourism) that unfortunately we, as well as our farm colleagues that are in a similar
situation, have not had an opportunity to 'discuss'. The BC government has spent millions of
dollar supporting the Agricult1,.1ral industry with the Agrifoods strategy and other farm
awareness programs like 'Ag in the classroom' and yet the proposed changes put forward in
this discussion paper will cripple the AGRHourism Industry. I cannot imagine your department
having to go through financial records for every application related to AGRI Tourism. In fact
anybody who has farmed a non regulated commodity will know that revenue can fluctuate
enormously from year to year, so how can that be an eligibility benchmark for an AGRl-tourism
activity.
Having farmed in BC for 35 years we are most supportive of tne ALC and know the value of
having this regularity body in place. However, the direction they are moving in with regards to
permissible farm activities is not supporting a healthy future for the BC farming industry. We
need to be as protective of our farmers as we are of our lands. We will lose our farm youth to
well paying 40 hour/week jobs if we don't allow them the flexibility to make a decent living on
the land.
I hope this clarifies our position and current plans. If you have any question please don't
hesitate to call me. My cell is 604 864 1033.
Yours,
Caroline Mostertman
57

CPM Farms LTD
3387 Tolmie Road
City Of Abbotsford
Re: Application for Non Farm Use & ALC file #50275
Property; Lot 1 Section 25 Township 19 New Westminster District Plan 4824
PIO: 000-820-555
October 19th 2015
To City of Abbotsford:
Attached is an ALC Development Application form.
We have owned this land since 1981 and 100% of our 20 acres is farmed with multiple agricultural
activities. Please see the included 'CPM Farms OveNiew' for additional information of our farming
activities as well as the activities that have led to the ALC requirement for a Non-Farm Use application.
This also outlines the background on the development of our nursery, information on our plans to
incorporate a winery on to the property as well as the rationale behind wanting to continue hosting
events on the nursery. We have outlined why we feel so strongly that these are such a valuable part of
promoting Agriculture.
We understand that a discussion paper and proposed minister's bylaw standards for the proposal to
regulating farm retail sales and AGRI tourism was released on September 14th of this year. We are
unclear as to how this will effect this application.
Regardless we are submitting an application for a 'Non-Farm Use' approval from the ALC and as stated
in section 3.10 of the brief a use permit from City of Abbotsford.
If you have any question please don't hesitate to call
Yours truly,

6048641033
echon@telus.net
58
CPM Farms Ltd Overview

Farm History
CPM Farms Ltd is located at 3387 Tolmie Road on Sumas Prairie in the District of Abbotsford (Lot 1,
plan NWP4824, section 25, township New Westminster District) located near HWY #1 and Cultus Lake.
We have lived and farmed on this property since 1981. We had a hog farm and we raised breeding
stock on contract for a large breeding stock company as well as a small nursery consisting of pond
plants, Christmas trees, cut flowers and other garden plants. In 2006 we had to makethe decision to
close the hog operation and focus on the nursery. We expanded on this part.of the_operation as well as
planted 15 acres of the land into 3 varieties of Blueberries. Eventually we opened a retail nursery on
the farm.
Farming Operations of CPM Farms Ltd.

Blueberries
We currently have 15 of our 20 acres in blueberries
bushes. They are all in full production and yield is
relatively good as our soil conditions are quite
suitable to berries. We ship almost 100% as
machine harvested berries to South Alder Farms, a
Blueberry processing plant, with the exception of a
relatively small amount that are sold at the nursery
fresh, juiced and U-Pick.
Harvesting our Blueberries
Christmas Trees
We have approximately 3 acres of Christmas
trees that have been sold as U-Cut/Dig. The
remaining trees are now too large for any
future sales and we will be takins them out in
the next year or so and replant with some
form of berry crop. Probably thorn-less
blackberrie5 that will be a suitable blending
fruit for with the blu~b~~ry juice.
Christmas trees ready fOF plantln1t In the field
59
Honey Bee Hives

We currently have a small group of hives used
primarily for pollination in the blueberry crop. We
harvest some honey for sale in the f".lUrsery. We will
continue to split hives as we are able and expand on
this part of the operation.
Collectina Honey from our hrves
Wholesale Water Plants
In 2001 we expanded our mixed nursery to specialize in Pond and Water Garden plants. We quickly
became the largest grower in Western Canada of Elchhornia crasslpes (Water Hyacinth) and Pistia
stratlotes (Water lettuce). We ship to several distributors that supply garden centers across canada
with our product. Market Sales have declined over the last years but we still ship close to 100,000
plants out each spring, our season running from mid April to mid June. Plants are grown in shallow (6"
deep) ponds and are harvested daily by a crew of neighborhood ladies that come back for the season
every year.
Water Hyar.lnth
Water lettuce the 2 main wholesale trops
Retail Pond and Water Plant Nursery

As we became known as 'Pond Specialists', we had more and more people drop by the farm to pick up
plants. We finally gave into customer pressure and about 10 years ago we opened Woodbridge Ponds
Inc. a seasonal farm gate Water Garden Nursery.
We expanded our selection of pond plants to over
1
150 different varieties of marginals and over 50
varieties of pond lilies all of which are sold through
the onfarm nursery. We also have a selection of
pond hardware and sell pond fish. Over the past
years we have expanded this part of our operation
and installed much landscaping, and display gardens
both outside and indoors. We have become a
destination nursery, are active participants of the
Circle Farm Tour and attract bus tours, garden clubs,
senior outings and private events.
Retail Pond Store
60
Retail Nursery Cont...
One of the display pond\
Current Plans for CPM Farms- Ripples Winery

Now that our 2 grown children want to join the family business we are looking at ways to supplement
the farm income to support 3 families. We have long been interested in further processing our berries
and as fresh blueberry prices have declined it seemed a logical next step to incorporate a winery onto
the property. As of recent we have received approval for an onsite wine manufacturing license. Our
. small premium fruit winery will Initially start with the required minimum production of 4500 liters and
build according to experience and demand. We have also received approval for an endorsement to the
license for a wine sales/tasting room, picnic area and tours. We currently have a large portion of this
year's blueberry crop in freezer storage and hope to start fermenting this fall as soon as the winery is
finished and we get approval to proceed. Few
wineries focus exclusively on blueberries
wines, and doing so
differentiate us from
local competitors. In addition to being
participants of the Circle Farm Tour we are
Canada GAP certified (includes a HACCP
portion) and we have completed our
Environmental Farm Plan. All of which will
lend another layer of credibility to our farm
and products. The winery will tie in well with
our current operations. The final license
endorsement that we would like to get is for a
'Special Events' license.
will
The future wine Tasting/Sale facility
61
The creation of 'The Secret Ga rden' of Woodbridge Ponds

CPM farms Ltd was not on the map until we opened our
specialized nursery 'Woodbridge Ponds' in 2003. It
attracted some traffic on its own merit but being
substantially off the beaten track we quickly saw the
need to further entice visitors to come to the fann. We
invested in landscaping and created gardens and display
ponds both outside and inside one of our growing
greenhouses. In due course word got out that 'The
Secret Garden', as we soon were called, was a tranquil
place for a meeting, a tour destination and eventually, a
perfect place for a wedding or other event. We had
serendipitously found a niche that was not being filled in
our community. There seemed to be a need for an
attractive gathering place in a farm type setting. Relying
almost exclusively on 'word by mouth' advertising we
found that most weekends during our nursery season
were being filled with events ranging from Garden Club
tours to private events. We embraced this as a great
opportunity to sell, promote and educate. We hired
extra staff (all from farming background) and we have
seen not only a substantial increase in product sales but
have been overwhelmed by the positive feedback from
visitors.
WeddillJ In one of the display 1ardem
ALC Compliance
Operating so many different farming activities on one family farm is not easy but it allows us to ride
out the lows and highs of the ever changing market conditions. Having been in the hog Industry for
over 25 years we know only too well the struggles of a volatile market.
In today's economy, farmers continually need to look to alternative means In order to retain farm
viability. Direct farm sale of products, Agri-tourisum activities, on-farm processing, and hosting
promotional events, etc are some of the many creative ways farmers are using to supplement their
income and promote their business. There are countless farms and nurseries all over B.C. that attract
public onto their properties by hosting events in all shapes and sizes, to promote their product. Just
about every back yard winery in the Okanagan offers some kind of wedd ing package to encourage
people to come visit. Farms all over the lower mainland are offering corn mazes, eco dairy farm tours,
farmer market stores, ice cream parlors, Haunted houses just to name a few. It is the evolution of.the
farming industry and as stewards of the land, we are learning to farm in this evolving economy.
Having farmed In BC for 35 years we are most supportive of the ALC and know the value of having this
regularity body in place. However, we need to be as protective of our farmers as we are of our lands.
We will lose our farm youth to well paying 40 hour/week jobs if we don't allow them the flexibility to
make a decent living on the land.
62
As the act currently stands Agrl-tourism activities that are permitted under the ALC Act (Agricultural
Land Reserve Use, Subdivision and Procedure Regulation (BC Reg. 171/2002) are as follows and we
perceive these as applicable to our operation:
Farm related educational activities and seasonal promotional events

We host nursery seminars, garden tours, and garden club meeting. All are industry related events that
are held in the nursery premises and range from small casual events to larger catered events that serve
alcohol and are catered by offsite licensed caterers.
Pond Keeping Seminar
Senior Bus tour
Special promotional events (e.g. private or public special occasion events for the promotion of farm
products)
We host a variety of private harvest events during the summer and fall. At all events we serve
blueberries, we ask that catering companies to Include our product
as many dishes as possible {we
provide berries to them at no charge). We have early, mid and late season varieties to extend the fresh
season from June to September.
Charity fund-raising events where farm products from are offered for sale or by contribution and the
net proceeds are donated to a registered charity.
We host several fund raising events during the season. The Abbotsford Rotary Club has its annual
fundraiser here to fund the Abbotsford 'Starfish Backpack'
program that feeds over 200 elementary school kids each
weekend in the Abbotsford district. Seed funding for this
valuable program is exclusively from this event and all input
costs are donated (catering, staff, venue, decor). We also
.donate products from the nursery for the silent auction. All
catering is done by local caterers and of course blueberries
are showcased. The Epilepsy society as well as Community
Services have used our nursery for their fundraisers (we
charge costs only). All events are used to promote our plant
Volunti>Pr$ to th<' Rnt:11v r.ruto
products, berries and honey. We also host greenhouse
tours during all events.
In
63
Catered food and beverage service special events where farm products from the farm are promoted,
but not a service requiring the use of a permanent commercial kitchen.
We do not have a commercial kitchen. All food
. - - served in our nursery is prepared off site by a
licensed, insured caterer. Any private special
events must be willing to allow us to promote our
plants and blueberries during the event. We also
ct
I. .. ' I' ..
establish (in a contract) that we are a working
nursery and at all time the purpose of inviting
visitors to the nursery is to showcase our
products. As a member of the drde farm tour we
are open to the public at all times during business
hours including during events.
~.~-- ...
..
........ .J
Weddi111s use the farm fields for pictures
This particular segment of Policy #4 of the ALC Act (AGRl-TOURISM ACTIVITIES IN THE ALR) allows a
'special event that is catered by an outside source and promotes farm products'. We fail to see how
this cannot apply to a wedding, fundralser, baby shower or any other (private) event as long as the
promotional aspect exists, These pictures demonstrate how beautifully farming and weddings can be
intertwined. Imagine the 'facebook' time farming countryside got with pictures like these.
We have always understood that all business conducted on

our property falls under the ALC Act (Agricultural Land
Reserve Use, SubdMsion and Procedure Regulation (BC
Reg. 171/2002) policy #4. However, the ALC Commission
has notified us that we are considered 'non compliant'.
Although we argue that this is not the case, we are more than willing to prepare an application for
'Non-Farm' use.
64
Benefit of CPM Farms to Agriculture in General
We enjoved our 25 yt'ar run with hogs
The Agricultural industry Is a key driver of our BC economy

generating over $11 billion dollars in Agrifoods sales annually and
accounting for more than 60,000 jobs across the province.
Improved understanding of the economic, environmental and social
benefits the agriculture industry provides is key to ensuring public
understanding of what we do and why we do it as well as
maintaining the industry's social license to operate. The agrifoods
sector is critical to B.C.'s future.
In 2012 the ministry of Agriculture released an .Agrifoods strategy,
. under the BC Jobs Plan, with the intent of promoting and increasing local food production and
processing and supporting job growth.
The B.C. government has also invested $6 million in the Buy Local Program, helping BC farmers and
food processors promote their products. Aside from the BLP Campaign there are multiple programs
aimed at supporting and promoting agriculture in our province like the Farmers' Market Nutrition
Coupon Program, Agriculture in the Classroom and Farmers Appreciation Week.
This highlights the importance that BC Agriculture has to our province and the commitment our
government has to our industry. Together with these programs the farming community needs to
actively participate in order to progress in the goal to increase local food production and public
awareness of the food we eat. We have to continually look at alternative practices to promote
business, supplement income and retain farm viability.
CPM Farms is but a tiny cog in the vast machine of the SC agricultural Industry. Yet we play a very
valuable role in promoting agricultural products and lifestyle .. As. active members of The Circle Farm
Tour we attract a fair number of people to our Farm Nursery. However, people who generally come are
already sufficiently Interested in agriculture to pick up a CFT pamphlet and drive out to the countryside
to visit. When we host events like weddings or fundraisers we get people from all walks of life that
come to the nursery for the purpose of the event. This is a great opportunity to engag~ people that
would otherwise, never have thought to step foot on a farm. During all events we have staff on hand to
offer guided tours of the fields and facilities and offer produce to sample. It never ceases to amaze us
how interested people are in the farm and our products and how much we still need to educate the
general public. These are some excerpts from our visitor log:
.\
''That was the most interestin1 weddf ng I have ever attended, thanks for the tour I"
"I thou1ht farms were smelly, yours certainly isn't."
"I never realized how Important bees are, I won't squash them anymore, promlsel"
"Thanks for the great tour, I can't believe how much better your blueberries taste than store bought
ones."
"What a lovely time we had, I came to a farm and stepped into paradise, who knew?"
"I came to my nephews wedding this spring and the plant I bought from you did so well, thank you
again for the fun tour."
"Our seniors had a lovely time visiting. Your staff Is so helpful and knowled1eable."
"Thank you aaaln for hosting the RBC fundralser; we've heard nothing but great comments; the
downtown folks were all amazed!"
65
We play an important role in B.C. agriculture. We are educated, passionate ambassadors of the
farming community and through our events are able to educate people that would otherwise be
beyond our reach.
living in an exclusively farming community with long term neighbors surrounding us, it is very unlikely
that we will ever have the opportunity to expand our farm base by purchasing additional land in the
area. Our only option to grow is to increase production on our 20 acres and 'value add' to our existing
crops and products.
Continuing to host events; capitalizing on the reputation we have earned and allowing us to continue
to promote our farm and products in this environment, will maintain farm viability, provide growth
opportunity and enable us to incorporate our children and families into the business. By providing a
financially viable foundation for these second generation tamers to build on we will ensure that this
farm will continue to be a productive, prosperous part of the agriculture industry.
Benefit to Local Community

Wineries and wedding go hand In hand. That is evident from the exodus of couples to the Okanagan to
get married on wineries. By keeping those Agrl-tourism dollars in our community we are:
Generating jobs locally
Utilizing local Hotels/Motels/B&B's
Utilizing local service companies like catering companies, photographers, cake makers, DJ's etc.
Retaining arable farmland

As farmers we are most supportive of the ALC Act and
know how crucial it is to retain our farmlands. We utilize
all 20 acres of our land with the exception of the gravel
parking lot that is necessity for trucks to handle product
from the greenhouses. Our old hog barns which have been
vacant since we depopulated in 2006 will now house the
new winery and once again become part of our farming
operation.
Many nel1hborhood kids work a few hou 'Son
Dealing with potential negative impacts of events on

the neighborhood
Saturdays earning some extra $
Having raised hogs for over 25 years and now producing blueberries we are only too used to dealing
with the negative byproducts of our trade. Fortunately we live in a farming community that all produce
their own smells from livestock, noise from cannons and dust from field machinery. We are tolerant of
each other's pollutions. However, that does not mean we don't all take every measure possible to
minimize our impact on our environment.
We installed a highly sophisticated PA system that is designed to 'implode' noise so that event
sounds do not travel outside of our immediate area.
We employ a security guard for all events to ensure that traffic is contained on the yard and
vehicles come and go in a respectful manner.
We regularly canvass our neighbors for any concerns that we could address.
66
Reasons why this works on farmland

Putting aside the ALC compliance and benefit to Agriculture factors for a moment there are so many
reasons why what we do where we do it, works.
Being relatively isolated we have offer minimal disturbance for neighbors as opposed to a more
urban environment where houses and businesses are much closer.
We have sufficient parking onsite that is not utilized on the weekends for the greenhouse
business.
We are far from any schools, churches, care homes or other establishments that would have a
concern with alcohol from the winery being served.
We are less the 15 minutes away from several major hotels that provide accommodation for
many out of town guests.
There Is a huge need for alternative gathering places in Abbotsford. Farms, wineries and to
some extent, golf courses offer the environment that people are looking for when planning an
event.
Non-Farm Use Application

We have had multiple meeting with industry
advisors as well as a brain storming session with
representatives of the City of Abbotsford. We
have been advised that it would be a good first
step to submit a 'Non-Farm Use application to
the ALC. As stated, our interpretation of the ALC
Act allows for all our activities, but if these are
not recognized by the ALC commission than we
need to get the appropriate approval in place.
We most definitely need to continue host
events here on the property in all their forms.
We will be applying for the 'Special Events'
endorsement to our manufacturing license. This will
also allow us to serve home grown wine. For this we
will need assembly use approval on the facility in
which we currently hold nursery events from the City
of Abbotsford as well as approval from the ALC
commission of our Non~Farm Use application.
67
Personal History
Paul & Caroline Mostertman emigrated from Holland in 1979/81. We both have degrees in Agriculture
and started farming in 1981 on our current property. We have both been active participant in the
agricultural industry and sat on a number of boards and advisory committees. Amongst others, Paul
was part of the VIDO swine advisory group (Veterinary Infectious Disease Organization) for many years.
Caroline was on the East Chilliwack Co-Op Board and on The Hog Commission board for six years as
Vice-Chair/Chair and Acting Manager. We were also the BC representatives for a genetic breeding
stock company for almost 20 years. We have 2 grown children and a dog.
All pictures were taken on our farm.

(604} 8641033 (Caroline's Cell}
(604) 793 5887 (Paul's Cell)
echon@telus.net
68
Tolmie Road
......... -.. --.1--:-------
..,,..._ ...
cc
0.
I
I
o:i
0
g.
;;J
0
::s
~
ciQ'
:r
c;r
0
:I.
~
~
DI
D
I
I D
EJ.Do
c==:[]
I
I
.g
::n
2.
0.
Honey Bee Hives
Christmas trees
Blueberry bushes
CPM Fanns LTD.

3387 Tolmie Road
Abbotsford B.C.
V3G2T9
Lot 1,pln NWP4824, Section25,
Twnshpl9, New Westminster District
.j
. ,,: ..\
.' ..
Boundary: Borders onto neighboring crop field

... ' .: I . .
.....
69
..... . .
~:
''
~.
Tolmie Road
Gated
Driveway
vvvv
Otspla) Gardem
Picnic Arca
Gravel Parking
Retail Poly Greenhouse 24 X 100
Retail Poly Greenhouse
- en
- I
a.
PoJy Greenhouse 25 X l 00
iP!o
i
Patio
Mob.Hm. storage
House
I
Private Yard
~j
Greenhouse & Indoor

Display Gardens &.
Events
Q45X80
~~
(II>
..
....
0
{I)
Gate
Storage 20 X 60
-.....
"'
g::
Retail
Pond Store
&Cashier
Storage
35 X45
Wine Stor- Wine Mnf.

age JS X40 35 X20
Storage
Storage for Machinery & Equipment 30 X ISO
l'J
""><
g.
Wine
Sales
28 X30
Retail Poly Greenhouse
Gated
Driveway
..
.
..
v v v v v v v v v v v v v ,,....
vt85$ LaWM. Pond &
-.J
IA
Poly Greenhouse 120 X 100

Old Barns (empty)
SOX7S
Blue Berry fields 14 Acres

Bee Hives
Site Plan of CPM

Farms Ltd
3387 Tolmie Road

Abbotsford B.C.
~
North
70
. Shop & Storage

30X60
Fuel Shed
Tolmie Road
Gated
Driveway
Grass Lawn~ Pond &

Displa)' Gardens
PicnkAm
Gravel Parking
Mob.Hm. storage
Grow & Retail Poly Greenhouse 24 X I00
Patio
Grow & Retail Poly Greenhouse
Wine
Sales
28X30
ot-----1--1-=L---Greenhouse & Indoor

Display Gardens
Grow & Retail Poly Greenhouse
Retail
Pond Store
&Cashier
71
Event Space
45 X80
Special Event Area

Private residence
Door
Door
Building
Inside Special Event

Area, Indoor Ponds &
Display Gardens
Patio
Ponds
Outside
Fire Place
Sliding double door
Event Gate
Court Yard
72
i2J
.l
I!
l
I
l
I
!
!
ii
~
~ ~J
1 ~1
i ;
\._____)
/.
I f
.~
i!:
I
I
I
I
I
f
Uf
73
u
f
CPM Farms Ltd

3387 Tolmie Road
Abbotsford, B.c: V3G 2T9
April 14, 2016
City of Abbotsford
Abbotsford, B.C. V2T 1W7
Attention: Mr. Darren Braun, Director of Development Planning

Dear Darren,
RE:
USE OF FARM FOR NON-TRADITIONAL ACTIVITIES ANOLLERY TO FARM BUSINESS
Thank you for taking the time to come out to the nursery yesterday. We certainly appreciate you
making time for us in your busy schedule.
As discussed in our meeting, I will outline our short term and long term goals so that you have
something to take back to your various committees.
Firstly, our immediate goal is to bring our farm into a state of compliance with regard to any
building issues/permits that have been neglected by us in the past. At this point there are a
number of permit applications in queue at the building department, including the swimming
pool, and there are 3 building permits that have already been issued that are waiting final
inspection. The most important one at this point is the re-purposing of the one room in the hog
barn to a w ine manufacturing room. The final inspection of this room from your building
department is scheduled for Monday and the final inspection from the Liquor board will be next
Wednesday. This will mean we can finally start making our wine. We will be celebrating with wine
for sure I
There are several buildings that seemingly have no record at The City but were on the property
when we purchased it in 1981. We will work as best as we can with the building department to
get these recorded.
Long term objectives
As of next week we will be officially a winery, and we will quickly be submitting plans for the
completion of the tasting and sales room. We will continue to develop this part of our operation
and, in time, put in an application for a special events area as an endorsement to our liquor
license. In the meantime, as you are aware, we have submitted a 'Non-Farm Use' application to
the ALC and City of Abbotsford asking for permission to host events (weddings) on our nursery.
As discussed at length in our meeting, hosting events is not only a means of supplementing our
74
farm income, but is a very important tool for attracting people onto the property. This has a huge
impact on farm produce sales, and will become only more important once we have fruit wine for
sale. It.will also ensure financial viability and potentially allow for the succession of this family
farm to our children.
We are located in an area far enough away from neighbors that events do not cause an issue and
in the past seven years we have hosted gatherings without one single complaint. We have
sufficient parking to ensure that no vehicles are on the road, and we had an extra wide culvert
installed by the city to accommodate (fire)trucks. We are not a large nursery, and have found
that 120-140 people is the limit that we can comfortable accommodate both inside and in the
gardens. Obviously we host only one event per day, although we have hosted several events per
week, like meetings, weddings and photo sessions.
To facilitate events inside, either as part of an endorsement to our liquor license in the form of a
lounge/special events area, or as a result of an approved 'NFUA' for onsite events, we will need
an "assembly use"-approved building. As we discussed this is a costly endeavor, but one that we
are eager to undertake if we get approval for the 'NFUA'. Obviously though, we do not want to
embark on this until we have the required permission from the ALC.
Although the greenhouse in which we historically held events has, in the meantime, been
permitted for agricultural use (only), we now fully understand that in moving forward any
building that we use for assembly use will need approval for such. As your structural engineer
pointed out, to adapt the current greenhouse would probably not be cost effective. Our feeling
is that our best approach would be to wait for approval of the 'NFUA', and then work on
submitting plans for an "assembly use"-approved building.
Unfortunately, this does mean that the current structure would not function for both our crop
production and events, which was the beauty of this facility. During the winter it functioned as a
greenhouse, and during the summer when it would otherwise be empty it functioned as an event
area.
In general, we plan to host approximately 40 events, gatherings, or weddings/year, mostly in the
warmer months when we can promote the retail sale of our wine, plants, and other farm
produce.
As per your letter of December 10th, aside from the building Department review and the Fire
Service review, we have completed the other requirements to pmcess our 'Non-Farm Use'
application. The following points have been addressed.
Environmental review: completed by Madrone Environmental Services. They have determined

that we have sufficient setbacks to accommodate buildings for assembly use approval. Please see
attached documentation.
75
Sanitary Service review: completed by Arden Consulting. The outcome of the review was that a
metered septic field was the best solution to facilitate waste from the various locations.
Fortunately, Fraser Health still had records of our original septic field on file (approved in 1992),
and the waste treatment engineer felt that they would be able to expand on the existing field.
They have been digging up the lawn all week doing perktests and we are currently having a
system designed to accommodate waste from our house, a future second dwelling (for our son
& his wife), and the washrooms for the winery/events. This will be sized to accommodate events
of up to 125. I will forward you the documentation as soon as it becomes available.
Water Services review: we understand the need to address this issue but until we know the
location of, and have an approved building permit for an "assembly use" -building, we will not be
able to complete this part of the required documentation. Hopefully, this can be submitted once
we know what kind of fire suppression the architect will require depending on the building
design. Constructing on-site water storage should not be an issue, considering the line of
business we are in. Additionally, I was actually not kidding when I said Paul has bought his own
fire truck. It has a 1500-gallon reservoir and pump. Up until last month, it was an active part of
the fleet in Ashcroft.
Report from Kim Sutherland: we had a farm meeting last month with Kim Sutherland and her
supervisor Orlando Schmidt. A tour of the property, similar to the one we gave you, went a long
way to address her personal concerns. Her perception of our operation as a 5000 ft2 venue with
expanding winery buildings encroaching on our valuable acreage was qu ickly rectified, and both
Ms. Sutherland and Mr. Schmidt left with a better understanding of the challenges facing small
acreages.
I hope that this is sufficient information for you to move forward and present our Non-Farm Use
Application to the next level for approval. Please let us know if we have missed anything.
Short Term Goals.
As discussed in our meeting, the inability to host events here has had a severe impact on our
operation, on our finances, and on our family. Many farm venues have been granted a 'stay of
execution' and allowed to fulfill their 2016 bookings. Obviously, the majority of our booked
events have moved to other facilities, as this was initially not considered an option for us.
However, there are a few diehards that have optimistically held on and would be thrilled to be
able to use our beautiful gardens.
If the ALC can see their way to granting a temporary use approval, it is our understanding that
our facility could potentially get single use permits providing safety requirements are met.
Obviously, 'snow load' will not be a factor in the Summer, which is the main structural
consideration with our building, and it should be feasible to demonstrate that we do not present
a fire hazard. During the summer, the sides of the greenhouse are rolled up, so exiting should
not be an ~ssue! We seek your thoughts on the view the City would take on granting a number of
events during the course of the Summer.
76
We also have some phe>tographers who like to bring their clients to our gardens and typically we
do not charge for pictures here. We would like to continue this practice.
Finally, we do have two family weddings coming up, one June 11, 2016 and the other potentially
by the end of the season or beginning of next year, neither of which involve any financial gain.
It is our hope that we can get through this next year as best we can, develop our winery, and, if
possible, still honor some of the events that we had booked for this season. Hopefully, by the
Summer we will have a firm direction for the future, and can work together with the City to
achieve our goal of a thriving farm business.
Thank you again for your time yesterday.
Yours sincerely,

cc:
A.LC. (Kim Grout and Eamonn Watson)
77
CPM Farms Ltd

3387 Tolmie Road
August 7 2016
Mr. Darren Braun
City of Abbotsford
Planning
Dear Darren,
The following letter addresses the questions/comments of your August 5th email.
The Ministry of Agriculture's changes to the provincial regulations regarding defining AgriTourism is a disappointment to us. We are still processing this new development, but in our
opinion this is a poorly constructed Band-Aid solution, that basically dumps the responsibility of
policing this issue onto the various municipalities. It will create havoc in the industry, ultimately
be more negative than do any good.
Obviously there are differences within municipal policies and some districts are more receptive
to attracting the spin off business related to weddings than others. Looking strictly at Abbotsford;
if all farm/winery venues that host events are required to have assembly use codes on buildings
in which receptions are held, that effectively means that virtually none of the existing Abbotsford
farm/winery venues are able to book even their ten events. Nevertheless, the news release has
created an 'event booking' frenzy this past weekend for all Abbotsford farm/winery venues with
most filling up their allotted ten plus 'friends' events. Having been in a position in which we had
to cancel or relocate a significant number of weddings last year, we know only too well the impact
that had on us, the families involved and the industry in general.
We certainly wish to continue to pursue the non-farm use application. It makes no financial sense
to have the personnel and infrastructure for ten events. The purpose of hosting events on our
property is to attract as many bodies onto the yard as possible, to which we can promote and sell
our wine and other farm products.
In regard to the information required for the ADDIAC committee review:
Attached is a copy of our farm assessment, as you are aware our twenty acres is used primarily
for Blueberry production, we have a nursery/greenhouse operation and as of 2016 an estate
winery.
As indicated in previous correspondence, we are seeking approval to host forty events on this
property. (thirty more than the allowable amount under the new Agri-Tourism regulations)
during the nursery season from April ist to October 30th. Typical event size is 120 people with a
maximum of 140.
We do not have, or ever have had, a commercial kitchen on the premises.
We have sufficient parking on the nursery gravel parking lot for all vehicles associated with an
event.
78
As suggested in your email, we continue to explore the option of upgrading the existing
greenhouse to BC building code for assembly use. Should the City and subsequently the ALC
approve our NFUA we will either proceed with the required upgrades OR as previously discussed,
remove the existing greenhouse and construct a new Wine Tasting/Retail/Event space that
complies with BC building codes for assembly use. We will also utilize some of .the surrounding
garden area that may be tent covered dependent on weather.
As a winery we will require a facility in which we can host wine tastings and sell wine. We are
also seeking approval from the City of Abbotsford for permission to apply for a 'special events'
endorsement on our Liquor manufacturing licence.
We have complied with all the reviews that have been requested by yourself and at this point
would like to see some forward movement in our application before we invest further into this
process.
Please let me know if this is all the information you require to endorse our application to the
ADDIAC committee.
On a separate note, in an attempt to be better prepared for the onslaught of couples looking to
book events, I spent some time on Thursday discussing the new Agri-tourism news release with
Magda. I understand the City is in the process of establishing some new guidelines surrounding
this issue. I am offering my services to your committee, to provide some insights from the farming
sector, in particular the Agri-tourism events.
Yours,
Caroline Mostertman
6048641033
79
Agricul~vral
Land Commit
133 - 494(' mada Way

Burnaby, b1.ush Columbia V5G 4K6
Tel: 604 660-7000
Fax: 604 660-7033
www.alc.gov.be.ca
September 28, 2015
Reply to the attention of Dave Birchmore

ALC File: # 50275
HAND DELIEVERED
STOP WORK ORDER

Landowner
STOP WORK I CEASE AND DESIST ORDER

As a Compliance and Enforcement Officer for the Agricultural Land Commission (the "Commission). I
have commenced an.investigation in relation to a complaint submitted to the Commission with
respect to activities being carried out on the property legally described as:
CIVIC ADDRESS: 3387 Tolmie Road Abbotsford, BC. Property identified as: The
Secret Garden/ Woodbridge Ponds
LEGAL: Lot 1 Section 25Township19 New Westminster District Plan 4824
PIO: 000-820-555
(The "Property")
I have confirmed that you are the registered owner of the Property
A site inspection was conducted on April 13, 2015 by Agricultural Land Commission Compliance and
Enforcement Officer Dave Birchmore with respects to a complaint received regarding a Commercial
Kitchen/ Wedding Venue being utilized in the ALR which is a compliance and enforcement issue
under the Agricultural Land Commission Act and Regulations. The intention of the site visit was to
provide evidence that the property in question was in non-compliance.
I have verified that you do not have permission from the Commission to conduct these
activities as September 28, 2015.
ACCORDINGLY, PURSUANT TO SECTION 50 OF THE ACT, I HEREBY ORDER THAT YOU AND
YOUR AGENTS, REPRESENTATIVES, EMPLOYEES AND ANY OTHER PERSONS ACTING ON
YOUR BEHALF TO:
IMMEDIATELY CEASE ALL ACTIVITIES ASSOCIATED WITH WEDDINGS AND SPECIAL
EVENTS ON YOUR PROPERTY WHICH IS IN THE AGRICULTURAL LAND RESERVE.
FAILURE T.0 COMPLY WITH THIS ORDER MAY RESULT IN A PENALTY OF UP TO $100,000.
Section 37 of the Agricultural Land Commission Regulations state:

(1) A person who is the subject of a determination, decision or order under section 50, 52, or 54 (1) of
the Act may appeal the determination, decision or order by delivering to the commission a written
notice of appeal in a form acceptable to the commission.
38959El
- 180
t.tJ 1ne nouce or appea1 unaer suosecuon p J mus1 1nc1uae me grounas rnr me appea1 ana me re11er
requested and must be deli" ~ed to the commission not more th'
60 days after the written
determination, decision or or&.. ,s personally served on the person.
In the meantime I intend to continue my investigation
Sincerely;
Dave Birchmore,
Compliance and Enforcement Officer
Provincial Agricultural Land Commission
CC: Magda Laljee Manager By-Laws City of Abbottsford
CC: Navi Sidhu Officer By-Laws City of Abbottsford
38959El
2
81
Terms of Referer
ABBOTSFORD
ADDIAC
CHAPTER:
COUNCIL
SECTION:
COMMITTEES, COMMISSIONS AND BOARDS
SUBJECT:
AGRICULTURE,
COMMITTEE
APPROVED BY:
COUNCIL
EFFECTIVE DATE:
2014-1 2-1 5
DYKING,
DRAINAGE
AND
------ , ~
Page 1of2
IRRIGATION
ADVISORY
REVISION DATE:
PURPOSE
The purpose of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee is to create and
maintain an effective channel of communication between Council, staff and the agricultural community on
issues related to agriculture, dyking, drainage and irrigation.
AUTHORITY
Community Charter, Council
MANDATE
The mandate of the Agriculture, Dyking, Drainage and Irrigation Advisory Committee is to :
a) review, monitor and make recommendations to Council on agricultural matters, more
specifically:
i)
ii)
Iii)
Iv)
iv)
advise and assist Council on the development of strategies, policies, plans and
regulations dealing with agricultural issues, enhancing agriculture and agricultural areas
of the City, such as farm 'edge' policies, farm bylaws, transportation plans, recreation
plans, growth management plans and economic development matters;
review and comment on development applications, referred by staff or Council, on the
effect of the proposal on agriculture;
advise on the impact of agricultural and dyking/drainage programs on the environment;
promote awareness and education on agriculture in Abbotsford; and
implement the City's Agriculture Strategy and monitor the progress of the Strategy on an
ongoing basis; and
b) review, monitor and make recommendations on dyking, drainage and Irrigation matters,
more specifically:
i)
advise the Council on dyking, drainage and irrigation needs of the Matsqul Prairie and
Sumas Prairie; and
ii) provide advice and guidance to Council on the operation and maintenance of
waterways, dykes, drains and works related to drainage and irrigation on the Matsqui
Prairie and Sumas Prairie.
82
Terms of Reference
ABBOTSFORD
ADDIAC
Page 2of2
MEMBERSHIP
1. Appointments, and removal, of members to the Agriculture, Dyking , Drainage and Irrigation
Advisory Committee will be made in accordance with the City's Committee Protocol Policy.
2. Terms of appointments will be in accordance with the City's Committee Protocol Policy.
3. The Agriculture, Dyking, Drainage and Irrigation Advisory Committee will be composed of up to nine
(9) voting members* appointed by Council:
a) one (1) member of Council, and an alternate;
b) three (3) appointees from the farming industry
(e.g. berry, dairy, greenhouse, poultry, or other farming type);
c) one (1) appointee from the Agriculture Committee of the Abbotsford Chamber of Commerce;
d) two (2) appointees representing the Matsqul Prairie; and
e) two (2) appointees representing the Sumas Prairie.
- at least one member of the Committee will have background and knowledge in sustainable agricultural practices.
4. The Chair of the Agriculture, Dyking , Drainage and Irrigation Advisory Committee will be the
appointed Council representative.
5. The staff liaisons to the Committee will consist of the following:

a) General Manager, Planning and Development Services, or his/her designate;
b) General Manager, Engineering and Regional Utilities, or his/her designate;
c) a representative from the Ministry of Agriculture; and
d) a representative from the Agricultural Land Commission.
6. The General Manager, Planning and Development Services, or his or her designate, will normally be in
attendance at all meetings to provide technical advice and staff assistance. Other City staff may be
required to attend specific meetings, also as non-voting members.
POLICY
1. The Agriculture, Dyking, Drainage and Irrigation Advisory Committee will operate in accordance with
the Community Charter, Council Procedure Bylaw, the City's Committee Protocol Policy, and any other
applicable enactments, bylaws or policies, as amended or replaced from time to time.
2. Meetings will normally be hetd monthly, or at the call of the Chair.
3. Quorum will be determined in accordance with the City's Committee Protocol Policy. Vacancies (but
not absences) are excluded when counting the voting members in order to establish quorum.
4. Committee members must avoid conflicts of interest, in accordance with the City's Committee Protocol
Policy.
5. The Committee will report to Council, in accordance with the City's Committee Protocol Policy.
83

ALC Application Types
Subdivision
Agricultural
Land
Non-Fann Use

proposal protect the
integrity of the
agricultural land base?
subdivision have on
adjacent farmland?
Is it necessary for the

use to be located in
the ALR?
Exclusion
exclusion have on
adjacent farmland?

use have on adjacent
farmland?
Agricultural
Operations

directly enhance the
farming capabilities?
! Does the non-farm use

benefit current
farming operations?
Does the exclusion

benefit the current
farm operation on the
property?
Does the exclusion
have a direct benefit to
farming in Abbotsford?
Adopted by ADDIAC June 17, 2015

84
H
Pollcy#4
March2003
Agricultural Land
Co111mission Act
ACTIVITIES DESIGNATED A~ FARM USE:

AGRI-TOURISM ACTIVITIES IN THE ALR
This policy provides advice to assist in the interpretation ofthe Agricultural Land Commission Act, 2002
and Regulation. In case ofambiguity or inconsistency, the Act and Regulation will govern.
REFERENCE:
Agricultural Land Reserve Use, Subdivision and Procedure Regulation (BC Reg. 171/2002). the
"Regulation".
Section 2 (2) (e) and Section 1 (1).
Section 2 (2) The follcwing activities are designated as farm use for the purposes ofthe Act and
may be regulated but must not be prohibited by any local government bylaw except a bylaw under
section 917 ofthe Local Government Act :
(e) agri-tourism activities, other than accommodation, on land that is classified as a farm under
the Assessment Act, ifthe use is temporary and seasonal, and promotes or markets farm products
grown, raised orprocessed on the farm
Section 1 (1)
"agrl-tourism" means a tourist activity, service orfacility accessory w land that is classified as a/arm
under the Assessment Act;
"farm prod#ct" means a commodity that is produced from a farm use as defined in the Act or designated
by this regulation.
INTERPRETATION:
Subject to the conditions in Section 2 (2) (e) of the Regulation, agri-tourism activities, (other than agritourism accommodation) are designated by this regulation as farm uses, and as such, may not be prohibited
by-a local government bylaw, except a farm bylaw approved by the Minister of Agriculture, Food and
Fisheries under Section 917 of the Local Government Act. This permitted farm activity is in addition to
general farm uses permitted under the Act.
The Regulation permits temporary and seasonal agri-tourism activities in the ALR provided the land is
assessed as 'farm' under the Assessment 4ct and provided the activity promotes or markets farm products
produced on that farm. These activities are accessory and, at the same time, related to the principle use of
the farm or ranch and must promote or market farm products from the farm or ranch. This use is permitted
only if the property is assessed as 'farm' and ifthe assessment changes, this use is no longer permitted. The
farm may be comprised of one or several parcels ofland owned or operated by a farmer as a farm business.
Thit Hdion does not include agri-touri1m accommodation which fl regulated under Section 3 (1) ()
of the Regulation and may be prohibited by a local bylaw. See Commission Policy "Permitted Uses in
the ALR: Agri-tourism Accommodation".
There is no building threshold area stipulated for these uses in the Regulation. A local government may
regulate these uses, for example by setting hours of operation, a maximum building area or maximum site
coverage, but may not prohibit the uses as they are designated 'farm uses' under the Ac:t. The local bylaws
may further define 'temporary' and 'seasonal' and additional local government requirements must also be
met. However in all cases the regulation of the use by local government must be reasonable and not
prohibitive.
Page 1 of2
85
Examples of agri-tourism activities that may be permitted under this section oftbe Regulation, provided all
conditions are met, include, but are not limited to:
Agricultural heritage exhibit
Farm tours and farm demonstrations
Horse riding including cattle drive activities
Horse or other livestock shows
Hay, tractor and sleigh rides
Pumpkin patch tours and related activities
Picnicking
Farm related educational activities including cooking classes using farm products from the
farm
Seasonal promotional events (e.g. harvest and Christmas fairs and activities)
Special promotional events (e.g. private or public special occasion events for the promotion of
farm products)
Charity fund-raising events where farm products from the farm are offered for sale or by
contribution and the majority of net proceeds are donated to a registered charity
Catered food and beverage service special events where farm products from the farm are
promoted, but not a service requiring the use of a permanent commercial kitchen
Corn mazes
Fishing (stocked pond)
Bird and wildlife refuges and rescue services
Fann retail sales are regulated separately under section 2 (2) (a) of the Regulation and may be permitted if
the specified conditions are met. See Commission Folicy "Activities Designated as Fann Use: Farm Retail
Sales in the ALR".
Agri-tourism uses that do not meet the conditions established in the regulation, for example, uses that are
not taking place on land assessed as 'farm', are not temporary and seasonal, and do not promote or market
farm products from the farm, require application to and approval from the Commission.
TERMS:
Temporary -means a use or activity in a facility or area that is established and used on a limited time basis
for agri-tourism activities. If a building or structure is required for this use, temporary use of the building or
structure means a use for agri-tourism for less than 12 months of the year. The building or stru.cture may be
used for other permitted uses during the course of, or for the remainder of the year.
Seasonal- means a use or activity in a facility or area for less than 12 months of the year.
Page 2 of2
86
---1
PROVINCE OF BRITISH COLUMBIA
ORDER OF THE LIEUTENANT GOVERNOR IN COUNCIL

Order in Council No.
602
, Approved and Ordered
July 29, 2016
'"P'1tenant
ivemor
Executive Council Chambers, Victoria
On the recommendation of the undersigned, the Lieutenant Governor, by and with the advice and consent of the
Executive Council, orders that the . Agricultural Land Reserve Use, Subdivision and Procedure Regulation, B.C.
' Reg. 17 l /2002, is amended as set out in the attached Schedule.
DEPOSITED
August 2, 2016
B.C. REG. 210/2016
Minister of?Agri~
Presiding Member of the Executive Council

(This part is for admi1tistmtive purpose$ only and is Mt parr of tlle Onkr.J
Authority under which Order Is made:
Act and section:

Other:
Agricultural I.And Commission Act, S.B.C. 2002, c. 36, ss. 58 (2) (a), (a. I) and (b)
o.c. 571/2002
July 18, 2016
3/R/419/201613
page I of3
87
SCHEDULE
1
Section. 1 of th~ Agricu'lluml land Resene Usei Subdiviswn and Procedure.

11.eg:ullition-,_ lJ.C. Reg. 17112002, is tlllJBnikd
(a) iii $"4bsecdon (1) by npealing the definition ~/41>agri-tourism" and subatituti.ng tht:
ftillowir1g:
~'agri~tourism"
means
.(a) an activity referred to in si.Jbaection (4)
{i) that is c~ out. on lMd that is elassifled as a fa.mi .~n~r t'1e
A.S$t&TMntAct,
(ii) to which mem}>ers of the public are ordinarily invited,. with or
withou.t a f~. ancl

Wi) in connection with which permanent facilities are not constructed or
erected. aild
(b) services that are anci'Uary to actiViti~ t~ferreQ. to ih"_paragraph.(a};
((I)
Pa sf!}Jsection (1) b1 at/4irtg the following de.finid.on:

gathering for an event" means a gathering. of--poople Qh ll filim for the putpos~ of
attending
(a).
a: weddini. unless p!IJ'agraph (c) (ii)- irppI1es.
(b). a mu.sic f~Stival, or
(c) an even~ other than.

(i) an eve~t held for the pwpose of agri..:touri!llll; or
(ii) Jhc-'t;elematibn,.b y ~ideots of the f8Dll and dios~~O;llS Whom ~y
invite, of a family event for whl.ch no.Jee or othen;hm:ge i.s payable
i1i connecti9n wiih the. event by invitees; , and
((:) by ad4ilig the follOwin~ $ilb~ect(on:

(4} Agri-tourism on a farm
~~
the folloWing:
(a) an agricultural heritage exbibitdispJayed on the farm;
a. tour ofth~ fartn,. an ;e.ducational activ.ity ()r demcmstrat;ionill respect 't>f all
o.t part of the f8$ing oper~tion~ that take place cm the farlll; and ~tiVities
;ancillary to any of these;
(c) cart. sl~gh apd tracl:ot rideson the land: comprising the ~;
(d.) subject to section 2 (2) (A), ac.tivities Ui,a,tpromote.oi: mllJ'1t livestock frQm
the rann, whether or not the activity also inv.olves live.stock from other
~. including shows-, catt'e drlving and pettiqg ioos;
(e). dog triiils.hel~ at tbe fann;
(f) .harvest festivals and other seasonal events held !lt die farm.for the purpose
of promoting or marketing farm _products produced 011 the fannj
(g) com mazes prepared, using com pianted on~ filnn.
(b)
88
:t
Section 2 is am~nffed
((l) by repealing subsecti<m (2) ( e) antl substituting the folio.wing:

(e) agri-tourism, other than ~ccommodation;,
(bj by .repeali'r4g pa.ragrtiph (d) in the :defininon o/"ancillary use" in subsection (2.4),.
and
(c) in the definftwn of "ancillary Q.se" i~ subsection (2.4j by
adtIUig the.jollowing
~h$:
(e) codking classes~ if

{i} the class is held in a food pl'.enii~es within. the mt:aning of ~he Food
Premises Regul~tion that has been constructed, and is being operated.

in compliance with that regulation, and
(ii) the service of food is permitted under a manUfactuter li~ence issued
under tlie Li,q_14or Control and Licensing Act;.
{f) gathering for an event, if ihe event is held only in the lounge referred to in
paragraph (b) or the special event area referred to itl paragmpb (c) of lhis
$U:hsection, and, for thispi,n:pose, sectj.on 3 (4) (k) dQeS not apply.
3
Section 3 '8 Qlftenl/ed

(a) in. subsection
(1) by adding the following paf'a.graphs:

(s) a refuge fot wildlife, if operated in compliance with the Wildlife Act,
(t) a faciiity that shelters and cares for !>im'en~d, a.ba:ndoned or s.~:z;ed
livestock., and
(b) in subsection (4) by adding thefollowingpamgraph.'
Oc:) gathering for an event, if all '>f the following conditions are met:
(i) ttie fami. must be located on land classified as a farm under the
As-sessment.A-at;
(ii) .pertnaent faciliti~s roust not be constructed or erected in connection
with the event;
(iii) .parking.for those-attending the event must be available on the farm,
but mu.st rtot be pennruumt not interfere with the farm'11 agricultural
prod~~tiYitjr;
(iv) no more than 150 people~ excluding residents and employees of-the
farm, may be. gather~ on the farm !ll o~e time for the purpose of
at:tending the .event;
M the :eventni.ust be of no more than 24 hours duratioa;
(vi) no mote than 10 gatherlngs fot an event of any type may oocut on the
farm. within a si,ngle calendar year.
page:3 of;}
89
AgRefresh
Enhancing Agriculture in Abbotsford
Draft Background Research Report

September 2016
Abbotsfords agricultural areas which

comprise a longstanding pillar of the local
economy and form a vital part of Abbotsfords
character will be protected and maintained
as places for agricultural growing, production
and processing, and a place for thriving
livelihoods.
Official Community Plan, Vision for Enhancing Agricultural Integrity (Part III-6-2)
Table of Contents
Executive Summary......................................... 6
1.0 Introduction............................................... 9
1.1 Project Process........................................................... 11
1.2 Objectives.................................................................... 12
1.3 Guiding Principles....................................................... 13
2.0 Regulation, Plans, and Strategies........... 15

2.1 Provincial Legislation................................................... 16
2.2 Municipal Policies and Bylaws.................................... 19
2.3 Existing Plans and Strategies...................................... 20
2.4 Rural Centres............................................................... 23
3.0 Agriculture in Abbotsford........................ 25

3.1 Agriculture is an Economic Generator........................ 26
3.2 ALR Land in Abbotsford.............................................. 27
3.3 Agricultural Trends....................................................... 50
3.4 Bylaw Compliance Strategy........................................ 54
4.0 Stakeholder Engagement........................ 59

4.1 Who, Why, and How?.................................................. 60
5.0 Opportunities and Challenges................. 63

5.1
5.2
5.3
5.4
Primary Agricultural Uses........................................... 66

Secondary Agricultural Uses...................................... 68
Non-Agricultural Uses................................................ 73
Summary.................................................................... 75
6.0 Next Steps.............................................. 77

7.0 Sources.................................................. 78
Appendices
Appendices are available as a supporting document
Appendix A: OCP Agricultural Excerpt
Appendix B: Background Reports and Strategies
Appendix C: Engagement Strategy
Appendix D: Stage 1 Engagement Input
AgRefresh
Table of Figures
Table of Maps
Figure 1: Stages of the AgRefresh process....................... 11
Map 1: City of Abbotsford ALR......................................... 10
Figure 2: Legislative and policy framework....................... 16
Map 2: Rural amenities...................................................... 22
Figure 3: Provincial and municipal legislation................... 18
Map 3: ALR small parcels................................................. 28
Figure 4: Protection of Ag DP guideline example............. 20
Map 4: ALR large parcels.................................................. 29
Figure 5: Economic impact of agriculture in Abbotsford... 26
Map 5: ALR land use......................................................... 31
Figure 6: Number of parcels in the ALR............................ 27
Map 6: ALR farmland status.............................................. 32
Figure 7: Total area in the ALR.......................................... 27
Map 7: Vegetables............................................................. 35
Figure 8: Land cover and farmed area in the ALR............. 30
Map 8: Forage and pasture............................................... 36
Figure 9: Main field crop types.......................................... 33
Map 9: Berries and vines................................................... 39
Figure 10: 2011 Farms, fruits and crops........................... 40
Map 10: Poultry................................................................. 42
Figure 11: Poultry, livestock, and equine activities........... 41
Map 11: Dairy.................................................................... 43
Figure 12: Livestock and poultry supply management..... 41
Map 12: Equine (horses).................................................... 44
Figure 13: Agricultural trends............................................ 50
Map 13: Beef..................................................................... 45
Figure 14: Bylaw Compliance Strategy process............... 54
Map 14: Other livestock.................................................... 46
Figure 15: Bylaw compliance assessment........................ 55
Map 15: Processors and packers..................................... 49
Figure 16: Growing, processing, marketing...................... 64
Map 16: Bylaw Compliance Assessment summary.......... 57
Figure 17: Opportunities and challenges summary........... 65
Acronyms
ALC
Agricultural Land Commission
ALR
ALUI Agricultural Land Use Inventory

BCS Bylaw Compliance Strategy
CICP City in the Country Plan
GIS
Geographic Information Systems
LGA
Local Government Act
OCP Official Community Plan

UDB Urban Development Boundary
UBCM Union of British Columbia Municipalities
UFV
University of the Fraser Valley
ZBL
Zoning Bylaw
AgRefresh
Executive Summary
Agriculture plays a central role in Abbotsfords economy, culture,
and identity. With approximately 75% of the Citys land base located
in the ALR, the City recognizes the need for clear and consistent
policies, regulations and bylaws. The City has launched AgRefresh,
a comprehensive planning process, to review agricultural policies,
bylaws, and regulations and establish a framework for ongoing
bylaw compliance for land within the ALR.
Although Abbotsfords agricultural OCP policies and Zoning Bylaw
regulations have gone relatively unchanged for more than a decade,
the City has demonstrated its commitment and attempted to gain
greater insight and understanding of agriculture in Abbotsford.
The 2011 Agriculture Strategy provided a vision for the health and
growth of agriculture in Abbotsford, with a recommendation for the
City to undertake a rural area plan, which in part AgRefresh aims at
addressing. The Citys new OCP, adopted in June 2016, provides
a high level vision, policies and guidelines for enhancing and
protecting agricultural integrity.
The OCP policies and Zoning Bylaw regulations will be updated, and
a Bylaw Compliance Strategy will be created, as part of AgRefresh
to provide greater clarity and consistency regarding the use of
agricultural land in Abbotsford.
This Background Research Report provides an overview of the
legislative and regulatory framework, a review of regulations and
plans, a snapshot of the local agricultural sector, bylaw compliance
assessment findings, and a summary identifying opportunities and
challenges associated with agriculture in Abbotsford.
Agriculture in Abbotsford
Abbotsford has a long history of agricultural development dating
back to the 1880s, starting with tobacco, produce and dairy
products. Today, Abbotsford is Canadas leading agricultural
area in terms of employment and economic activity. Berry,
fruit, vegetable and nursery products dominate crop land
production. Significant greenhouse vegetable and floriculture,
and mushrooms, are produced in controlled climate facilities.
From one-third to one-half of the provinces chicken, dairy, eggs,
and turkey is produced in Abbotsford.
Agriculture ranges in size of operation, from very small acreage
hobby farms to large, intensive crop and livestock production
facilities. Abbotsford is also home to a significant portion of
BCs food processing sector; from berry packing houses to
frozen food plants, egg grading and processing facilities, poultry
hatcheries, and processing plants.
The changing state of agriculture includes agri-tourism, on
farm breweries, distilleries and wineries, where farmers are
establishing restaurants, tasting facilities and retail sales space
for their products. To sustain viability of their farms, some have
turned to farm-related activities, such as agri-tourism as an
additional revenue stream for their operations. Farm tours,
u-picks, festivals and other events form part of this growing
trend. Others have employed direct farm marketing with retail
outlets and processing.
Engagement and Research Findings

The overarching purpose of AgRefresh engagement is to open
up the conversation with citizens, the agricultural community,
businesses, government agencies, and other stakeholders. During
Stage 1 engagement many people shared valuable information on
opportunities and challenges regarding primary, secondary and
non-agricultural uses in the ALR. As well, extensive background
research was completed using a variety of internal and external
data sources. This information was reviewed based on the
agricultural cycle of growing, processing, and marketing.
The feedback and research highlighted a thriving agricultural
industry in part due to the high level of local farming expertise,
product and process innovation, excellent soil conditions and an
ideal climate. Abbotsford farming innovations include introducing
new technology such as the use of robotic milking parlours, and
anaerobic digesters to enhance agricultural production and deal
with by-products. Agriculture continues to move beyond traditional
forms of farming, where processing and farm-based retail sales
are emerging as integral functions of farming, adding value to
agricultural operations.
However, agriculture also faces risks and challenges related to a

complex regulatory framework, competition from a global market,
and ongoing intensification of agriculture. In addition, the attraction
of rural areas for estate homes and non-agricultural uses such as
commercial truck parking, storage and warehousing, commercial
events, and unauthorized soil deposit undermines agricultural
viability.
Agriculture in Abbotsford continues to evolve, benefiting from
opportunities and responding to challenges threatening its
viability and sustainability. AgRefresh has provided a platform for
examining the current state of the agriculture industry.
Next Steps
Information in this report will go through further assessment and
analysis in the development of New Directions in Stage 2, which
will consider potential changes to agricultural land use, and how
we need to respond. In Stage 2 a more diverse stakeholder and
industry engagement will take place leading to the development of
new policies and regulations, and an on-going Bylaw Compliance
Strategy to provide a clear, consistent and coordinated framework
to support agriculture.
AgRefresh
The City of Abbotsford is among the most

productive agricultural municipalities in
Canada and is at the hub of a diverse, vibrant
and successful agricultural sector in the
Fraser Valley.
BC Ministry of Agriculture, Agricultural Land Use Inventory, 2012
88
1.0 Introduction
Agriculture plays an important role in defining the City of Abbotsford. Approximately 75% of
the land base in Abbotsford is included in the Agricultural Land Reserve (ALR), which is land
designated by the Province that is reserved for farming. The agricultural use of lands in the
ALR contributes significantly to Abbotsfords identity and economy.
In recognition of the important strategic role that agriculture and the agricultural land base
play, the City of Abbotsford initiated a comprehensive planning process called AgRefresh. This
initiative will review municipal agricultural policies, bylaws and regulations, as well as establish
a framework for ongoing bylaw compliance for land within the ALR.
AgRefresh
City of Abbotsford ALR

Boundaries
Urban Development Boundary
First Nations
City Boundary
389km
total city area
~4,600
parcels in the ALR
~75%
of land base in ALR
10
Map 1: City of Abbotsford ALR

Source: City of Abbotsford
Sumas, Washington, USA
Chilliwack
Township of Langley
Mission
1.1 Project Process

AgRefresh is organized into the following project stages:
BACKGROUND
RESEARCH
WE ARE HERE
NEW
DIRECTIONS
ADOPT NEW
POLICY
IMPLEMENT
NEW POLICY
(on-going)
Figure 1: Stages of the AgRefresh process
Stage 1 of AgRefresh focuses on background research and initial

engagement with community stakeholders. The purpose of Stage
1 is to describe the current state of agriculture in Abbotsford and
identify the trends, opportunities, challenges, and stakeholder
views to set the stage for New Directions in Stage 2. The
Background Research Report provides rationale for AgRefresh,
represents the findings from Stage 1, and is the main deliverable
of this first stage. It includes an overview of the legislative and
regulatory framework, a review of existing and evolving regulations
and plans, a snapshot of the local agricultural sector, bylaw
compliance assessment findings, and a summary of engagement
and research, identifying opportunities and challenges associated
with agriculture in Abbotsford.
Stage 1 engagement conducted in March and April 2016 included
a public open house with community residents, and meetings and
workshops with government agencies, industry stakeholders, and
City committees.
11
1.2 Objectives
AgRefresh will create clarity and predictability for the City and the
community in regulating agricultural land uses within the ALR, and
to update key planning documents with improved agricultural land
regulations. To reach those objectives, AgRefresh will include a
review and update of agricultural policies, bylaws and regulations
for land in the ALR, resulting in three main deliverables:
1. The Official Community Plan (OCP) will be updated
with policies that reflect agricultures important role in
Abbotsford.
2. The Zoning Bylaw will be updated to coordinate
regulations and permitted uses for agricultural land with
updated OCP policies.
3. A Bylaw Compliance Strategy will be developed to
ensure agricultural land is being used for farming or
permitted agricultural uses.
12
1.3 Guiding Principles

AgRefresh has five guiding principles to lead the planning process
and deliverables:
1. Use an understandable and transparent

process inclusive of the Citys agricultural
community and citizens.
2. Ensure Abbotsford is surrounded and
sustained by a thriving and diverse agricultural
sector in the future.
3. Clarify and define the Citys role with respect to
agriculture.
4. Enhance agricultural integrity by preserving,
protecting and sustaining agriculture and food
within the context of broader City objectives.
5. Develop clear and concise bylaws and policies
that are practical, workable and consistent.
AgRefresh
13
14
14
2.0 Regulation, Plans, and Strategies

Agriculture operates in a complex and dynamic environment of municipal and provincial
policies, programs, and regulatory influences. As well, agriculture must respond to economic,
environmental, weather-related and social factors, such as changing consumer preferences,
demand and values, and increased regulation. In response to these changes, Abbotsford is
preparing new OCP policies and agricultural regulations, in consultation with the Provincial
Agricultural Land Commission (ALC) and Ministry of Agriculture, to provide long term guidance
for agriculture in the ALR. New agricultural policies and regulations will conform to Provincial
legislation.
AgRefresh
AgRefresh
Enhancing
Enhancing
Agriculture
Agriculture
in Abbotsford
in Abbotsford
15
AGRICULTURAL LAND COMMISSION

ALC Act
ALR Use, Subdivision & Procedure Regulation

MINISTRY OF AGRICULTURE
Right to Farm Act
Ministers Bylaw Standards
Zoning Bylaw
Figure 2: Legislative and policy framework

Figure 2 shows the legislative and regulatory framework governing

the use of agricultural land in Abbotsford and BC generally.
2.1 Provincial Legislation

The Local Government Act (LGA) contains provisions that
place restrictions on zoning authority related to farming in local
communities, as required by the Minister of Agriculture. The City of
Abbotsford is one of four regulated local governments in BC that
have been designated by the Minister of Agriculture, under whose
authority, restrictions on farm zoning authority have been declared.
As such, the City must not prohibit the use of land for a farm
business in a farming area unless the local government receives
approval of the minister responsible for administering the Farm
Practices Protection (Right to Farm) Act. Abbotsford must comply
with farm bylaw standards issued by the Minister of Agriculture,
and respect the provisions of the Agricultural Land Commission
Act for land within the ALR.
16
EVOLVING PROVINCIAL REGULATION

The Provincial Agricultural Land Commission (ALC) and the
Ministry of Agriculture update policies and regulations from time
to time that the City must incorporate into its Zoning Bylaw. Some
recent examples are:
The Agricultural Land Commission (ALC) regulation was amended
to permit federally licensed medical marihuana production
facilities. The regulation was also updated to allow co-op owned
processing facilities, and to allow breweries, distilleries and
meaderies (with the 50% rule). As well, the regulations regarding
agri-tourism have recently been clarified, including the definition
of events and the types of activities permitted. The regulatory
amendments also set out thresholds under which the exemption
from permitting is enabled. The updated regulation allows ALR
land owners to host weddings, concerts or non-agriculture related
festivals without a permit, in accordance with certain requirements
(e.g. the farm is classified as having farm status under the
Assessment Act; no new, permanent structures are built; parking
must be on the farm and not the road, etc.).
The Ministry of Agriculture adopted bylaw standards for medical

marihuana production facilities, and regulations for agri-tourism,
farm retail sales and commercial events including weddings,
concerts or non-agricultural related festivals.
The LGA provides local governments the ability to plan and
regulate land use within their boundaries. The LGA sets out the
requirements for local governments that must be met for regulating
land use, including adoption of plans and bylaws, such as the
creation of an OCP and Zoning Bylaw. The City of Abbotsford is
required to consult with the community and hold public hearings in
order to adopt new plans and bylaws.
Additionally, recognizing that Abbotsford is a municipality regulated
by the Minister of Agriculture, as stated in the LGA, the City must
prepare agricultural zoning regulations in accordance with the
Ministrys provincial standards for land in the ALR, land zoned for
agriculture, and lands affected by an aquiculture license under the
Fisheries Act.
Agricultural Land Commission Act

The Agricultural Land Commission Act (ALC Act) is a high-level
statute that sets out principles and broad based rules for the
protection of agricultural land in BC that is located within the ALR.
The ALR was established for the protection of agricultural land
that has also played an important growth management role in the
province. Without the ALR, the development trends of the early
1970s would have continued and the Lower Mainland region
would have experienced even greater urban sprawl than exists
today.
Section 46 of the ALC Act requires that every OCP or Regional
Growth Strategy must be consistent with the ALC Act, the
regulations and the orders of the ALC Commission; otherwise an
inconsistent provision is of no force or effect. This requirement has
been referred to by local governments as the ability to regulate,
but not prohibit agricultural use within the ALR.

The ALR is land designated by the Province and reserved for
farming. It includes lands that are private and public that may be
farmed, forested, or are vacant. Established in 1973, the ALR is
administered by the ALC. The three objectives of the ALR are to:
a. to preserve agricultural land;
b. to encourage farming on agricultural land in collaboration
with other communities of interest;
c. to encourage local governments, First Nations, the
government and its agents to enable and accommodate
farm use of agricultural land and uses compatible with
agriculture in their plans, bylaws and policies. (Section 6 of
the Agricultural Land Commission Act)
AgRefresh
17
PROVINCIAL LEGISLATION
Local Government Act (LGA): Local governments must use
and follow the LGA when creating and/or updating policies
and regulations.
Agricultural Land Reserve (ALR): Land that is designated by
the Province that is reserved for farming.
Agricultural Land Commission Act: Sets out principles and
rules for the protection of agricultural land in BC.
ALR Use, Subdivision & Procedure Regulation: Identifies
farm activities that are permitted in the ALR.
Right to Farm Act: Enables a farmer to undertake normal
farm practices on their property.
MUNICIPAL POLICY AND REGULATIONS
Official Community Plan (OCP): Includes objectives and
policies to guide decisions on community planning and land
use management.
Zoning Bylaw (ZBL): Describes the permitted uses of lands
and buildings.
Figure 3: Provincial and municipal legislation summary
18
Agricultural Land Reserve Use, Subdivision and

Procedure Regulation (BC Reg. 171/2002)
This regulation is the specific code under the ALC Act that clearly
identifies farm activities and non-farm uses that are permitted in
the ALR. Over time, it has changed and been more explicit in and
has refined the list of permitted uses of land within the ALR such
as federally licenced medical marihuana production facilities, cooperatively owned processing facilities, and breweries, distilleries,
meaderies, and agri-tourism events and activities.
Farm Practices Protection (Right to Farm) Act
The Farm Practices Protection (Right to Farm) Act protects
farmers from nuisance complaints regarding odour, noise, dust
or other disturbances resulting from the farm operation. The
activities must be in accordance with normal farm practices and/
or be permitted under the LGA Act. The farm activities must not
be in contravention of the Public Health Act, Integrated Pest
Management Act, or Environmental Management Act.
The Right to Farm Act also enables the Minister of Agriculture to
make regulations respecting standards for the purpose of defining
normal farm practices in order to minimize conflicts between
farm operators. For example, in response to concerns over noise
created by blueberry cannons, the City has adopted the Audible
Bird Scare Device Bylaw, which provides regulation for the use
and management of bird pressure and propane cannon devices.
In addition, the Citys OCP includes Protection of Agriculture
Development Permit Guidelines that are intended to protect
farmland from impacts associated with urban development, and
reduce conflicts between farm operations and urban land uses
through the provision of landscape buffering requirements.
2.2 Municipal Policies and Bylaws

An Official Community Plan (OCP) includes objectives and
policies to guide decisions on community planning and land use
management, and important direction for regulations outlined in the
Zoning Bylaw. The City is required to consult with the ALC when
any changes are proposed to the OCP that impact land in the ALR.
In June 2016, Abbotsford City Council adopted a new OCP,
Abbotsforward (Bylaw 2600-2016), that contains a vision and
some general policies for Enhancing Agricultural Integrity (Section
6). Largely, the OCP focuses policies in the urban area, guiding
development away from agricultural land.
Specific agriculture in the country policies consider: agricultural
uses, agricultural enhancement endowment fund, value added
opportunities, advancing agriculture, urban-rural interface, food
culture, holistic food systems, and rural centres (Refer to Appendix
A for the relevant excerpt).
The OCP includes agricultural policy to Identify rural centres to
enable support services for the rural farming community. The
seven rural centres identified in the OCP are the historic focal
points of Abbotsfords farming community where business, social,
and cultural activities are developed.
AgRefresh is referenced in the OCP as a way to further consider

the policies in more detail, especially in rural areas. AgRefresh will
include an OCP amendment to further incorporate agriculture in
the country policies focused on Enhancing Agricultural Integrity.
Zoning Bylaw
The Zoning Bylaw describes the permitted uses of land and
buildings. Areas of land are divided into zones within which various
permitted uses are defined. Zoning Bylaws are enforceable by
law and reflect what happens on the ground as a result of policies
outlined in the OCP.
The City must obtain approval from the Ministry of Agriculture
when any changes are proposed to the Zoning Bylaw that
impact farming. There are a number of uses in ALR (such as
secondary dwellings, agri-tourism accommodation, and temporary
farmworker housing), which cannot be prohibited but may be
regulated by the City.
Currently, Abbotsford Zoning Bylaw (Bylaw 2400-2014) includes
agricultural zones and definitions that, along with the OCP, will
be updated to reflect recent Provincial changes to the ALR, new
trends, and address issues around the use of agricultural land.
These updates will lead to improved clarity and consistency for the
community and the City.
AgRefresh
19
2.3 Existing Plans and Strategies

Although agricultural OCP policies and Zoning Bylaw regulations
in Abbotsford have gone relatively unchanged for more than
a decade, the City has demonstrated its commitment and
attempted to gain greater insight and understanding of agriculture
in Abbotsford, starting with the 2004 City in the Country Plan
to the 2011 Agriculture Strategy, and 2016 OCP update. The
City, working with its Agriculture, Dyking, Drainage, and Irrigation
Advisory Committee, the Ministry of Agriculture, and the Fraser
Valley Regional District, has been involved in many agriculture and
agriculture-related reports and strategies.
2011 AGRICULTURE STRATEGY
The 2011 Agriculture Strategy provided a vision for the health
and growth of agriculture in Abbotsford. Among the initiatives
recommended in the Strategy was for the City to undertake
a rural area plan. AgRefresh is directed at addressing that
recommendation as it relates to the Citys responsibility to regulate
land use. Other objectives and recommendations from the
Agriculture Strategy continue to be addressed but extend beyond
the Citys primary role and responsibility for land use regulation.
2016 Official community Plan
The Citys new OCP provides a vision and policies for enhancing
agricultural integrity, and Development Permit guidelines for the
protection of agriculture. Within this OCP, agricultural policies
provide guidance on such matters as: advancing agriculture, value
added opportunities, the urban-rural interface, rural centres and
the agricultural enhancement endowment fund (Ag Trust Fund).
20
20
Figure 4: OCP Protection of Agriculture Development Permit Guidelines example.
While many of the previous reports and strategies extend beyond

the scope of AgRefresh, they have been reviewed to extract key
land use regulation opportunities and challenges that have been
validated through the Stage 1 engagement. These will be used in
developing the New Directions in Stage 2. A list of the reports is
included in Appendix B.
Operating within this complex regulatory framework described
above, the City will prepare new policies and regulations in
coordination with the Ministry of Agriculture and Agricultural Land
Commission, to advance agricultural planning in Abbotsford and
to ensure compliance with Provincial legislation.
AgRefresh
21
Rural amenities
Place of Worship ParksCity Park
Rural Amenities
Boundaries
Regional Park
Approved For Exclusion
Trail
City Boundary
First Nations
Rural Centres
Post office
G Emergency Services !
_ Playground/Recreation 5 School
Community Hall
Mt. Lehman
Matsqui Village
G
x3
x2
Bradner
_
!
x2
Clayburn Village
_
5
x4
_
Aberdeen
South Poplar
_
_
x2
Arnold
x2
_
22
22
Map 2: Rural amenities

2.4 Rural Centres

Abbotsfords seven rural centres serve the Citys farming
community and are characterized by historical clusters of rural
amenities surrounded by larger agricultural properties. They contain
a variety of land uses including small-scale agricultural functions,
single family residences, schools, parks, churches, community
halls, stores, service stations and repair shops, and industrial and
agri-industrial enterprises. These centres are dispersed throughout
Abbotsford where different types of agricultural activities occur
due to topography, soil conditions, water availability and farming
expertise. For instance, Matsqui Village and Clayburn Village are
located in the Matsqui Prairie where there are a significant number
of blueberry farms, while Arnold Village is located in the Sumas
Prairie, surrounded by dairy and vegetable farms.
Four of the rural centres are within the ALR while three others are
outside of the ALR. Rural centres in the ALR include Bradner, Mt.
Lehman, South Poplar, and Arnold. Matsqui Village, Clayburn
Village, and Aberdeen rural centres are located outside of the ALR.
Abbotsfords rural centres have evolved as focal points for the
farming community. These centres have the opportunity to
provide additional services to a changing agricultural industry
that could include farmworker accommodation, farmers markets
and other types of agri-tourism that benefit both farming and
urban communities. The role of rural communities will be further
investigated in Stage 2 of AgRefresh to provide updated planning
policies and regulations in support of a sustained and thriving
agricultural sector.
23
24
24
3.0 Agriculture in Abbotsford

Agriculture has a long history of development in Abbotsford. Dating back to the 1880s
agriculture started with tobacco, vegetables, and dairy production, and by 1910 the quantity
produced resulted in the BC Electric Railway arriving in Abbotsford to transport agricultural
products and goods to New Westminster and Vancouver.
AgRefresh
25
3.1 Agriculture is an Economic Generator
The report also states that Abbotsfords agriculture sector as

supporting 11,300 full time equivalent jobs and $1.8 billion in
annual expenditures within the local economy, based on the 2006
Census of Agricultures assessment of $557 million in farm cash
receipts. Paid wages on farms, which includes wages to family
members, averaged $16 per hour. The average annual salary in
the agri-business/value-added sector was approximately $50,000
per year.
The report highlights Abbotsford as becoming the hub of agribusiness activity in the Fraser Valley, and found that 40% of the
agri-business sector in Abbotsford is supported by farms outside
of Abbotsford. Goods and services purchased by farms outside
Abbotsford support $450 million in annual expenditures and
almost 2,000 full time equivalent jobs in Abbotsford.
26
Farmgate Sales
$1.1B
1 in 5 jobs
$640M
Farms Supporting
Agri-business
40%
60%
in City
Outside
CIty
Fraser Valley
A 2008 economic report by the BC Ministry of Agriculture and

Abbotsford Chamber of Commerce identifies Abbotsford as
having the largest farm gate sales per hectare in Canada at
$20,400, more than three times the next highest, the Niagara
Regional District.
City Employment
Abbotsford
Today, Abbotsford is Canadas leading agricultural area. The local

agricultural economy is the economic mainstay of the community,
with the 2011 Census of Agriculture reporting annual gross farm
receipts in the range of $640 million (Statistics Canada, 2011).
Agriculture is the major private sector industry in Abbotsford,
supporting one in every four private sector jobs and one in
five jobs overall. Abbotsford has the highest farm gate sales in
BC; more than twice as high as Chilliwack, the second largest
agricultural municipality.
Statistics Canada - 2011
Figure 5: Economic impact of agriculture in Abbotsford

Source: Statistics Canada, 2011; BC Ministry of Agriculture and
Chamber of Commerce, 2008
3.2 ALR Land in Abbotsford
Number of Parcels in the ALR

1,500
ALR parcel size and area
914
899
698
600
442
285
32-64
16-32
8-16
4-8
2-4
1-2
<1
51
0
6
>64
300
Parcel Size (ha)

Figure 6: Number of parcels in the ALR
Note: Excludes parcels that overlap the ALR boundary
Area in the ALR
7,761
8000
7000
5,950
6000
4,921
5000
4000
3,382
3000
2,043
2000
697
>64
32-64
16-32
8-16
436
4-8
374
2-4
1000
1-2
The ALUI reports that 61% of parcels in the ALR (included in the
inventory) less than 4 ha were available and have potential for
farming but were not used for farming. This points to a relationship
between active farming and farmland parcel size, whereby the
smaller the parcel the less likely it is to be farmed.
900
<1
The Ministry of Agriculture completed an Agricultural Land Use

Inventory (ALUI) for Abbotsford in the summer of 2012. The
inventory used a set of criteria to analyze and report detailed data
on ALR land cover and use in the city.
Total Number of Parcels
Based on City data, with respect to the physical size of agricultural

parcels in the city, 58% of parcels in the ALR are less than 4
hectares, with the average size being 5.6 hectares and median size
being 3.3 ha. The following Map 3 shows the western areas of the
city, Bradner-Mt. Lehman and Aberdeen-South Poplar, having a
higher concentration of parcels less than 4 ha.
1,269
1,200
Total Area (ha)
Agricultural land comprises a significant portion of the City of

Abbotsford. Location and proximity to markets, a moderate climate
combined with high quality soils and groundwater enables a broad
range of agricultural opportunities. The ALR in Abbotsford consists
of approximately 27,000 hectares (ha) and 4,600 parcels, resulting
in nearly 75% of the total land base.
Parcel Size (ha)

Figure 7: Total area in the ALR
AgRefresh
27
ALR parcels less than 4 ha
Small Parcels
Parcels < 4 ha
Boundaries
City Boundary
First Nations
28
Map 3: Small parcels

ALR parcels greater than 4 ha
Large Parcels
Parcels > 4 H
Boundaries
4-8 ha
8-16 ha
First Nations
16-32 ha
City Boundary
32-64 ha
64-128 ha
Map 4: Large parcels

29
predominant agricultural land COVER and use

The ALUI reports that land cover in the ALR includes 17,380 ha
(63%) that was actively farmed 59% cultivated field Crops and
4% farm infrastructure, Greenhouses, and Crop Barns and 2,832
ha (10%) that was not farmed. The remaining area comprised of
5,646 ha (21%) that was in a natural or semi-natural state (e.g.
shrubland, forests); 313 ha (1%) that was on First Nation lands;
and 1,241 ha (5%) outside of legally surveyed parcels and was
considered unavailable for farming.
The ALUI further analyzed the use of the ALR land available, and
with potential for farming, by looking at land cover, land use, and
physical site limitations. As shown on map 6, it identified 1,841
ha (7%) of the ALR was unavailable for farming as a result of
existing land use or cover, such as protected areas, wetlands and
water bodies, transportation corridors, residential and residential
footprints. An additional 1,064 ha (4%) has limited potential for
agriculture due to physical site limitations, leaving 5,331 ha (19%)
available for potential farming.
4% Actively Farmed Farm Infrastruture,

Greenhouses, Crop Barns
5% Rights-of-way,
Parcels with
<500sqm of ALR
First Nation Reserves 1%

Inactively Farmed <1%
10% Anthropogenic
21% Natural & Semi-natural
59% Actively Farmed Cultivated field Crops
Figure 8: Land cover and farmed area in the ALR

Source: BC Ministry of Agriculture ALUI, 2012
30
ALR land cover
Anthropogenic
Natural & Semi-natural
Boundaries
Artificial Waterbodies
Vegetated
Built Objects
Vegetated Wetlands
Non Built or Bare
Waterbodies
First Nations
Vegetated - Cultivated
City Boundary
Vegetated - Managed
Map 5: ALR land cover

31
ALR farmland status
Farm Land Status
Farmed
Farming support
First Nations
Limited potential for farming - physical limitation
City Boundary
Unavailable for farming
32
Map 6: Farmland status

Boundaries
Available & potential for farming
Field Crop Types

According to the ALUI, of the 17,380 ha in the ALR that is farmed,
there are 16,415 ha of cultivated field crops in Abbotsford. The
most common crop is forage and pasture (47%), followed by
berries and vines (28%), and vegetables (8%). Forage and pasture,
and berries and vines make up 86% of all cultivated land. As
shown on maps 7- 9, each field crop type is clustered in certain
areas of the ALR.
High value crops require good access to water for irrigation.
Topography and soil conditions must also play a role in the
distribution patterns. The majority of vegetables farms cluster
around the former Sumas Lake location, where the soil* types are
most conducive to growing vegetables on the Sumas Prairie. The
majority of raspberry farms are located on the sandy, well-drained
soils* of the upland areas.
Cultivated land 1%
Turf 1%
Nursery &
tree plantations 3%
Floriculture 1%
Other crop types 1%
Vegetables 8%
Pasture 10%
Forage 47%
Berries 28%
*soil conditions data is from the Citys GIS
Figure 9: Main field crop types

33
Vegetables
Vegetables make up 8% of Abbotsfords main field crop types
across all cultivated lands. There are a variety of vegetables crops
grown in the city, with the most common being potatoes covering
302 ha and 2% of all cultivated lands. This is followed by mixed
vegetables with 285 ha, and sweet corn with 225 ha.
Cultivated land 1%
Turf 1%
Nursery &
tree plantations 3%
Floriculture 1%
Other crop types 1%
Vegetables 8%
Pasture 10%
Forage 47%
Berries 28%
34
Vegetables
Map 7: Vegetables
Vegetables
Misc. vegetables Boundaries
Asian vegetables
Mixed vegetables
Beans
Peas
Carrots
Peppers
First Nations
Cole crop
Potatoes
City Boundary
Cucurbits
Pumpkins
Leafy vegetables
Sweet corn
Legumes (vegetable)
Vegetables
35
Forage and pasture
Forage and Pasture
Forage cereal / peas
Forage corn
First Nations
Grass
City Boundary
Grass / open treed

Legume
Mixed grass / legume
36
Map 8: Forage and pasture

Boundaries
Clover
Forage and Pasture

Within the forage and pasture category, forage grass and forage
corn comprised the greatest total areas. The ALUI describes
forage as a cultivated crop that is cut and made into silage or
hay for livestock feed. Almost half of all cultivated crops are
in forage, and 10% of all crops are in pasture. The majority of
the forage is grown to support the intensive dairy operations in
the region. The ALUI reports that there are 7,413 ha in forage
production, 1,702 ha in pasture, 270 ha in forage and pasture,
and 113 ha in unused or unmaintained crops. In Abbotsford
there are 3,291 individual crop fields with an average crop area
of 5 ha and a median of 3 ha. The ALUI reports that farmers
depend on a quality source of water for irrigation, and a total
of 10,579 ha (64%) of all cultivated crops were irrigated in
Abbotsford.
Cultivated land 1%
Turf 1%
Nursery &
tree plantations 3%
Floriculture 1%
Other crop types 1%
Vegetables 8%
Pasture 10%
Forage 47%
Berries 28%
37
Berries and vines

Within the berries and vines category, blueberries and raspberries
were the top crops in terms of area and make up 91% of all
berries in the city. According to the ALUI, Abbotsford has 4,506
ha in berry crops, which is 28% of all cultivated crops. There are
2,911 ha of blueberries (18% of all cultivated land), 1,154 ha of
raspberries (7% of all cultivated land), and 41 ha of vine crops
in Abbotsford. The city has 898 individual berry fields with an
average crop area of 5 ha and a median of 4 ha. In terms of berry
crops in Abbotsford, there are 868 parcels with an average parcel
size of 7 ha and median of 4 ha.
Based on ALUI, vine crops grown in Abbotsford include grapes
(occupying a total area of approximately 34 ha) and kiwis (6
ha). Grapes grown in Abbotsford vineyards are used extensively
in local wine production. Kiwi fruit was recently introduced to
Abbotsford, where it is grown on trellises, and watered via drip
irrigation. Both grapes and kiwi are grown in Abbotsfords western
farm communities where excellent climate conditions, soil, and
water quality contribute to successful crop production.
Cultivated land 1%
Turf 1%
Nursery &
tree plantations 3%
Floriculture 1%
Other crop types 1%
Vegetables 8%
Pasture 10%
Forage 47%
Photo credit: Hardeep Sidhu

Berries 28%
38
Berries and vines
Map 9: Berries and vines

Source: BC Ministry of Agriculture ALUI
Berries and Vines
Grapes
Boundaries
Berries
Kiwis
Blackberries
Mixed berries
Blueberries
Raspberries
First Nations
Cranberries
Strawberries
City Boundary
39
2011 farms, fruits, and crops

According to the 2011 Census of
Agriculture, Abbotsfords farms make
up almost half of all farms (47%) in
the Fraser Valley (2,743), and 22%
of all farms in the Lower Mainland
(5,793).
Top fruits produced (ha)
Raspberries produced in Abbotsford

include 92% of the Fraser Valley
(1,419 ha) and 82% of the Lower
Mainland (1,603 ha) totals.
Total
farms
1,282
2,594 ha
(blueberries)
1,312 ha
(raspberries)
Abbotsfords fruit, berry and nut

crops comprise 78% of the Fraser
Valley total, and 40% of the Lower
Mainland total.
111 ha
(cranberries)
Hay & field crops (ha)

Hay & fodder
Fruits, berries, & nuts
Corn
Vegetables
Alfalfa
34%
30%
18%
9%
5%
0
Figure 10: Farms, fruits, and crops
Source: Statistics Canada, 2011
40
1,000
2,000
3,000
4,000
5,000
Livestock and poultry

Livestock and poultry operations play a significant role in
Abbotsfords agricultural industry. According to the 2012 ALUI,
poultry is the most common type of livestock activity, accounting
for 29% of activities in Abbotsford. This is followed by equine
(horses) with 348 activities (28%), although all equine activities are
of a smaller scale than poultry or dairy activities. Dairy activities
make up 16% of activities, followed by 9% for beef. The poultry
industry in Abbotsford involves four primary supply-managed
commodities; chicken (meat and hatching eggs), layer (egg),
broilers and turkey.
The following table shows the most common types of livestock in
Abbotsford.
Livestock and
poultry group
Number of
activities
in the ALR
Number of
activities in
the ALUI
Description and scale

of activity
Poultry
338
360
Chicken (Broilers,
Layers, Breeders, Pullet
and Hatchery), Turkey,
Duck, and Goose
Dairy
187
199
Milking, Dry Cow, and

other related
Equine
(horses)
329
348
Horse, Pony, Miniature

Horse, Donkey, Mule,
Draft Horse
Beef
107
115
Cow/calf, Back
Grounding, Finishing,
and other related
Other livestock 192
236
Sheep/Lamb, Goat,
Llama, Alpaca, Swine,
and specialty livestock
Total activities: 1,153
1,258
Figure 11: Poultry, livestock, and equine activities

Figure 11 shows the distribution of Abbotsfords registered dairy

and poultry farms. Abbotsfords dairy farms supply approximately
40% of all milk produced in the Lower Mainland. From one-third
to one-half of the provinces chicken, dairy, eggs and turkey
is produced in Abbotsford. It is home to more than half of the
provinces egg producers (53%), and is responsible for 55% of the
provincial production of eggs (Figure 12).
Supply management
Producers
% of
% of
Provincial Provincial
producers production
Registered chicken growers
129
39%
34%
Registered milk producers
103
21%
22%
Registered egg producers
66
53%
55%
Registered turkey growers
23
33%
50%
Registered hatching egg
21
40%
46%
Figure 12: Livestock and poultry supply management (as of 2015)

Source: BC Broiler Hatching Egg Commission, BC Chicken Marketing Board, BC Dairy
Marketing Board, BC Egg Marketing Board, and BC Turkey Marketing Board
The following maps show livestock concentrations in the city

based on the ALUI windshield survey. The majority of poultry
activities are located in the south and west areas. Larger scale
poultry operations in are located in Aberdeen and Mt.Lehman.
Dairy activities are predominately located in Sumas and Matsqui
Prairies where the topography, soils* and availability of water are
well-suited for forage production and pasture. Beef, Equine, and
other livestock activities are located primarily in the west and
northwest on properties that are better suited for grazing and with
soils* that are less suited for vegetable and berry production.
*soil conditions data is from the Citys GIS
AgRefresh
41
Poultry
ALR Poultry
Boundaries
First Nations
City Boundary
IR #1 2
RESER VE
IR #5
AY LE CHO OTL OO K
RESER VE
IR #2
MATSQ UI RESE RVE
7 2
(8
3 )
4
UB
(S
- 5
1 )
9
6 )
9
- 4
UB
(S
1 )
0
5 7
(7
IR #1
SAHH- A-CUM
RESER VE
IR #6
UPPER SUM AS
RESER VE
IR #6
UPPER SUM AS
RESER VE
42
Map 10: Poultry

Dairy
ALR Dairy
Boundaries
First Nations
City Boundary
IR #1 2
RESER VE
IR #5
AY LE CHO OTL OO K
RESER VE
IR #2
MATSQ UI RESE RVE
7 2
(8
3 )
4
UB
(S
- 5
1 )
9
6 )
9
- 4
UB
(S
1 )
0
5 7
(7
IR #1
SAHH- A-CUM
RESER VE
IR #6
UPPER SUM AS
RESER VE
IR #6
UPPER SUM AS
RESER VE
Map 11: Dairy

43
Equine (horses)
ALR Equine
Boundaries
First Nations
City Boundary
IR #1 2
RESER VE
IR #5
AY LE CHO OTL OO K
RESER VE
IR #2
MATSQ UI RESE RVE
7 2
(8
3 )
4
UB
(S
- 5
1 )
9
6 )
9
- 4
UB
(S
1 )
0
5 7
(7
IR #1
SAHH- A-CUM
RESER VE
IR #6
UPPER SUM AS
RESER VE
IR #6
UPPER SUM AS
RESER VE
44
Map 12: Equine

Beef
ALR Beef
Boundaries
First Nations
City Boundary
IR #1 2
RESER VE
IR #5
AY LE CHO OTL OO K
RESER VE
IR #2
MATSQ UI RESE RVE
7 2
(8
3 )
4
UB
(S
- 5
1 )
9
6 )
9
- 4
UB
(S
1 )
0
5 7
(7
IR #1
SAHH- A-CUM
RESER VE
IR #6
UPPER SUM AS
RESER VE
IR #6
UPPER SUM AS
RESER VE
Map 13: Beef

45
Other livestock
ALR Other Livestock

Boundaries
First Nations
City Boundary
IR #1 2
RESER VE
IR #5
AY LE CHO OTL OO K
RESER VE
IR #2
MATSQ UI RESE RVE
7 2
(8
3 )
4
UB
(S
- 5
1 )
9
6 )
9
- 4
UB
(S
1 )
0
5 7
(7
IR #1
SAHH- A-CUM
RESER VE
IR #6
UPPER SUM AS
RESER VE
IR #6
UPPER SUM AS
RESER VE
46
Map 14: Other livestock

Note: Includes sheep, lamb, goat, llame, alpaca, swine, and other species not included in other maps.
47
Processing
Abbotsford has a significant portion of the provincial food
processing sector ranging from berry packing houses to frozen
food plants to poultry processing plants, egg grading stations,
poultry hatcheries and dairy processing plants. As well, feed
mills and other agricultural services are located in Abbotsford.
These facilities and services are located both within the ALR and
designated industrial areas outside of the ALR.
A business licence is not required for traditional soil based
farming, nor for on-site processing of products from a farm
operation, dairy, hatchery, wholesale greenhouse, nursery, or
an agri-food processing facility less than 600 m2 on land zoned
agricultural.
Within the approximately 4,600 parcels located within the ALR
there are 32 processors and packers, 11 of which do not require
a business licence. The Citys current records show 21 accessory
agricultural operations requiring a business licence for food
processing, packing, feed mills, kennels, and produce sales.
Within the group of businesses that are in the ALR, there are
six licenced berry processors, four dairy processors, five poultry
processors, three feed mills and three other businesses (e.g.
grapes processor and winery, coffee, and vegetable processing).
The majority of business licences in the ALR are for a variety
of business and personal services, and building trades. Within
Abbotsfords industrial areas are 33 licenced and unlicenced
agri-industrial businesses that provide processing, packing
and milling services in support of Abbotsfords agricultural
sector, and for North America and international customers.
48
Processors and packers
Processors and Packers

Agri-Business*
Boundaries
Berry
Dairy
First Nations
Feed Mill
City Boundary
Other
Poultry
Vegetable
Map 15: Processors and packers

Source: BC Ministry of Agriculture ALUI
*Some parcels
have >1 Agri-business
49
3.3 Agricultural Trends
Increases

Blueberries
Greenhouse production
Poultry
Agri-tourism
Value-added
Hops
Seasonal workers
Accommodations
BERRies, Vines and field vegetables
Decreases
Raspberries
Hog
Dairy
Figure 13: Agricultural trends
Comparing the ALUI data over the eight years (2004 to 2012)
indicates that berry, vine, and field vegetable production has
increased by over 30% in the number of parcels and in area. Most
of the growth has been in blueberries owing to advancements in
crop production systems.
The rapid growth and development of the blueberry industry
required access to export markets. The Federal Minister of
Agriculture signed an agreement in June 2015 that BC blueberries
will be exported to China. Some of the growth in blueberries
has corresponded with reductions in raspberry, strawberry and
vegetable crop and pasture land use.
As well, the identification and successful cultivation of wine grape
varieties suited to coastal climates has resulted in increased
plantings of grape vines in Abbotsford. The favourable climate has
also provided opportunities for introducing other crops including
hops and kiwi fruit.
Greenhouse
With 2016 being a Census year, the source of the most up-to-date
data on agriculture will not be available until 2017. AgRefresh has
relied on a broad range of information sources to identify trends in
agricultural land use in Abbotsford.
The Ministry of Agriculture has conducted agricultural land use
inventories in 2004 and 2012 that provide the most recent
information on agricultural land use within the ALR in Abbotsford.
Although the methodology for recording and reporting land use
differed in 2004 from 2012, general high level trends are identified
illustrating some of the biggest changes in agricultural activity.
50
Greenhouse (vegetable and floriculture) and mushroom production

has grown between 2004 and 2012. During this period the land
area occupied by greenhouse production nearly doubled, while
the number of operations slightly increased. There was a slight
increase in mushroom barns.
poultry and hog
Population growth and increased demand for eggs and poultry
products combined with the supply management system has
fuelled expansion of and development of new poultry operations.
Economic pressures and changing consumer food preferences
have resulted in the contraction of the hog industry in BC and in
Abbotsford, with less than 20 commercial hog farms continuing

operation in the province. In Abbotsford only one-third of the hog
operations remained in production in 2012.
DAIRY
Between 2004 and 2012 there was a slight decrease in the
number of dairy operations, but with little corresponding
decrease in land area with dairy infrastructure. The dairy sector
has experienced consolidation of some small and medium sized
dairies, and has benefitted from advancements in genetics,
housing, feed and technology. The combination of all these factors
has resulted in each dairy operation becoming more productive.
value-added and agri-tourism
The changing state of agriculture is evolving from traditional
crop and livestock production to include agri-tourism, onfarm breweries, distilleries and wineries, where farmers are
establishing tasting facilities, restaurants and retail sales space
for their products. This shift has resulted in renewed interest in
re-establishing agricultural activities of the past, such as hop
production. The recent re-development of hops is at an early
stage, where it is being harvested, processed, and distributed to
the growing BC craft beer industry.
In order to enhance the viability of their farm operations, some have
turned to agri-tourism activities such as u-picks, farm tours, and
hosting other events such as commercial banquets and weddings,
to provide additional revenue streams. Currently 14 farms, located
widely throughout the ALR, are included within Abbotsfords selfguided circle farm tour, providing visitors with opportunities to
purchase locally sourced agricultural products, a farm experience,
education, and economic opportunities for the participating
businesses.
AgRefresh
51
seasonal workers and accommodations
ALR Exclusion and Non-Farm Use
While agricultural technology has introduced innovations in farm

production such as robotics, the intensive crop production systems
have a high labour force component to manage and harvest
crops. With the lack of an adequate local labour supply, farmers
have turned to the use of temporary seasonal workers from other
countries related to the increased field horticulture production that
has occurred between 2004 and 2012. This labour force requires
appropriate accommodation in forms that present challenges for
current regulation. As the use and number of temporary seasonal
workers on Abbotsford farms increases, so will the demand for
worker accommodation.
According to the ALUI, between 2004 and 2012, the amount of

ALR land unavailable for farming increased slightly from 5% to
7% of the ALR as a result of various ALR applications (approved
exclusions, non-farm use, and subdivisions including homesite
severances), unauthorized activities, and other uses.
ALR PARCEL SIZE AND USE

The use of ALR land in Abbotsford has undergone various changes
between 2004 and 2012. While agricultural use has intensified,
there also appears to be a shift to an increase in unused farmable
land. While there has been little change in parcel size distribution
within the ALR in Abbotsford, when it comes to land available for
agriculture, it appears there are the same number of parcels over
32 ha that are classified as available for agriculture expansion.
The number of parcels over 2 ha and over 8 ha have increased
between 2004 and 2012. The data indicates that there are some
limited opportunities for expansion of agriculture enterprises in the
smaller parcel size range.
These changes, combined with the limited number of parcels and
size available for expansion, will place constraints on the type of
agricultural enterprises that can be established on the ALR within
Abbotsford going forward.
52
52
The ALR has lost approximately 1% of its land base to exclusion in

Abbotsford since 1973. Between 2004 and 2012, approximately
200 ha were removed from the ALR (of which 180 ha were
conditionally approved for removal by the ALC in 2005 for
proposed industrial development within select City in the Country
Plan (CICP) areas)). Some of the CICP properties remain in the
ALR while awaiting conversion to industrial uses.
Between 1973 and 2005, 42 ALR exclusion applications were
approved by City Council and the ALC for properties within
Abbotsford. Fifteen of the approved applications were for
residential uses (urban subdivisions, parks, a seniors residence),
two institutional (fire hall and UFV campus expansion), 21 industrial
(including lands in the CICP areas), and four commercial uses (i.e.
auto mall).
Most of the approved applications are located at the edge of
the current Urban Development Boundary (UDB), and are not
dispersed throughout the ALR. Abbotsford can be characterized
as a relatively compact urban area contained within the UDB,
surrounded by actively farmed, highly productive and economically
important agricultural lands.
AgRefresh
53
3.4 Bylaw Compliance Strategy
Thus, as part of AgRefresh, a Bylaw Compliance Strategy is being

developed and includes:
WHY is a bylaw compliance strategy being

completed?
Identifying what tools are needed for successful compliance

through a high level preliminary assessment of existing
conditions.
Past bylaw compliance in the ALR has lacked a coordinated

zoning and compliance approach. There is also an unclear
understanding of:
The magnitude of non-compliance in the ALR.
If contraventions are a result of non-compliance, outdated
and/or unclear policy and regulation, or a combination of both.
The responsibility of regulatory agencies.
Preliminary
Assessment
Using the identified tools to create a clear set of rules that

align City bylaws with Provincial legislation, including the OCP
and Zoning Bylaw.
The creation of a strategic and systematic approach to bylaw
compliance to guide day-to-day bylaw enforcement.
Data Analysis
IDENTIFY WHAT WE HAVE

TODAY
UNDERSTAND MAGNITUDE
OF THE CONTRAVENTIONS
2014 air photo scan

(based on criteria)
identify & quantify
potential contraventions
theme & map
contraventions
evaluate based on criteria

determine reason for
contravention
Figure 14: Bylaw Compliance Strategy process

54
Data analysis to understand the magnitude of the potential

contraventions.
Compliance
DEVELOP A STRATEGIC &

SYSTEMATIC APPROACH
establish systematic
approach to achieve
compliance
outline opportunities for
process improvements to
mitigate future compliance
matters
HIGH Level PRELIMINARY ASSESSMENT

As part of Stage 1 research, the City has undertaken a high level
preliminary assessment, for a point in time, of the use of land
within the ALR to identify certain potential non-compliance of the
Citys bylaws and Provincial regulation. Properties in the ALR were
reviewed in Winter 2016 using the Citys 2014 air photo, looking
for potential contraventions such as unauthorized commercial
and recreational vehicles, mobiles homes, secondary dwellings,
excessive number of vehicles, inordinate buildings or structures,
and evidence of soil/fill deposits.
2014 AIR PHOTO SCAN &

CITY PROPERTY DATA BASE REVIEW
The air photo scan findings were then reviewed using the Citys
property data base to confirm approvals for non-farm uses, and
permits and licences. Active bylaw files, at that point in time, were
also added, resulting in a total of approximately 400 of the 4,600
parcels in the ALR (9% of all properties in the ALR) having one or
more potential contraventions. The 400 properties were identified
as having a total of approximately 500 potential contraventions at
the time of the assessment. The potential contraventions were then
themed by:
~400 PROPERTIES WITH ~500 POTENTIAL

CONTRAVENTIONS THEMED BY:
Unauthorized secondary dwellings

Unauthorized storage
Commercial truck parking
secondary dwellings
42%
storage 24%
commercial truck parking
14%
soil deposit & removal
10%
other 10%
Unauthorized soil deposit and removal

Other (ie. Environmental, encroachment onto City property,
agri-tourism such as commercial weddings and banquets,
for properties identified in the air photo scan only. Note:
the assessment was completed before the new ALC agritourism regulations were in place.)
Figure 15: Bylaw compliance assessment

AgRefresh
55
potential contraventions
Next steps
The potential contraventions were reviewed based on the citys

four agricultural areas (refer to map 16). The areas are based on
community boundaries that follow those used by Statistics Canada
with reporting Census data, and are used by the City for reporting
demographic information. The areas include: Matsqui Prairie,
Sumas Prairie, Bradner-Mt. Lehman, and Aberdeen-South Popular.
Map 16 displays the percentage of potential contraventions in each
area.
The next step in the bylaw compliance assessment will be

undertaken in Stage 2 of AgRefresh, New Directions, and will
include further data analysis to understand the magnitude of the
potential contraventions. This will include:
Preliminary observations of the assessment conclude that:
Categorizing the potential contraventions depending on if they

are a result of non-compliance, outdated and/or unclear policy
and regulation, or a combination of both.
Relatively few of all ALR properties have potential

contraventions (9%)
The majority (74%) of properties with potential
contraventions only had one contravention.
Most of the contraventions are clustered in the uplands
(Bradner-Mt. Lehman and Aberdeen-South Poplar).
Each of the areas have similar types of issues, with the
most prominent being unauthorized secondary dwellings
(42%), outdoor storage (24%), and commercial truck
parking (14%).
limitations
Although findings of the Stage 1 assessment provide a reliable
indication of the issues regarding land use in the ALR, there are
limitations which include:
The use of a 2014 air photo.
The assessment is high level and only captures a point in time,
which does not reflect 24/7 activity of the properties.
It is a scan of outside activity only and does not account for
what is occurring inside the buildings.
56
An evaluation of the findings, based on a set of criteria and

in conjunction with the New Directions, to identify issues that
may have an impact on farming, land displacement, and
implications on City bylaws, policies and regulations.
These tools will all be used when creating a clear set of rules to
align City bylaws with Provincial legislation, including the OCP and
Zoning Bylaw.
Stage 3 of AgRefresh will include the development of a strategic
and systematic approach to existing and future bylaw compliance
related issues, and to guide day-to-day bylaw enforcement,
through a Bylaw Compliance Strategy.
Bylaw compliance assessment summary
Processors and Packers
Boundaries
9% of all properties in the ALR were

Agri-Business*
Berry
Dairy
First Nations
City Boundary
identified (through a highlevel snapshot)
as having
Other
Poultry
*Some parcels
one or more potential contraventions
.
have >1 Agri-business
Vegetable
Feed Mill
BradnerMt. Lehman
21%
of total potential
contraventions
Matsqui
Prairie
9%
of total potential
contraventions
AberdeenSouth Poplar
55%
of total potential
contraventions
Map 16: Bylaw Compliance Assessment summary

Sumas
Prairie
15%
of total potential
contraventions
57
58
58
4.0 Stakeholder Engagement

AgRefresh incorporates a robust engagement strategy to collect and incorporate community
and stakeholder input throughout the process. The overarching purpose of the AgRefresh
engagement strategy is to open a conversation with citizens, the agricultural community,
businesses, government agencies and other stakeholders regarding AgRefresh (i.e. OCP
update, Zoning Bylaw update, and a Bylaw Compliance Strategy). A broad and inclusive
engagement strategy has been developed for each Stage of AgRefresh and is summarized
in Appendix C. The strategy was designed to reach out to the community in general
and stakeholders specifically to create awareness and build a broader understanding of
AgRefresh.
Stage 1 engagement involved introducing AgRefresh to the public and exploring opportunities
and challenges with industry stakeholders. Throughout Stage 1, many people shared valuable
information and insights that will serve to inform this part of the project and, in later stages,
will be reinforced through additional engagement steps.
AgRefresh
AgRefresh
Enhancing
Enhancing
Agriculture
Agriculture
inin
Abbotsford
Abbotsford
59
4.1 Who, Why, and How?

AgRefresh includes updating agricultural policies and regulations
for the use of agricultural land in the OCP and Zoning Bylaw.
When updating these documents it is a legislative requirement to
consult with the public, as stated in the Local Government Act,
(Part 14, 475 (1)). Abbotsfords commitment to public engagement
throughout this project is emphasized in the guiding principle: Use
an understandable and transparent process inclusive of the Citys
agricultural community and citizens.
Given the broad range of interests in the agricultural land base in
Abbotsford, AgRefresh has engaged farmers, residents, agriculture
and food organizations, processors, the agricultural service sector,
community and business groups, schools and universities, and
provincial and local government agencies, City committees, and
staff. The various individuals and groups were asked to validate
the opportunities and challenges related to the regulation of
agricultural land use in Abbotsford.
group discussions
The Stage 1 engagement process included individual discussions
with residents and stakeholders, information sessions, workshops,
an open house, general input through emails, and the use of the
Citys website and social media for event advertising. A series of
information sessions were held with City committees (January
and February 2016), the ALC (March 2016) and the Ministry of
Agriculture (April 2016). These groups were presented with an
overview of the planning process, background information on
agricultural land use, agricultural opportunities and challenges
related to agricultural uses, accessory agricultural uses, supportive
agricultural uses, and non-agricultural uses. The desired outcomes
of the sessions were to:
60
Share information early-on;

Validate the process with key partners; and
Begin to identify and validate challenges and opportunities for
increasing predictability and clarity in the OCP, Zoning Bylaw
and creation of the Bylaw Compliance Strategy.
The Web
AgRefresh went live on the City of Abbotsford website in April
2016. The AgRefresh website has been viewed over 500 times
from April to June 2016, with the majority (over 400) of the views
during the five week engagement period from March 28 to May
3, 2016 (with peak daily viewing around the April 19 workshop).
The average time spent viewing the website was just over four
minutes.
Agricultural Industry and Stakeholder

Workshop
A half-day agricultural industry and stakeholder workshop was
held at the AgRec Gallery at Abbotsford Exhibition Park on April
19, 2016. The session was well attended and included a broad
representation of the agriculture industry in Abbotsford along with
other community groups. A total of 63 participants attended the
session. The desired outcomes of the workshop were to:
Build awareness and create understanding of AgRefresh; and
To secure input on the key challenges and opportunities
regarding agricultural land use in Abbotsford.
The information gathered has been summarized and included
in Section 5: Opportunities and Challenges, with more detailed
information in Appendix C.
Public Open House

A public open house was held on April 28, 2016 at Matsqui
Elementary School from 6:00 to 8:00 pm, and was attended by 38
participants. The open house included a series of story boards to
guide attendees on the process, background, opportunities, and
challenges.
Attendees were presented with lists of primary and secondary
agricultural uses, and asked to indicate (by placing dots) as to
whether or not they viewed the items as an opportunity or a
challenge. The purpose of the public open house was to build
awareness and seek input from the broader public on the key
opportunities and challenges. The information gathered has
been summarized and included in Section 5, with detailed input
contained in Appendix D.
The workshop consisted of two key pieces:

1. A brief presentation on the process and background, after
which participants were asked to discuss at their tables, What
are the opportunities and challenges for the use of agricultural
land in Abbotsford? and to report out on the discussions; and
2. A brief presentation on the opportunities and challenges
regarding agricultural land use in Abbotsford that was followed
by a second table discussion focussed on What is working
well and why?; What is not working well?; and How can it be
improved?
Each table reported on the discussions and this input is
summarized in Section 5, with more detailed input included in
Appendix D.
AgRefresh
61
62
62
5.0 Opportunities and Challenges

Through the Stage 1 engagement process, stakeholders provided valuable insight into the
opportunities and challenges with agriculture in Abbotsford. As well, background research
included a review of existing and evolving regulations and plans, and a snapshot of the local
agricultural sector, using a variety of internal and external data sources. The following section
pulls all of this work together into a high level summary of the input received and research
conducted throughout Stage 1. Quotes used throughout this section are directly from
workshop and open house participants.
AgRefresh
Enhancing
EnhancingAgriculture
AgricultureininAbbotsford
Abbotsford
63
EMERGING THEMES
A successful Stage 1 engagement process, combined with
extensive background research, revealed a few common
findings. Abbotsfords agricultural industry is thriving from local
farming expertise, product and process innovation, excellent soil
conditions and an ideal climate. However, agriculture also faces
risks and challenges related to a complex regulatory framework,
competition from a global market, and ongoing intensification of
agriculture.
Abbotsford has local expertise in agriculture and we are
good at it.
The feedback also discovered the general publics view
of agriculture slightly differs from farmers and agricultural
organizations. The general public views agricultural uses
traditionally as those directly related to growing or producing crops
and livestock. To a large degree these would be uses such as
pasture, hay fields, fruit and vegetable lands, raising poultry and
livestock for eggs, meat, and milk.
On the other hand, farmers and the agricultural industry generally
view agriculture as being much more dynamic and flexible,
extending beyond the traditional use of agricultural land to
incorporate both primary and secondary agricultural activities.
Agriculture has evolved to include greater intensification driven by
production practices and systems designed to meet increasing
market demand. Higher density production in barns and
greenhouses are part of todays agriculture and operate as primary
uses of agricultural land.
Three specific aspects of agriculture emerged as themes to focus
opportunities and challenges upon: growing, processing, and
marketing, which are discussed in the following sections.
Section 5.1 - Primary Agricultural Uses: Growing crops,
livestock and poultry is the fundamental role of farming.
64
Section 5.2 - Secondary Agricultural Uses: The processing of

agricultural products, and marketing of products to the public.
Section 5.3 - Non-Agricultural Uses: Challenges associated
with non-agricultural uses within the ALR.
Section 5.4 - Summary: Highlights of the opportunities and
challenges associated with agriculture in Abbotsford.
Appendix D: Additional information on Stage 1 engagement
input.
Core activities in Abbotsfords regional food and

agricultural economy
GROWING
PROCESSING
MARKETING
Growing crops,
raising livestock
and poultry on
the farm
Processing
agricultural
products on or
off the farm
Selling
agricultural
products
Primary agricultural uses

Secondary agricultural uses
Non-agricultural uses
Figure 16: Growing, processing, marketing
Opportunities and challenges summary

Primary Agricultural Uses
Secondary Agricultural Uses
Non-Agricultural Uses
Traditional types of farming, and housing

accommodation for the farm owner or
operator.
Accessory to the primary use.
Use of the land that impacts primary and

secondary agricultural uses.
Growing
Significant business sector with 11,300 full
time jobs, $1.8B in annual economic activity,
and highest farm gate receipts in Canada.
Farming Expertise: High levels of production
on small land areas.
Leaders in Emergency Management: Poultry
sector recognized for biosecurity, emergency
management, and response capabilities.
HOUSING
Primary housing key for efficient on-site
management.

Threat from estate homes and increased

speculation from west of the City.
Processing
Agricultural scale of Abbotsford keeps
processing locally run and operated.
Demand for larger on-farm processing.
Infrastructure limitations on expanding
processing on agricultural lands.
Farm Retail Marketing and AgriTourism
Strong interest in expanding.
Demand for more tourist accommodation on
farms.
Accessory Housing
Demand for increased farm worker
accommodation.
Home Occupation
Home based business on ALR land generally
accepted.
Agricultural Services Uses
Locating small and large agricultural support
businesses should be investigated.
Gravel Extraction/Soil Deposit

Mostly under Federal and Provincial
regulation.
Long time frame for extraction and
remediation.
Unauthorized soil deposits are increasing.
Commercial Truck Parking and
Storage
Commercial truck parking is limited as a
primary use in the ALR.
Many unauthorized on-farm truck parking
operations are in existence.
Parking reduces viability of farming.
Commercial Events
A growing trend in the ALR.
Province provides clarity on what qualifies as
agri-tourism.
City can provide regulations and stipulate
conditions.
Summary
Stage 1 of AgRefresh reveals a healthy and innovative agriculture sector in Abbotsford. Local farming expertise has enabled high productivity and
technology and new crop innovations. The sector is evolving beyond its traditional role of growing crops, raising livestock and poultry to incorporate
greater diversity in crops and products through innovative farming practices and use of new technology. Secondary agricultural uses are increasingly
significant when on-farm and enhancing farm incomes. With the attractiveness of Abbotsfords agricultural areas, agri-tourism is flourishing. However,
the speculation of ALR land for the primary use of residential, and the current unauthorized uses, will need to be further investigated while considering
the viability of farming and the productivity of the agricultural land base.
Figure 17: Opportunities and challenges summary
AgRefresh
65
5.1 Primary Agricultural Uses

Primary agricultural uses include traditional types of farming
activities such as growing and harvesting crops, raising
livestock and poultry. Growing activities are fundamental for
farming. Primary agricultural land uses also include housing
accommodation for the farm owner or operator.
Growing
Agriculture is Abbotsfords most significant business sector,
supporting 11,300 full time jobs and contributing over $1.8 billion
in annual economic activity. Approximately 75% of Abbotsfords
land base is located within the ALR, where some of the best
agricultural land and growing conditions in the country are located.
There is increasing expertise in crop and product diversification.
The agricultural sector has provided Abbotsford with the highest
annual gross farm gate receipts ($20,400 per hectare) in Canada
(Statistics Canada, 2011).
AgRefresh engagement participants noted that Abbotsfords
farmers capitalize on this abundant growing area, the favourable
climate and high quality soils to advance the production of fruit,
berries, nuts, poultry, and dairy products. They also commented
it is important to keep agricultural production within the ALR with
continuing support for traditional agricultural uses.
It was also mentioned by participants that Abbotsford farmers
possess expertise in high levels of production on small land areas,
and there is general acceptance for the intensification of activities
on farmland. However, this intensification must be respectful of
other adjoining land use, irrespective of whether it is a farm or
residential neighbours, and the environment.
Abbotsford is the leading edge for agricultural innovation.
66
Engagement participants advised that Abbotsford farmers are

innovative, and have introduced the use of robotic milking parlours
to enhance dairy production, and anaerobic digesters to produce
bi-products and energy for farms and vehicles from animal waste.
Agriculture research and development including work conducted
at UFV, provides advances in agri-technology including automation
that is quickly adopted for use on Abbotsford farms.
By incorporating improved technology, new products are
introduced to the area including kiwi fruit, rice, nut trees, and
hops. Engagement participants noted that breweries and microbreweries provide synergies for hop production. Advances in
greenhouse operations provide for more efficient crop production
through good solar access and nutrient use with closed loop
systems. These changes in technology are providing opportunities
to enhance and broaden growing. Based on participant feedback,
it appears that the public is aware of these advances.
Agricultural operations influence, and are influenced by, climate
change and environmental concerns including changing freshet
flood risk from the Fraser and Nooksack Rivers that could impact
Glen Valley, Matsqui, and Sumas Prairies. These challenges lead
to opportunities as well. For example, the 2006 Avian Flu outbreak
lead to changes in poultry sector emergency management and
biosecurity measures, which is now recognized nationally for
its leadership in biosecurity, and emergency preparedness and
response capabilities.
Climate change [such as] water shortages, pests, and
wildfires [create the] need for adaptation strategies.
According to the BC Agriculture and Food Climate Action Initiative
(2015), climate change impacts were predicted including warmer
and drier summer conditions, increasing and extreme precipitation
events, changes to pests and pollinators and greater frequency
and intensity of extreme heat events. Various adaptation strategies
and actions are recommended to enhance the agriculture sectors

ability to adapt to climatic risks. Long term infrastructure and
servicing requirements and policies regarding water management
affecting agricultural land will also need to be examined. City and
regional irrigation and drainage infrastructure must be maintained in
order to realize the full potential of the agricultural land base.
Due to the appeal of lower cost ALR land, it is pursued for urban
development. According to Metro Vancouver (2016), there was a
net reduction of 350 ha of industrial lands. This conversion of land
reduces opportunities for industrial development and business
expansion within Metro Vancouver. The report also mentioned
that there are competing priorities for industrial land such as
accommodating population and commercial employment growth.
Additionally, Metro Vancouvers vacant industrial land supply may
be substantially absorbed by the 2030s. The shrinking supply
of industrial land within Metro Vancouver has prompted some
industrial businesses to consider relocating to ALR and industrial
designated land in Abbotsford for both short and long-term
business growth. Interest in ALR land for non-agricultural or rural
estate development has contributed to inflation of agricultural
land values to the point where it is challenging for new farmers to
purchase viable farmland.
According to the Fraser Valley Real Estate Board, and local
realtor information, recent real estate listings for farm properties
in Abbotsford indicate asking prices for smaller properties under
10 acres at approximately $94,000 per acre. For larger properties
around 40 acres, asking prices have been approximately $70,000
per acre.
According to Vancity (2016), asking prices in Metro Vancouver
range from $150,000 to $300,000 per acre for parcels less than 5
acres, and $50,000 to $80,000 per acre for parcels more than 40
acres. The Vancity report also stated the financial viability of many
farm businesses in BC becomes questionable when land prices

reach $80,000 per acre.
Findings conclude there is pressure from land speculation,
contributing to the high cost of farmland for new farmers. This has
influenced farmers to lease Abbotsford ALR properties or purchase
farmland elsewhere for agricultural production. Engagement
participants indicated concern that agricultural land has become
under-utilized and removed from production, partially due to recent
development of large estate homes within the ALR.
Housing
Housing plays an important role in the farming operation. A
primary residential home is a permitted use because it allows the
landowner to live on the farm, providing convenience to manage
the operation.
The use of agricultural land for estate homes is a growing concern
as people seek places to have a large home, garage, pool, and
yard on affordable land. Demand for single family residential
accommodation continues to grow and migrate east from
Metro Vancouver and adds additional pressures on the ALR in
Abbotsford.
Adding to the appeal of lower cost smaller ALR properties is the
discounted property tax available to property owners who produce
$2,500 per year in agricultural revenue from such properties.
This low agricultural production threshold provides property
owners with opportunities to construct estate homes on smaller
ALR properties without being required to farm these properties
intensively. Engagement participants commented that current tax
regulations provide impetus for speculation and underutilization of
ALR properties, and recommended that the City address this issue
with BC Assessment.
Rural estates put pressure on farm practices and take land
out of production.
AgRefresh
67
People are seeking more space for quiet enjoyment of their

homes and are occupying small ALR parcels in Abbotsford.
Abbotsford has approximately 1,307 parcels that are 2 ha or
less in size, representing 30% of all parcels in the ALR. Of these
small parcels, 77% are classified as not farmed (BC Ministry
of Agriculture, 2012). Policies that guide residential homes may
be necessary to enable a residential home while maintaining the
opportunities for farming.
5.2 Secondary Agricultural Uses

Secondary agricultural uses are those that are ancillary or
accessory to the primary use of growing crops, livestock, or
poultry. Some traditional ancillary uses include processing,
retail farm sales, marketing and agri-tourism activities. Further
examples of secondary agricultural uses include accessory
housing (such as second dwellings, permanent and seasonal
farmworker accommodation), home occupation, and services
for the agricultural community, including those located in regional
service centres and rural centres. The City must take guidance
from Provincial legislation and regulation when planning for these
land uses.
Processing
The size and scale of agriculture in Abbotsford and in BC
typically do not lend themselves to major, multinational food
processors. As such, Abbotsford farmers have embraced the
evolving role of agricultural technology, including automation and
waste management processes to capture greater opportunities,
enhancing their income through accessory processing on the farm
site.
The significant knowledge base of agriculture [provides for
effective] waste and by-product utilization in Abbotsford.
68
While Provincial regulation enables siting of processing facilities on

the farm, it is up to local governments to regulate but not prohibit
the use on agricultural land. For example, the Citys Zoning Bylaw
currently permits a maximum floor size of 2,000 m2 for processing
operations. Farmers have recently requested variances to increase
the maximum floor space to accommodate larger on-farm
processing.
Agricultural size and siting regulations may need to be revisited (e.g. 300 m2, 50/50 regulations).
is also sold at the farm gate, to landscaping contractors, retailers

and the public. The recent introduction of anaerobic digesters on
Abbotsford farms (e.g. EcoDairy and Catalyst Power) enables the
processing of animal manure for methane gas that is converted
into electricity to power farms and vehicles.
Similar to food processing, a minimum of 50% of raw materials
must come from the farm site. Through discussion with
Provincial agencies and industry associations, updated beneficial
management practices, new agricultural planning policies, zones,
and compliance procedures can be explored.
The integration of accessory processing facilities on farms provides

opportunities for creating and marketing value-added products
for farmers. Examples of ALC approved on-farm processing
activities include; a facility for processing liquid fertilizer for custom
application, storage and distribution, an ice cream processing
plant, processing plants for the packaging, freezing and storage of
fruit and vegetables, beer, cider, and wine making, and mushroom
processing, package, storage and distribution facilities. These
processing facilities are permitted to be located on farm, provided
that at least 50% of the product comes from the farm. In the case
of mushroom composting, a minimum of 20% of the finished
compost is produced and used on farm.
The related issue of agricultural property taxation was raised by

engagement participants as a challenge for accessory agricultural
processing. In the current Zoning Bylaw, agricultural zones limit the
floor area of Accessory Processing Use to 2,000 m2. Historically,
processing facilities were mostly located on industrial land. More
recently, there is a growing desire to process primary products on
the farm.
Some engagement participants noted that these regulations need

to be re-visited with the ALC and Ministry of Agriculture, whereas
other participants reported there is a need to limit the size of
processing and retail on ALR properties. Recognizing varying
perspectives reflected during AgRefresh engagement, optional
policies and requirements may be needed for different scales and
types of on-farm processing facilities.
Along with the agricultural zones floor area restriction for

Accessory Processing Use, the Citys ability to provide water
service to ALR properties is restricted. While on-farm processors
utilize water from aquifer, river, and ditch sources, their ability
to expand business operations may be limited in part due to
restrictions in City water supply.
Incorporating new agricultural technology, farming and on-farm

processing efficiency has increased through more effective crop
and animal waste management. Vegetable and crop composting
provides nutrient material to amend farm soils. Composted material
Agricultural processors located in industrial areas claim there

is an unequal playing field that provides taxation advantages to
competitors located within the ALR. More recently, the ALC Act
was amended to further support on-farm processing by allowing
registered cooperative associations to locate on farms.
Expanding water and other City services (e.g. roads) within the
ALR to adequately serve the needs of expanded processing
facilities could be financially challenging. The issues of
infrastructure restrictions including potential for expanded use of
groundwater and water from other sources, and transboundary
AgRefresh
69
Canada/USA groundwater quality (e.g. concerns over nitrate

concentration) would need to be investigated in order to determine
the potential for expanding the scale and location of accessory
agricultural processing facilities located within the ALR.
Agriculture is moving beyond traditional forms of farming, where
processing is emerging as an integral function of farming, adding
value to agricultural operations. With the evolution and growth of
on-farm processing of farm-grown products, regulations should
be reviewed to determine the appropriate scale and location of
accessory processing uses and to provide clarity in defining and
regulating secondary agricultural uses.
Farm Retail Marketing and Agri-Tourism

According to stakeholder feedback, there is a tremendous
opportunity to showcase agriculture by means of direct marketing,
niche market production for farm retail sales, and agri-tourism.
Farms can also be used to educate the public about agriculture
and food security. Farm sales and culinary tourism provides
farmers with opportunities to sell directly to customers, enhancing
farm income. Agricultural farm tours are attracting Lower Mainland
residents and tourists to Abbotsford, providing exposure to farm
life and access to local agricultural products.
There is a tremendous opportunity in direct marketing, agritourism, and niche market production in Abbotsford.
Stakeholders recommended a coordinated approach to
agricultural tourism with other Fraser Valley municipalities. Local
schools including the University of the Fraser Valley (UFV), provide
agricultural courses to all age groups. A growing interest in the
culinary arts also provides greater exposure and education around
agricultural products and practices.
While direct farm marketing and agri-tourism are common,
legitimate questions have been raised regarding the size of
facilities and services. Concerns were expressed by stakeholders
over the scale of farm retail operations. It was reported that in
some cases an unfair advantage or double standard exists where
farm retail has become the primary use on ALR properties, instead
of an accessory use to enhance the existing farm operation.
Similar to on-farm processing, farm gate retail may present an
unequal playing field, whereby the tax burden is much less on farm
than in the urban area.
Feedback received during engagement events included
opportunities to expand farm retail marketing and agri-tourism
businesses in other parts of the City (not just on ALR lands). Farm
markets in urban areas could produce multiple benefits, including
greater access to locally produced food and enhanced awareness
about agriculture and food security.
70
The current A1, A2 and A3 zones allow Bed and Breakfast

(B&B) as an accessory use. While the Zoning Bylaw does not
differentiate between B&B use for urban and rural localities, there
is interest and opportunity for expanding tourist accommodation
on farms.
Following consultation with municipalities (through UBCM), the BC
Agriculture Council and others, on August 2, 2016 the Ministry,
announced regulation establishing that ALR land owners will not
require a permit from the ALC to host specific activities such
as commercial weddings, concerts or non-agriculture festivals
based upon certain criteria (for example: the farm is classified
as having farm status under the Assessment Act; no new,
permanent structures are being built; parking is on site; maximum
number of guests is 150 per event; and the maximum number
of events is 10 per calendar year). In addition, certain activities
will not require permits from the ALC including: farm tours and
farm demonstrations; hay, tractor, and sleigh rides; seasonal and
special promotional events.
Abbotsfords central location in the Lower Mainland provides
a strategic advantage for the successful development of new
agricultural enterprises including wineries, tourist accommodation,
and on-farm retail. According to stakeholders, the proximity to
large Vancouver and international markets provides opportunities
for promoting high quality agricultural products. Lower Mainland
residents are supporting locally grown food, particularly berries,
vegetables and dairy products where they can purchase these
products directly at the farm gate.
This agri-tourism regulation is intended to help farmers grow their
incomes and to expand opportunities for visitors to experience
local foods and farming. Recognizing the growing interest in agritourism, updated policies and regulations will be developed for
these land uses through AgRefresh.
AgRefresh
71
Accessory Housing
Certain farm operations require additional housing for permanent
and seasonal farmworkers. The ALC does not currently have
a specific policy related to farmworker housing; however, the
Ministry of Agriculture (2009) attempted to provide guidance
through discussion paper and standards on regulating temporary
farmworker housing in the ALR. The Ministry has provided criteria
to offer a starting point for local governments to build upon, which
is intended to be flexible and can be adapted to each communitys
situation, provided they remain consistent with the ALC Act and
regulations.
There is a trend for use of variance applications for supportive
agricultural uses (e.g. second dwellings, seasonal farmworker
accommodations) to increase space for farmworker
accommodation.
The accommodation of permanent and seasonal farmworkers is
facilitated within the Citys agricultural zones through the Zoning
Bylaw. The increase in field horticultural production between 2004
and 2012 is likely attributed to growth in berry production. This
increased production corresponds with the need for a larger farm
labour work force. While there is general support for farm labour, it
remains questionable as to how much should be accommodated
on farm. For instance, the Zoning Bylaw currently limits seasonal
farmworker housing to a maximum floor area of 200 m2.
Farmers are challenging the current regulations limiting the size of
this accommodation. There has been a trend for using variance
applications to allow for the increase in the size of accessory
farmworker accommodation.
Engagement participants expressed interest in increasing the
amount and floor area of on-farm accommodation for longterm, temporary foreign workers who could work for up to four
72
72
years on the same farm. In cases where these farmworkers are

employed on chicken farms, the operators mentioned a need
for farmworkers to be housed on the farm site to respond to
emergencies as chickens are sensitive to noise, light temperature,
and other factors.
On the other hand, questions can also be raised as to the need
to accommodate all workers on farms, where other locations
including urban areas and rural centres may be more appropriate.
Clear rationale and regulation for worker accommodation on farms
should be considered. This should take into account the longterm use of on-farm residential structures after their function as
farmworker housing has terminated.
Home Occupation
The current A1, A2 and A3 zones permit home occupation as an
accessory use. A wide variety of home occupation businesses
exist on ALR properties, where some are directly related to the
primary farming business of the property where they are located.
However, others are of a different nature (e.g. accounting, repair
services, etc.).
While there is general acceptance that home based business
enterprises are acceptable on farm, there remain questions around
the type and limits. Suggestions from some stakeholders indicated
that a form of licensing could be initiated for home-based
businesses on ALR properties. Other stakeholders commented
that home based businesses in the ALR could be more tightly
regulated to ensure alignment with permitted uses of agricultural
land. The requirement of business licences for farm-based
businesses is an opportunity that could provide the City with key
information regarding the activities occurring on farmland.
Agricultural Servicing Uses

The agricultural industry requires a wide range of supporting
services including seed supply, animal feed, crop health
consulting, veterinary services, farm machinery, servicing, and
robotics. Some businesses serving the agricultural sector are
located on farm properties. Other agricultural support services
operate locally and beyond, providing typical services required
by agriculture, including specialized functions such as animal
reproduction. Certain small scale businesses servicing agriculture
could be located within Abbotsfords rural centres, where they
would operate in close proximity to farm customers. Locations for
larger scale and specialized services should be investigated, with
consideration for defined agri-service/industrial areas.
5.3 Non-Agricultural Uses

There is a growing prevalence of non-agricultural uses in the
ALR. The non-agricultural uses and activities occurring in the ALR
range from gravel extraction and soil deposit to commercial truck
parking, storage, and second dwellings.
Gravel Extraction/Soil Deposit
Most gravel and resource extraction activities operate within
the scope of Provincial and Federal legislation and with City soil
removal permits. However, unauthorized soil deposit occurs on
agricultural land, potentially affecting production.
Non-agricultural uses in the ALR (truck parking, soil removal)
[need to be] reviewed to see the magnitude of this problem.
Soil and gravel removal operations occupy a substantial portion of
the ALR, particularly within the OCP Soil Removal Eligible Areas
located in the Bradner and South Poplar areas. Many resource
extraction sites have operated for decades, and when completed,
will require substantial fill for site remediation.
Recognizing the large scale and considerable time required for

resource extraction and site remediation, extraction operations
eliminate the potential for productive farming for long periods of
time. Some resource extraction sites in south-west Abbotsford
have recently been remediated and are again available for
agricultural use. In one case, a former gravel pit has been
converted for the cultivation of grapes to supply the local wine
industry.
The unauthorized deposit of soil on farmland creates concerns
about the extent and quality of soil material, drainage and other
damage to land, streams and riparian habitats. The potential exists
that some deposited soil could be contaminated. There is concern
that unauthorized dumping of soil on ALR properties is increasing
in frequency, in part, due to the level of construction taking place
in urban areas. Unauthorized soil deposit could be addressed
through a coordinated approach between municipal governments,
regional and provincial authorities including the ALC and Ministry
of Agriculture.
Commercial Truck Parking and Storage
Some farm owners augment their agricultural incomes with other
business activities including trucking and storage. According to
the Citys truck parking study, the use of lands within the ALR
for truck parking is not supported. As noted in this study: Truck
parking is currently permitted in the ALR limited to trucks that are
a part of the normal farm operation on the site. The Zoning Bylaw
permits a maximum of two commercial trucks provided that one of
the trucks is owned by a resident of the property, and the trucks
are not used for hauling solid waste, sewage, hazardous materials
or dangerous goods. However, many illegal on-farm truck parking
operations are in existence, and displace the primary use of ALR
properties for agriculture.
Unauthorized truck parking and associated servicing activities
including oil changes, lubrication and fuelling can contribute to
AgRefresh
73
groundwater and watercourse contamination. Trucking activity also

creates noise, dust and other disturbance for adjacent farming
operations. In combination, unauthorized truck parking along with
storage businesses on ALR properties reduces the ability of these
properties to operate as viable farms. Engagement participants
recommended reviewing truck parking to see the magnitude of this
problem.
Some of the truck parking sites are well screened with fencing
and landscaping while other locations are visually unattractive.
Stakeholders advised that the unauthorized use of farm buildings
for storage businesses creates potential for fire and safety
concerns as these buildings were developed under the farm
code, using different construction standards than are required for
commercial buildings.
Commercial Events
Feedback during engagement events included concerns that there
is a growing trend in commercial events in the ALR, including
banquets, bistros, weddings, concerts, festivals and other
assembly events that are used to supplement farm incomes. Some
are operating legally with ALC and City approval, while others are
not. Farms in Abbotsford provide unique and attractive venues for
these activities. Commercial events on farms prompt concerns
over the suitability of location and size of business operation as an
accessory agricultural use.
While the Province provided clarity and guidance with respect to
the forms of agri-tourism that are permitted, the City can provide
guidance with respect to acceptable standards for the conduct
of such events, such as requiring permits and business licences
which could specify conditions related to amplified sound,
parking, fireworks, fire protection, washrooms, food and beverage
preperation, and land or other disturbances.
74
74
5.4 Summary
Stage 1 research reveals that the state of agriculture in Abbotsford
is healthy and evolving, meeting the growing demands of local
and international markets. Abbotsford is the hub of Fraser Valley
agricultural activity where it supports 11,300 full time equivalent
jobs, and produces the highest farmgate sales in BC. Agriculture
is evolving beyond its traditional role of growing crops, raising
livestock and poultry to incorporate greater diversity in crops and
products through innovative farming practices and use of new
technology. Secondary agricultural uses are increasingly significant
where on-farm processing, wineries, u-picks, events, and farmgate
sales enhance farm incomes.
Stage 1 of AgRefresh incorporates research findings with

considerable input from engagement participants that contribute
to this Background Research Report. This information will be
further assessed in the preparation of Stage 2 New Directions,
accounting for changes in agricultural land use with effective
regulatory guidance. Further engagement with the community
and stakeholders will occur, contributing to the preparation of new
agricultural planning policies, regulations and an on-going Bylaw
Compliance Strategy that, in combination, will provide a clear,
consistent and coordinated framework for enhancing agriculture in
Abbotsford.
Through Stage 1 engagement, participants advised that

Abbotsfords farmers are knowledgeable and innovative, and
utilize the high quality soils and climate of the area. The growth
of the agricultural industry has created demand for a strong
network of agri-businesses providing services and supplies to
support production. While agriculture is Abbotsfords dominant
business sector, it faces challenges from non-farm activities in the
ALR, a complex regulatory framework, high land and business
costs, competition from the global market, and changing climatic
conditions.
Recognizing the attractiveness of Abbotsfords agricultural areas,
agri-tourism is flourishing, with mixed outcomes. The success of
farm-based wineries, retail operations and other activities such
as commercial weddings and events has prompted the Ministry
of Agriculture to update regulations for these activities within the
ALR. The City is developing new ways to regulate these business
operations to ensure continued support for viable agricultural
production while not eroding the productivity of the agricultural
land base.
AgRefresh
75
76
76
6.0 Next Steps

Agriculture in Abbotsford continues to evolve by benefiting from opportunities and responding
to challenges threatening its viability and sustainability. AgRefresh provides a platform for
examining the current state of the agriculture industry. Abbotsford now has an opportunity
to create policies and regulations that anticipate the changes that can facilitate agricultural
growth and development, thereby improving the viability and sustainability of the agricultural
sector. The City recognizes the need to regulate but not prohibit provincially mandated uses of
the ALR, but at the same time faces the challenge to ensure compliance and enforcement not
only with local, but as well as Provincial regulation.
The adoption of the Background Research Report by City of Abbotsford Council will mark the
end of Stage 1 of the AgRefresh process. The input and feedback received, and research, will
go through further assessment and analysis in the development of New Directions in Stage 2,
which will consider potential changes to agricultural land use, and how we need to respond.
This is where more diverse stakeholder and industry engagement will take place. This will lead
to the development of new policy and regulation, and an on-going Bylaw Compliance Strategy
to provide a clear, consistent and coordinated framework to support agriculture.
AgRefresh
AgRefresh
Enhancing
EnhancingAgriculture
AgricultureininAbbotsford
Abbotsford
77
7.0 Sources
Appendices
BC Ministry of Agriculture. 2012. Agricultural Land Use Inventory:

City of Abbotsford, Summer 2012. (Reference No. 800.51025.2012).
Appendices are available as a supporting document
BC Ministry of Agriculture. 2009. Regulating Temporary Farm

Worker Housing in the ALR: Discussion Paper and Standards.
BC Ministry of Agriculture. 2004. Farmland Use in Abbotsford and
the Potential for Future Growth.
BC Ministry of Agriculture and Abbotsford Chamber of Commerce.
2008. The Economic Impact of Agriculture in Abbotsford (Market
Based Goods and Services).
BC Ministry of Agriculture and Food Climate Action Initiative. 2015.
BC Agriculture & Climate Regional Adaptation Strategies Series:
Fraser Valley.
Metro Vancouver. 2016. Metro Vancouver 2015 Industrial Lands
Inventory Technical Report.
Statistics Canada. 2011. 2011 Census of Agriculture.
Vancity. 2016. Home on the Range: Cost pressures and the price
of farmland in Metro Vancouver.
78
Appendix A: OCP Agricultural Excerpt

Appendix B: Background Reports and Strategies
Thank you to all of the people, agencies,

and organizations that contributed their
time, input, and expertise to this initial stage
of AgRefresh.
AgRefresh
79
AgRefresh
City of Abbotsford
September 2016
604-864-5510
AgRefresh@abbotsford.ca
www.abbotsford.ca/AgRefresh
URBAN FOOD
STRATEGIES
www.urbanfoodstrategies.com
AgRefresh
DRAFT BACKGROUND RESEARCH REPORT APPENDICES

September 2016
Table of Contents
Appendices
Appendix A: OCP Agricultural Excerpt................................ 3
Appendix B: Background Reports and Strategies.............. 5
Appendix C: Engagement Strategy..................................... 8
Appendix D: Stage 1 Engagement Input........................... 22
Appendix A: Official Community Plan Excerpt Enhancing Agricultural Integrity

Vision
Abbotsfords agricultural areas which comprise a longstanding pillar of the local economy and form a vital part of Abbotsfords
character will be protected and maintained as places for agricultural growing, production and processing, and a place for thriving
livelihoods.
This rich agricultural identity will also be felt more strongly within urban areas, where community gardens and other forms of
agriculture take root, and where local markets and food culture flourish.
Big Picture
Agriculture in the Country: Ensure Abbotsford is surrounded and sustained by a thriving and diverse agricultural sector through
maintaining agricultural uses in viable agricultural areas, and encouraging public support for agriculture.
Food in the City: Support the establishment of urban agriculture, such as community gardens, edible landscaping, and permanent
markets.
Policies
The policies in this Chapter apply across the city, and the AgRefresh project (the Citys review of agricultural practices) will consider
many of them in more detail.
AGRICULTURE IN THE COUNTRY
6.1 Agricultural Uses
Continue to work with the Agricultural Land Commission and the Ministry of Agriculture to develop up-to-date regulations to enable
agriculture to grow and thrive.
6.2 Agricultural Enhancement Endowment Fund
Implement the Agricultural Enhancement Endowment Fund (Ag Trust Fund) by requiring a $20,000 per acre contribution for land
that is rezoned in the area identified on Map 16. Consider expanding the Ag Trust Fund program to further support agricultural
research, innovation, and farm practices.
6.3 Value Added Opportunities
Encourage a thriving and innovative agricultural sector by supporting value-added agri-businesses in appropriate locations, including
directing agri-processing facilities to specific areas.
6.4 Advance Agriculture
Support and showcase agricultural enterprise, research, and best practices.
6.5 Urban-Rural Interface

Update the Protection of Agriculture Development Permit Guidelines requiring a buffer area between the urban area and the
Agricultural Land Reserve.
6.6 Food Culture
Support the agricultural sector by preserving the agricultural land base, marketing the industry, and supporting local and regional
initiatives to protect and further develop the local food industry and culture.
6.7 Holistic Food Systems
Support a thriving food system throughout the city, including local production, processing, distribution, celebration, consumption,
nutrient recovery, and waste to energy.
6.8 Rural Centres
Identify rural centres to enable support services for the rural farming community.
FOOD IN THE CITY
6.9 Production and Sale
Enable the production and sale of food throughout the urban area by developing urban agriculture guidelines and permitting small
scale, commercial urban food gardens.
6.10 Add Bees
Consider supporting additional urban agriculture activities that encourage self sufficiency such as keeping bees in the urban area.
6.11 Community Gardens
Encourage and establish non-commercial community and demonstration gardens where feasible and appropriate in parks, right-ofways, boulevards, vacant lots, and mixed use developments.
6.12 Farmers Market
Support establishing a permanent farmers market facility to create a year-round local agricultural presence in the urban area.
Appendix B: Background Reports, Studies, and Strategies

Note: Not all documents have been adopted by Council, but are provided for background and context.
PRIMARY
City of Abbotsford
Agriculture Strategy (2011)
Ag Strategy - Agriculture Profile (2009)
Ag Strategy - Issues and Options (2010)
Abbotsforward Official Community Plan Update
Abbotsforward Background Research Report Body (2014)
Abbotsforward Background Research Report Appendix B (2014) (Agri-Industrial Land Use starting on page 86)
Abbotsforward New Concepts Report - 7 Big Ideas (2015)
Agricultural Buffering Strategy (2008)
Map 1: Urban Interface
Map 2: Urban Buffer
Agri-Industrial Study (2013)
Agricultural Trust Fund (2011)
Official Community Plan (2005): http://abbotsford.civicweb.net/Documents/DocumentList.aspx?ID=16829
Part 3: Objective 2.6 and Objective 5.1
Part 4: Agriculture Land Use Designation, and Protection of Agriculture Development Permit Area
Appendix B: B-5 Protection of Agriculture Development Permit Guidelines
Zoning Bylaw (2014): https://abbotsford.civicweb.net/filepro/documents/16830
Review of Draft Ministers Bylaw Standards on Agri-Tourism and Farm Retail (2015)
Bylaw Amendments for Medical Marihuana Production Facilities (2015)
Mushroom Growing Operation Farm Bylaw (1998)
Audible Bird Scare Device Bylaw (2013)
External
Ministry of Agriculture - Abbotsford Agricultural Land Use Inventory (ALUI) (2012 - updated November 2015)
o ALUI maps
Ministry of Agriculture - Farmland Use in Abbotsford and the Potential for Future Growth (2004)
Note: With the exception of the ALUI, Ministry of Agriculture documents have not been included in this list.
SECONDARY
City of Abbotsford
First Priority
Council adopted agriculture policies (to come)
Overview of Drainage System Presentation (2015)
Drainage Areas Map (2015)
Matsqui Prairie Drainage Study (2013)
Lower Clayburn Creek Flood Mitigation Plan (2013)
Glen Valley Drainage Issue (2015)
Guide to Barrowntown Pump Station & Sumas River Floodplain (1993)
Sumas River & Nooksack River Modelling Update (2015)
Matsqui & Vedder Dike Upgrades Completion Report (2007)
Second Priority
City in the Country Plan and Industrial Reserve FAQ sheet
City in the Country Plan (2004)
Commercial Truck Parking Strategy (2011)
Groundwater Management Strategy (2012)
Water Master Plan AECOM (2010)
Clayburn Creek Flood Mitigation Update (2015)
Clayburn Creek ISMP Report (2012)
Clayburn Creek ISMP Appendices (2012)
Downes Creek ISMP (2010)
Marshall Creek ISMP (2006)
Asbestos Issue in Sumas River Sediments (2015)
CSPI Implementation Plan (2014) (priority initiatives in implementation table - number 17)
Third Priority
CICP Lands Stormwater Source Control Bylaw (2009)
Willband Creek Drainage Study (1989)
Fishtrap Creek Master Drainage Plan (1987)
2015-2018 Strategic Plan (Vibrant Economy cornerstone, Principle 3; Priority Action: Develop Regional Agri-tourism Partnership
Strategy, Complete Agricultural Industrial Study/Plan Strategy, Complete Ag Land-Use Update, Review Bylaw Issue on
Agricultural Lands)
Economic Development Action Plan (2013) (Action item 5)

Community Sustainability Strategy (2013) (Strategy 4)
Green Economic Investment Study (2013) (4 Agricultural recommendations in recommendations section)
Green Energy Plan (2013) (Agriculture theme, with goals and strategies)
Transportation Master Plan (2007) (Truck Route Plan, Map 4.3C Future Road Options Rural Area, Map 4.3E Future Road
Network Rural Area, Map 4.4b Truck Route Network, Map 4.4A Truck Route Options)
Trail Development Strategy (2004) (Trails Concept Map)
Parks and Recreation Master Plan (2005) (Trails section)
External
FVRD Agriculture Water Demand Model (2015)
o Executive Summary
o Fact Sheet
Fraser Valley Regional Adaptation Strategy
FVRD Agriculture Snapshot
FVRD Regional Growth Strategy (2014 draft update)
AGREFRESH
ENGAGEMENTSTRATEGY
CityofAbbotsford
WHYAREWEENGAGING?
BACKGROUNDONAGREFRESH
AbbotsfordisthelargestmunicipalityinBCwithatotalareaof389km2.Approximately75%ofthelandbaseislocatedwithintheAgriculturalLandReserve
(ALR),makingagricultureasignificantpartofthecommunity.AbbotsfordisoneofthemostintensivelyanddiverselyfarmedareasinCanada,supportinga
widerangeofcropandlivestockproductions.AgricultureisoneoftheeconomicpillarsofthecityandinmanywaysdefinesAbbotsford.
In2011,anAgricultureStrategywascompletedwhichaimstoenhancethehealthandviabilityoftheagriculturaleconomyandrespondtoissuesandchallenges
facingagricultureinAbbotsford,andincludesarecommendationtoundertakearuralareaplan.In2012,theMinistryofAgriculturecompletedanAgricultural
LandUseInventoryofthetypeandextentofagriculturalactivitiesinAbbotsfordtoinformdecisionsonhowtobestmanagetheagriculturallandbaseinthe
future.
CurrentagriculturalpolicyandregulationcontainedintheOfficialCommunityPlan(OCP)andZoningBylawisunclearandoutdated,andlacksacoordinated
zoningandcomplianceapproachtoenforcementforlandintheALR.AgRefreshwillbuildontheworkoftheStrategyandLandUseInventorytoenableclear
andconcisepolicyandregulationfortheCity,withasystematicandstrategicapproachtobylawcomplianceandenforcement.Thiswillbecompletedthrough
threeprimarycomponents:updatedOCPpolicy,ZoningBylawregulation,andaBylawComplianceStrategy.
Additionally, the City of Abbotsford under the authorities established under the Local Government Act is responsible for land use within the City. These
authoritiesmustalsorecognizeandtakeintoconsiderationtherequirementsoftheAgriculturalLandCommissionActandFarmPracticesProtection(Rightto
Farm)Act.Aswell,theCitymustweighandbalanceeconomic,environmentalandsocialvaluesinlandusedecisions.
GUIDINGPRINCIPLES
This engagement strategy has been developed to effectively and collaboratively engage the Abbotsford community and key stakeholders in the AgRefresh
process,andwillbeguidedbythefollowingoverallprojectprinciples:
1. UseanunderstandableandtransparentprocessinclusiveoftheCitysagriculturalcommunityandcitizens.
2. EnsureAbbotsfordissurroundedandsustainedbyathrivinganddiverseagriculturalsectorinthefuture.
3. ClarifyanddefinetheCitysrolewithrespecttoagriculture.
4. Enhanceagriculturalintegritybypreserving,protectingandsustainingagricultureandfoodwithinthecontextofbroaderCityobjectives.
5. Developclearandconcisebylawsandpoliciesthatarepractical,workableandconsistent.
ENGAGEMENTGOALS
AgRefresh consultation will obtain broad and representative input from City of Abbotsford interdepartmental advisory bodies and working groups,
stakeholders,thepublic,specialinterestorganizations,andgovernmentagencies.Engagementwillbebroad,inclusive,andincorporatevariousmethodsto
reachouttotheidentifiedgroupsandthecommunity.
Thefivebroadgoalsareto:
1. Inform: To provide City staff, the public and key stakeholders with basic project communication and balanced, objective information to assist them in
understandingtheproblems,alternatives,opportunities,and/orsolutionsfacingagricultureinAbbotsford.
2. Consult:ToobtainfeedbackandinputfromCitystaff,thepublicandkeystakeholdersonthebackgroundresearch,policies,and/orregulationsthroughthe
AgRefreshprocess.
3. Involve: To work closely with the public and key stakeholders throughout the AgRefresh process to ensure opportunities, challenges and views of
stakeholdersareconsistentlyunderstoodandconsidered.
4. Collaborate:TopartnerwiththepublicandkeystakeholdersthroughouttheAgRefreshprocessoneachaspectofthedecisionincludingthedevelopment
ofalternativesandidentificationofpreferredsolutions.
DESIREDOUTCOMESOFPROJECTENGAGEMENT
EffectivelyandinnovativelyengagetheAbbotsfordcommunityandkeystakeholderstoprovideinputtoAgRefresh;
EngageandfacilitateinternaldiscussionsanddecisionswithCityofAbbotsfordstaff,advisorybodiesandworkinggroups;
EngageotherlevelsofgovernmenttoprovideinputandguidanceonAgRefresh;
Advertiseandnotifythecommunityandgeneralpubliconwaystobecomeinvolvedintheprocessandengagementevents;
Obtainmediacoverageforspecialeventsbyissuingpressreleasesatkeypointsintheprocess;
AllowopportunitiesfortheAbbotsfordcommunityandkeystakeholderstotakeownershipovertheplan;and
Gainsupport,acceptance,andbuyinforAgRefreshanditsimplementation.
WHOWILLWEENGAGEWITH?
ROLESANDRESPONSIBILITIES
Inadditiontobroadcitizenengagement,thefollowinggroupsareintendedtobecontributorstoAgRefreshinvariousstagesoftheproject.Thesegroupsare
listedinnoparticularorder.
10

Council
Lead: Mayor
Structure:CouncilisformedbyallelectedCityofAbbotsfordCouncillorsandtheMayor.
Role:
Councilwillbeaskedtoreceivethematerialprovidedattheendofeachstage,provideauthorizationtoproceedtothenextstage,
andisresponsibleforfinalbylawadoption.Councilwillalsobeaskedtoparticipateinanumberofengagementopportunitiesineach
stage.
SeniorManagementTeam(SMT)
Lead: CityManager
Structure:
TheSeniorManagementTeamisformedbyseniorCitystaffrepresentingallCitydepartments.
Role:
The Senior Management Team will provide advice and direction for all material that is proposed to be presented to Council. The
SeniorManagementTeamwillbeaskedtoparticipateinanumberofengagementopportunitiesineachstage.
CoreAgRefreshTeam(CoreTeam)
Lead: DirectorofCommunityPlanning
Structure:
CoreAgRefreshTeamisformedbyCommunityPlanning,DevelopmentPlanningandBylawServicesstaff,andstaffallocatedbythe
Consultant.Thisteamisexpectedtoconsistofapproximatelysixpeople.
Role:
TheCoreAgRefreshTeamwillberesponsibleforadministeringtheoverallprocess,andassistingwithengagementopportunities.
TechnicalAdvisoryStaff(TAS)
Lead:
DirectorofCommunityPlanning
Structure:
The Technical Advisory Staff is formed by representatives from various City Departments, such as Parks, Recreation and Culture;
EngineeringandRegionalUtilities;andCorporateServices.Thisgroupwillconsistofapproximatelyninepeople.
Role:
This group will provide technical material and advice throughout the AgRefresh process. Specifically, assist in collecting and
disseminatingdataforthebackgroundresearch,providinginput/adviceontechnicalmatterswhereneededandreview/commenton
materialpreparedbytheConsultant.
OtherCityAdvisoryCommittees(ADDIAC,DAC,TAC)
Lead:
Structure:
TheseareexistingCityCommitteesthatwillbeinformedandconsultedthroughouttheprocess.
Role:
Thisgroupwillprovideinput/adviceonmaterialspreparedbytheConsultant(engagementstrategy,backgroundresearchreport,new
directions,OCPpolicy,ZoningBylawregulation,andaBylawComplianceStrategy).
SpecialInterestOrganizations(SIOs)
Structure:
SpecialinterestorganizationsthatmayhaveaninterestinAgRefreshshouldbeconsulted.Thisincludes,butisnotlimitedto:
11
AGRICULTURALINDUSTRY
FieldHorticulture
BCBlueberryCouncil
BCPotatoandVegetableGrowersAssociation
BCStrawberryGrowersAssociation
RaspberryIndustrialDevelopmentCouncil
IntensiveHorticulture
BCGreenhouseGrowersAssociation
SupplyManagement
BCBroilerHatchingEggProducersAssociation
BCBroilerHatchingEggCommission
BCChickenGrowersAssociation
BCChickenMarketingBoard
BCDairyAssociation
BCDairyMarketingBoard
BCEggMarketingBoard
BCEggProducersAssociation
BCPoultryAssociation
BCTurkeyAssociation
BCTurkeyMarketingBoard
MainlandMilkProducersAssociation
Livestock
BCAssociationofCattleFeeders
BCPorkProducersAssociation
Processors
BCFoodProcessorsAssociation
EggProcessorsCouncil
PrimaryPoultryProcessorsAssociation
Specialty
BC4H
BritishColumbiaAgritourismAlliance
12
AbbotsfordSoilConservationAssociation
BCAssociationofFarmersMarkets
BCHoneyProducersAssociation
CertifiedOrganicAssociationsofBC
HorseCouncilofBC
BCLandscapeandNurseryAssociation
UnitedFlowerGrowersCoop
ServiceSector
BCAgricultureCouncil
BCYoungFarmers
AnimalNutritionAssociationofCanada
BCFarmandRanchRealtyCorp
FarmCreditofCanada
CanadianFarmRealty
CanadianAssociationofFarmAdvisors(CAFA)
FARM(FoodandAgricultureResponsibilityMembersCouncil)
FraserValleyFarmDirectMarketing
COMMUNITYPARTNERS
CommunityAssociations
BradnerCommunityClub
ClayburnVillageCommunitySociety
MatsquiPrairieCommunityAssociation
Mt.LehmanCommunityAssociation
BusinessGroups
AbbotsfordChamberofCommerce
AbbotsfordChamberofCommerceAgricultureCommittee
FraserValleyRealEstateBoard
CommunityFuturesSouthFraser
FraserBasinCouncil
AbbotsfordCommunityFoundation
TourismAbbotsford
13
Role:
ThesegroupsmaybeaskedtoprovidefeedbackonspecificcomponentsofAgRefreshrelevanttothemandbenotifieddirectlyof
engagementopportunities.
GOVERNMENTAGENCIES
Structure:
GovernmentagenciesthattheCoreAgRefreshTeamwillconsidertoconsult,pertheLocalGovernmentAct(s.879),AgriculturalLand
CommissionActandFarmPracticesProtection(RighttoFarm)Act,alongwiththosethatmayhaveaninterest.Thiswillinclude,butis
notlimitedto:
AgriculturalLandCommission
MinistryofAgriculture
MinistryofTransportation&Infrastructure
FraserHealthAuthority
MinistryofEnvironment
FraserValleyRegionalDistrict
MetroVancouver
CityofChilliwack
DistrictofMission
TownshipofLangley
CityofSumas,Washington
FirstNations
MatsquiFirstNation
SumasFirstNation
Leq':melFirstNation
Schools&Universities
AbbotsfordSchoolDistrictNo.34
UniversityoftheFraserValley
Role:
14
TheseagenciesmaybeaskedtoprovidefeedbackonspecificcomponentsofAgRefreshrelevanttothemandwillbesentareferral
letterwithmaterialattachedrequestingtheircommentsontheupdatedOCPpolicyandZoningBylawregulation.
HOWWILLWEENGAGE?
ENGAGEMENTPROCESS
AgRefreshisanticipatedtobea12to18monthprocessbeginninginJanuary2016.Theprojectwillbeorganizedintofourstages:1)BackgroundResearch,2)
NewDirections,3)AdoptNewPolicy,and4)ImplementNewPolicy.Engagementwilloccurateverystage.
STAGESPECIFICENGAGEMENT
1. BACKGROUNDRESEARCH
Stage1EngagementOverview
TheengagementinStage1willconcentrateonprovidinganintroductiontoAgRefresh,thekeytrends,challengesandopportunities.Itwillbeanopportunity
to introduce the project, the purpose, and the overallprocess with the various groups, includingthose noted below, and obtaining feedback on key trends,
challengesandopportunitieswhichwillbeusedasabaselinefortheBackgroundResearchReport.
Inform/Consult:
Community
Agriculture,Dyking,DrainageandIrrigationAdvisoryCommittee(ADDIAC)
DevelopmentAdvisoryCommittee(DAC)
SpecialInterestOrganizations
GovernmentAgencies
15
Involve:
TAS
Collaborate:
Council
SMT
Stage1EngagementActionsandEvents
InitialworkplanmeetingwiththeCoreTeam.
IssueidentificationandproblemdefinitionplanningsessionwiththeCoreTeam,TAS,andSMT.
MeetingswithCityCommittees(ADDIAC,DAC,TAC).
MeetingswithSpecialInterestOrganizations(SIOs).
MeetingswithGovernmentAgencies.
ProjectinformationontheCitywebsite.
Publicopenhouse.
PresentationofBackgroundResearchReporttoSMT,CityCommittees,andCouncil.
Stage1KeyMessaging
Theproject,purpose,andtheoverallprocesswillbeintroducedtothevariousstakeholdergroups.
Informationaboutopportunitiestobecomeinvolvedwillbeprovided.
Agriculturaltrends,challengesandopportunitieswillbepresentedtothecommunitythroughsessions.
InputwillbeusedtoinformtheBackgroundResearchReportbyprovidingdetailsonthecurrentstateandkeytrendsinagricultureinAbbotsford.
2. NEWDIRECTIONS
Stage2iswherethemajorityoftheengagementwilltakeplace.Itwillemphasizebroad,inclusive,innovativemethodstoreachouttothefarmingcommunity
andAbbotsfordresidents.ThefocuswillbeonvalidatingtheBackgroundResearchReport,andinputtoandvalidationoftheNewDirections.
Consult
16
Community
GovernmentAgencies
Involve
TransportationAdvisoryCommittee(TAC)
Collaborate
Council
Projectteamthemedevelopmentworkshop(CoreTeam).
Communityassociationsandstakeholderengagementsessions.
MeetingswithCityCommittees(ADDIAC,DAC,TAC)andTAS.
Publicopenhouse.
Webbasedengagement.
PresentNewDirectionsReporttoSMT,CityCommittees,andCouncil.
Stage2KeyMessaging
InformationabouttheoutcomesfromtheBackgroundResearchReportandchallengesandopportunitiesscopingwillbeprovided.
ThemestoframeandformulatetheStage2engagementprocesswillbebasedoninputobtainedduringStage1.
Draftnewdirectionswillbepresentedtothecommunitythroughsessions,apublicopenhouse,andwebbasedengagement.
ANewDirectionsReportwillbefinalizedbasedoninputandfeedbackduringStage2engagementevents.
ThecreationofupdatedOCPpolicy,ZoningBylawregulation,andaBylawComplianceStrategyinStage3willbedirectlyinfluencedbyresultsfrom
engagementsessionsduringStage2.
TheSeniorManagementTeamwillprovideadviceanddirectionbeforetheNewDirectionsReportispresentedtoCouncil.
17
3. ADOPTNEWPOLICY
TheengagementinStage3willemphasizetechnicaldetailsrelatedtoupdatedOCPpolicy,ZoningBylawregulationandaBylawComplianceStrategy.
Consult
Community
Involve
GovernmentAgencies
Collaborate
Council
Reviewdraftpolicy,regulation,andstrategywithTAS,GovernmentAgencies,CityCommittees(ADDIAC,DAC,TAC).
Presentdraftpolicy,regulation,andstrategytoSMTandCouncil(CommitteeoftheWhole).
Presentreviseddraftpolicy,regulation,andstrategytocommunityassociationsandstakeholders.
Presentreviseddraftpolicy,regulation,andstrategytothepublicatanopenhouse.
Referfinalpolicy,regulation,andstrategytorelevantGovernmentAgencies.
1stand2ndreadingsofBylaw.
Publichearingand3rdreadingofBylaw.
FinalreadingandCouncilResolution.
Stage3KeyMessaging
18
InputreceivedduringStage1andStage2engagementhasbeenusedtocrafttheOCPpolicy,ZoningBylawregulation,andtheBylawCompliance
Strategy(thedeliverables).StakeholdergroupsandthepublicstillhavetimetoprovideinputduringStage3.
Feedbackreceivedattheopenhousewillbeusedtoreviseandrefinethedraftdeliverables.
Draft and refined versions of the deliverables will be validated by community associations, stakeholders, City Committees, SMT, Council and
governmentagenciesthroughmeetingsandpresentations.
TheSeniorManagementTeamwillhaveanopportunitytoprovideadviceanddirectionbeforethedeliverablesarepresentedtoCouncil.
4. IMPLEMENTNEWPOLICY
Stage4willbeledbyCitystafftoimplementtheongoingBylawComplianceStrategyforcompliancewithupdatedOCPpolicyandZoningBylawregulation.
TIMING
EngagementAction
Stage1
Date
JanuarytoJune2016
MeetingswithSpecialInterestOrganizations FebruaryMarch
PresentationtoCityCommittees FebruaryMarch
MeetingswithGovernmentAgencies FebruaryMarch
Stage2
OctobertoDecember2016
Communityassociations&stakeholdersessions
WorkshopswithCityCommittees
MeetingswithGovernmentAgencies
Publicopenhouse
OctoberNovember
OctoberNovember
OctoberNovember
OctoberNovember
Stage3
FebruarytoJune2017
Reviewdraftpolicy,regulation,andstrategywithTechnical
AdvisoryStaff,GovernmentAgenciesandCityCommittees
PresentdraftstotheSMTandCouncil(COTW)
Presentreviseddraftstocommunityassociationsand
stakeholders
Presentreviseddraftstothepublicatanopenhouse
Referfinalpolicy,regulation,andstrategytorelevant
GovernmentAgencies
1stand2ndreadingsofBylaw
Publichearingand3rdreadingofBylaw
FinalreadingandCouncilResolution
February
FebruaryMarch
March
April
MayJune
MayJune
MayJune
June
19
MATERIALSANDTOOLS
Pressreleaseswithquotes
Postersforpublicevents
Postcardsforpublicdistribution
Advertisements(PSAs)forlocalpapers
Openhousesummaryonoutcomes
Summaryofeventevaluations
MEDIAOUTLETS
Print(localnewspapers)
CityFacebook
CityTwitter
Citywebsite/projectwebpage
Webmedia
ENGAGEMENTTARGETS
Audience
Generalpublic
CityCommittees
(ADDIAC,DAC,TAC)
LocalFarmers
20
EngagementObjective
Channels
Tobringawarenessofthehistory,extent,importanceandeconomic
potentialofagriculturalactivityinAbbotsfordandtheneedforAgRefresh.
Targetlevelofengagement:
Inform;consult
Toobtainspecialistadvicetohelpguidetheprocess.
Inform;consult;involve;collaboratewherepossible
Togaininputandfeedbackonwhatisworking,whatisntandhowto
improvethecurrentOCP,ZoningBylaw,andenforcement.
Timing
Stages1,2,and3
Citywebsite
Socialmedia
Newspapersand
otherprintmedia
Openhouses
Emails
Meetings
Presentations
Stages1,2,and3
Citywebsite
Socialmedia
Newspapersand
otherprintmedia
Openhouses
Email
Stages1,2,and3
BCAgCounciland
CommodityAssociations
Toobtainspecialistadviceforinputintodeliverables.
FirstNations
Toprovideinformationregardingtheprocessandgainsupportifpossible.
Inform;consult;involveandcollaboratedependingonthelevelof
involvementdesiredbyFirstNation
Togainsupportfortheprocess.
Togainfeedbackandraiseanypotentialredflags.
Inform;consult
Inform;consult
AgriculturalLand
Commission
Meetings
Interviews
Phonecalls
Email
Meetings/
interviews
Email
Meetings/
interviews
Phonecalls
Stages2and3
Stages1,2,and3
Email
Meetings/
interviews
Phonecalls
Stages1,2,and3
Email
Meetings/
interviews
Phonecalls
Stages1,2,and3
21
22
Engagement Summary
o
Opportunities Table
Challenges Table
Open House Comment Sheets and Dots Summary
Peter Reus, Van Eekelen Enterprises Submission
AgRefresh Stage 1 Engagement Summary

Summary: Abbotsford farmers are good at agriculture, utilizing knowledge and innovation to produce crops and products yielding the highest farm gate receipts in Canada. However, rapid regional growth, rural estate homes and non-farm land uses impact
agricultural viability.
This summary provides highlights from the AgRefresh Stage 1 Engagement activities. Highlights from Opportunities and Challenges comments are noted within the three Agricultural Land Use Categories (Primary Agricultural Uses, Secondary Agricultural
Uses and Non-Agricultural Uses). The Opportunities and Challenges highlights for these agricultural land categories are coordinated with the three stages of agriculture;
(1) Growing: growing field crops, livestock, dairy & poultry; (2) Processing: processing agricultural items into products; and (3) Marketing: marketing agri-tourism, farm retail, bed & breakfast, agricultural education and research.
The summary further illustrates how the opportunities and challenges can be addressed/regulated with new OCP agricultural policies, Zoning Bylaw updates and a Bylaw Compliance Strategy. This information will be utilized to inform Stage 2 of AgRefresh
(New Directions) that will include the drafting of agricultural planning strategies, regulations and a Bylaw Compliance Strategy.
Agricultural Land Use Category
PRIMARY AGRICULTURAL USES
Opportunities
(comments reflecting the existing situation and
opportunities for enhancement).
(93 dots from Open House)
Growing
(field, livestock, dairy, poultry)
Processing
(Berries, Vegetables, Dairy Products, Breweries, Wineries,
Distilleries, Mushrooms, MMPF)
Marketing
(Agri-tourism, Farm Retail, B&B, Education, R&D)
Abbotsford is willing to protect its high quality agricultural land and

the agricultural business sector.
Innovation and regulations encourage agriculture.
Abbotsford has some of the best farmland and growing climate in
Canada.
Farmland needs protection.
Integration of processing facilities.

World class opportunity to showcase agriculture through agriIncorporate improved technology, utilizing industry-leading practices. tourism.
Abbotsford is at the leading edge for ag innovation.
Building upon the advantage of location (i.e. proximity to large
Vancouver & international market for our high quality products).
Growing diversity of agri products with diversification in direct farm
retail.
OCP Response
OCP policies should confirm the quality and diversification of

agriculture.
Update Protection of Agricultural DP guidelines.
Policy needed for protecting prime soils for soil-based farming.
Policy needed for farm retail/tourism.

OCP designations & policy needed for ag-in hubs/corridors
facilitating ag-industry & processing.
Policy needed to support new ag product research and development.
Zoning Bylaw Response
New zones & definitions will support existing and anticipated primary Update ag processing zone.
agricultural uses.
New zones needed to include ag retail.

Residential and commercial zones for urban agri uses.
Bylaw Compliance Strategy
Bylaw enforcement needed for agricultural zones.
Include ag tourism bylaw enforcement.
Other Initiatives
Communications strategy to inform public about new agricultural

uses/techniques allowed under OCP and Zoning.
Challenges
City bylaws & policies lagging behind direct marketing and agriThere is pressure from residential and other development, and ALR Need to limit the size of processing & retail on ALR land.
Recommend not having land uses that require major infrastructure tourism activities.
exclusion applications.
Possible loss of $ and industry to adjacent jurisdictions due to
(e.g. water) in the ALR for food processing, breweries, medical
Non-agricultural uses in the ALR (e.g. truck parking, soil removal)
inconsistencies.
marihuana operations.
impact farming.
Why can the land not be used for weddings, yet farmers can have
Environmental concerns over climate change, water shortages, flood Ensure equality (equal playing field) for industrial vs. farmland
stores and restaurants on them?
processing.
risk, pests, wildfires, unauthorized soil deposition, food security.
High costs of incorporating technology.
For accessory ag uses (e.g. ag tourism, farm retail), the City
Need for 'homeplate' guidance.
recommends that the MoA not proceed at this time until ag-tourism Need greater exposure to markets.
It's easier to do things illegally than legally.
is reviewed in greater depth.
Enhance new OCP ag policies to support ag development in ALR. Policy that directs ag industry to locate in industrial designated areas Review & revise OCP policies that support agriculture in the ALR &
urban areas.
Policy to support effective use of ag properties for ag as primary use
Review and revise OCP policies/designations that address ag
vs. being 'frozen' due to large house siting ('homeplate' guidance).
tourism and direct marketing.
OCP Response
Enforcement to ensure equality ('level playing field') for all ag.

processing.
Communications on acceptable locations/extent of on-farm ag
processing & new ag-ind locations.
Discuss with ALC & MoA the need for new bylaw standards on agritourism.
New zones/regs with updates to the 50% rule and max building area. Review & revise Ag. zones.
Fewer ag zones, clear regulations.
Ensure zones allow for ag tourism.
Revise ag zones to address farmworker housing, size, location and
to provide for 'homeplate' guidance.
Proactive Bylaw enforcement with assistance from database/GIS

Bylaw enforcement strategy to target specific areas where nonStrategy needed to ensure consistency with OCP & ZBL & new Prov
mapping.
compliance identified.
regs on agri-tourism.
Discuss land speculation concerns with BC Assessment + Fraser CoA liaison with MoA on creating info that explains what falls into the CoA to continue liaising with MoA on new ag bylaws for ag-tourism &
Valley Real Estate Board + ag industry associations + UFV for
Right to Farm (RTF) Act, in order to reduce inconsistencies and
farm retail.
effective strategy.
areas where City Bylaws could conflict with the RTF Act.
Coordinate on education around food security, crop diversity, climate Coordinate with Engineering to ensure urban services are not
extended throughout ALR.
change.
Other Initiatives
Conclusions
Abbotsford is willing to protect its high quality agricultural

land and business sector with innovative regulations.
However, pressure from estate homes, truck parking, and other
non-farm land uses should be addressed to ensure the viability
of primary agricultural operations.
On-farm processing of agricultural products is emerging as an

integral function of farming. Guidance is required to balance
the need and scale for on-farm processing while not extending
urban services into the ALR.
Abbotsford benefits from its proximity to large markets to

showcase its leading edge in agricultural production and
innovation. However, there is a need to update regulations to
guide agricultural retail and tourism activities within the ALR,
given the growing interest in farm-based wineries, breweries,
and distilleries.
23

SECONDARY AGRICULTRAL USES
Opportunities
OCP Response
Other Initiatives
Challenges
Growing
Regulations do permit accessory uses.
Permanent accommodations for housing, farm workers, including
suites in existing homes.
Lots of options for farmworker accommodation.
Supports home occupation.
Policy needed for seasonal and permanent farm worker
accommodation.
Processing
Tremendous opportunity in Direct Marketing & Agri-tourism, niche

Integration of accessory processing facilities to add value.
Understanding the opportunities which agriculture is moving towards market production (dairy farm producing ice cream is a value-added
product).
besides the traditional farming expectations.
Policy guidance needed for accessory processing uses (location,

etc.).
Policy needed to support traditional farming and value-added
production.
Clear zoning regulations needed for accessory uses (particularly

New definitions and clarity needed around such uses as B & B.
residential).
New ag zones to set max accommodation floor area for temporary
and permanent farm workers.
Strategy needed to regulate home occupations in ALR (difficult to
enforce changes to housing allowances when businesses change).
Admin. brochure to help explain the types of accessory uses,
location criteria, etc.
Clear communications around types of home occupations allowed in
ag zones and ALR.
Challenge with ALC regulations being relevant to current
needs/trends.
Regulations need to be re-visited (e.g. 300m2, 50% regulations).
Lack of clarity on regs for secondary dwellings.
Farmworker accommodation is not working.
One size does not fit all situations.
Residential use should be classified as accessory use only.
Ag tourism bylaw enforcement
Lack of clarity with regulations.

Need for flexibility to address all producers with singular regulations.
Use of good agricultural land for processing plants.
Need for consistency with OCP and ZBL with new regs on
processing.
City bylaws & policies lagging behind direct marketing & agri-tourism
activities.
Unfair advantages for agri-tourism (where agri-tourism acts as
primary use).
Need to regulate types of business and second dwellings on
farmland.
Clarity on regulating types of home based businesses.
Other Initiatives
Review 50% rule with ALC & MoA.
It may be possible to identify other non-ALR areas that could be

given land use designation for future ag-industrial developments.
Conclusions
Regulations provide for accessory agricultural uses including

farmworker accommodation that support primary agricultural
activities. However, there is a growing need to accommodate
greater numbers of temporary and permanent farmworkers on
farm sites in appropriate living accommodation.
Agriculture is moving beyond traditional farming where

processing and retail functions add value to farm businesses.
With the emergence of on-farm processing and retail sale of
farm-grown products, regulations should be reviewed to
determine the appropriate scale of accessory processing and
retail sales uses and to provide clarity in defining such
24
New zones to include farm retail regulations/definitions.
City Economic Development to market with ag industry associations

& Tourism Abbotsford.
Policies on farm retail/tourism.

Policy needed to address agri employment, education , training,
R&D innovation.
CoA provides bulletins and other info for public education for
secondary ag uses.
Policy needed to consider different approaches for different types of Policy needed for supporting agriculture as primary land use in ALR.
ag farm workers housing.
New ag zones to provide greater scope & clarity around farm worker New ag zones needed to provide clarity in defining secondary
accommodation needs.
processing.
New ag zones/regulations to clarify dwelling siting that should reduceReview scale of accessory processing use.
the number of variance applications.
Business licenses needed for ag operations regardless of size.
Proactive & graduated enforcement.
OCP Response
Marketing
Review & revise OCP policies/designations that address ag-tourism

and direct farm marketing.
Updates to ag zones & definitions that clarifies ag tourism use.
Determine ability for home based businesses to be more tightly

regulated to ensure alignment with permitted uses of ag land.
Register covenants on title to notify new owners about any noncompliance issues with the property.
Create no-charge business licences with approval from MoA.
There are growing opportunities for the direct marketing of

value added farm products together with expansion of the agritourism industry. The growth in ag tourism and farm retail
presents challenges to provide greater clarity on regulating the
types, scale and location of ag tourism and home-based
businesses that are located within the ALR.

NON-AGRICULTURAL USES
Opportunities
OCP Response

Other Initiatives
Growing
Willingness of City to engage with problem solving.
Good remediation practices with some (gravel) pits.
Processing
City is investigating non-agri issues and preparing new OCP policies City is reviewing value-added ag enterprises including on-farm
that support ag in ALR and provide guidance on where non-ag uses processing.
should be located.
Zoning Bylaw review will provide clarity for new ag zones regarding
permitted ag uses.
Bylaw Compliance Strategy to be developed to effectively deal with Bylaw strategy underway to address value-added 'non-farm' uses.
non-agricultural uses.
Processing of some development applications on ALR properties is
being held in abeyance until AgRefresh is completed.
Clear indication from City it will deal with non-farm uses thru
AgRefresh.
CoA coordination with MoA + Fed Min of Mines to protect prime
farmland for agriculture (vs. resource extraction).
Marketing
Wine tasting/weddings, harvest dinners.
City is reviewing with ALC rules around current 'non-farm uses'

including weddings, banquets.
Challenges

Non-agricultural uses in the ALR (truck parking, soil removal).
Create an agriculture industrial zone that is practical.
Easier to do things illegally than legally.
Non-compliance with dumping, contamination, illegal land use.
Rural estates - put pressure on farm practices and takes land out of
production.
Allow non-agricultural uses that have to exist.
Define Agri-tourism that is easy to understand.

OCP Response
Enhance new OCP ag policies to support ag development in ALR,

and minimize opportunities for non-ag uses.
OCP policy that encourages ag industry to locate in industrial

designated areas instead of the ALR.
Revised OCP policies on ag tourism/retail.
Review if permitted uses allow for farm diversification (thereby

limiting potential for non-farm activity).
Review truck parking policy and coordinate compliance work with
Engineering for unauthorized soil deposition.
Enhance rural area Bylaw enforcement for environmental protection
bylaws.
Review and revise Ag Zones.
Update Zoning BL ag definitions.
BLE strategy that prioritizes compliance for unauthorized truck

parking.
Updated, clearly defined ag zones/regs will facilitate bylaw
compliance.

mapping.
Other Initiatives
Communications/admin strategy for City thru Bylaw Enforcement & CoA to liaise with MoA on new ag bylaws for ag-tourism & farm
Clearly identify ALC permitted non-ag uses/locations in data base
and GIS mapping to assist planning analysis & BLE (for non-ag uses Communications with input from ag industry + Abbotsford Chamber retail.
of Commerce + MoA.
that 'have to exist in ALR').
Review ALR non-ag/exclusion process with ALC.
Review agricultural property taxation for non-farm uses (e.g. rural
estates) with BC Assessment, and impacts of 'rural estates' upon ag
land values in ALR.
Conclusions
Certain non-farm land uses have been permitted by the ALC

within the ALR. Enhanced policies and regulations are required
to reduce or eliminate the impacts of on-farm uses such as
truck parking, unauthorized soil deposition, and to guide
dwelling location on ALR properties.
Policy and regulations are required to guide agricultural

processing in industrial designated areas of the City.
Unauthorized truck parking within the ALR should be regulated
and eliminated to ensure active use of ALR land for agricultural
purposes.
Witnessing the growing trend in commercial activities within

the ALR, the City shall review these ag tourism and farm retail
activities (including banquets and weddings on farms) with the
MoA for appropriate resolutions.
25
AgRefresh Stage 1 Opportunities

Proposed AgRefresh Themes - Opportunities/What's
OCP Response
Zoning Bylaw
Bylaw Compliance
Other Strategic Initiatives
Working Well
Response
Strategy
Opportunities includes input from: Workshop part 1 + Workshop part 2 + Open House + TAS (Technical Advisory Staff) + Key Issue Identification (Consultants) +
ADDIAC + ALC + MoA
Agricultural Uses:
Supportive Zoning/Legislation
Rules: clear, well-regulated (e.g. Size limitations).
Rules show that Abbotsford is willing to protect its
agriculture industry and land.
OCP Ag policies that

confirm the quality of
agriculture conducted in
Abbotsford. Includes
updated Ag protection DP
guidelines.
Regulations to align with farmers needs (size of

processing, size of farm-direct, brewery retail rules), farm
diversification.
Keeping production within the ALR with continuing
support for traditional agricultural uses.
Policy that supports

New ag zones &
agricultural diversification. permitted uses.
CoA communications/media support for

ag needs and farm diversification.
OCP policy that supports

continued traditional ag
uses.
agricultural innovation and
implementation through
new zones.
Communications on benefits of
supporting traditional agri uses.
Innovation. Regulations encourage agriculture.

Collaboration with staff (e.g. A D). Wineries/distilleries.
New zones and

definitions that support
existing and
anticipated primary ag
uses.
New Ag zones that

facilitate innovative
agricultural uses &
practices.
Breweries similar to farm gate uses ok if they meet the OPC policy that supports
50% rule.
on-farm processing/retail
Microbreweries provide synergy for hops/breweries.
New zones that

support farm gate
uses.
I understand the 50% rule, but as businesses grow, the

300m2 (rule) may be too small.
Policy that addresses

changing needs of ag.
Opportunity to provide zoning for agri-industrial use to

support agriculture producers
Ag industrial policy,
designation and location
criteria.
Review 300m2 max

floor area for farm
retail sales.
New ag zones &
permitted uses.
Setbacks reasonable (poultry) but can impact crop areas

specifically on interior sides. Setbacks & lot coverage for
greenhouses reasonable.
26
Although setbacks are

'reasonable', review
setbacks and siting
requirements to ensure
positive long-term
performance/
outcomes.
Enhance CoA communications to profile

OCP and Zoning updates.
Bylaw and potential

licensing for new
agricultural uses &
processes.
Communications strategy to inform

public about new agricultural
uses/techniques allowed under OCP
and Zoning.
Bylaw enforcement for

new Ag zones.
encourage MoA to refine proposed agretail guidelines/bylaw to support agri

innovation.
Enhance communications strategy with

web based & other info.

OCP Response
Working Well
A defined Urban/ALR (Rural) interface presents an
Incorporate detailed,
opportunity for awareness before urban grows too much, updated ALR buffer DP
and to help reduce farm practice complaints.
guidelines.
Take advantage of urban/rural edge for walking/biking.
Zoning Bylaw
Response
Provide greater
setbacks along urban
boundary.
Bylaw Compliance
Strategy
City website provide info on updated Ag

policies including buffers.
Ag buffer DP guidelines
coordinated with Park/Rec
requirements to provide
for trail linkages.
Bylaws that account for alternative land tenure (e.g. Land Policy that provides for
Trusts).
alternate land tenures
(leasehold, etc.).
Value-Added
World class opportunity to showcase agriculture by agritourism.
Tremendous opportunity in Direct Marketing & Agritourism e.g. culinary tourism, value-added industries).
Integration of processing facilities (ag. industrial
locations/potential).
CoA coordination with MoA & ALC on ag

land leases and alternate tenures.
Policies on farm
retail/tourism.
Clarify uses & mix of

uses permitted for agritourism in new ag
zones.
Policies on farm
New zones to include
retail/tourism.
farm retail
regs/definitions.
Provide OCP designation Zone that includes ag
for ag-ind hubs/corridors. processing.
Ag tourism bylaw
enforcement.
Discuss with ALC & MoA new bylaw

standards on Agri-tourism.
City + BC Min Ag to coordinate on Mun.

Agri Bylaws.
Enforcement to ensure Communications on acceptable
'level playing field' for ag locations/extent of on-farm ag
processing.
Innovation/Education
Abbotsford is leading edge for ag innovation.
Development of Agri-technology through UFV (UFV
Centre for Excellence in Agriculture). Think tank of
industries for ag R & D (emerging role of ag tech,
automation).
Incorporate improved technology, utilize industry-leading
practices (e.g. new products - rice, hazelnuts, hops, etc.).
Improved markets and better technology increase
production on existing land.
Greenhouses work well more efficient, good solar

access & nutrient use (closed loop system).
Providing a policy for R&D New Ag Zone that

& use of ag tech
includes ag tech
throughout ag sector.
uses/req'ts.
BLE support & training

re: new ag technology.
Policy supporting new ag

product R & D.
Enforcement strategy for CoA coordination with UFV + School

new zones/defines.
Dist. For ag education/R & D.
Zones that provide for

different types of
farming/crops.
Policies that support

greater food product
variety & production
intensity
Policy on energy
efficiency for ag
production.
Coordinated strategy btw CoA + UFV +

Min Education + School dist on ag
education to promote ag R & D +
innovation.
City Econ. Dept to market with ind.

associations.
CoA Econ Dev Strategy coordinated

with MoA, BC Min Env & Fed agencies.
27

Working Well
Use farms to educate the public about agriculture and
food security.
Understanding the opportunities which agriculture is
moving towards besides the traditional farming
expectations.
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Policy on ag education
and food security.

CoA coordinates with Abbotsford
Community Foundation (ACF) + UFV,
School Dist & MoA.
CoA + ACF to promote and advance use
of the Ag Trust Fund for ag innovation.
Policy to advance use & $

amount of Ag Trust fund
to advance ag innovation.
Expand fund collection
beyond CICP areas.
Marketing
Agriculture has a large critical mass in Abbotsford.
Public perception of Abbotsford is changing.
Increased public awareness of ag (food security, agritourism, bus tours).
Demand for local food, produce, non-GMO & organically
grown food.
Increase farm gate sales.
Higher margins, selling direct to customers.
'U-picks help to ensure effective harvesting.
Growing diversity of agri products with diversification in
direct farm retail (in 2002, the ALC broadened the 50%
rule).
Coordinated approach to tourism (Abbotsford, Chilliwack,
Township of Langley).
The program and guiding principles should promote
future agricultural growth and innovation in addition to
existing agriculture, and acknowledge the diversity of
agriculture in Abbotsford.
Policies that support agri

in ALR & urban areas.
Policies on farm
retail/tourism.
Streamlined ALR and Ag rezone

processes to help facilitate sound agri
development.
Tourism Abbotsford to advertise/market
farm tours, events.
New zones that include

ag retail.
Tourism Abbotsford to promote.
Ag retail policy to support New zones that include BLE enforcement for ag
ag retail.
retail uses.
diversification in ag
products/retail.
Tourism Abbotsford to coordinate with
local municipalities.
CoA & Tourism Abbotsford + Abby
Community Services (Ag Trust winners)
to promote ag successes and
innovation.
Policies on farm
retail/tourism.
Building upon advantage of locationi.e. proximity to

large Vancouver and international market for our high
quality products role of international trade agreements).
Policies on farm
retail/tourism.

ag retail.
Tourism Abbotsford promo.
Opportunity to expand agriculture-related businesses in

the City (not just on ALR lands)
Policy for urban

agriculture in multi-family
& mixed-use devs.
Res + Comm zones for

urban agri uses.
CoA web & communication info. +

School Dist + UFV
Servicing
Opportunity to take advantage of existing agricultural
infrastructure
28
Policy for water use.
Engr Dept Master Plans.

Working Well
Use of water efficiently.
All properties are metered for water (water conservation
essential for farming).
Use of wood waste for greenhouses/cogeneration
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

City regulates water supply & use of
metering provides data on ag water use.
Policy on co-gen.
Zone regs for on-farm

co-gen.
Coord with Min Ag & ALC.
Environment/Food Security
Abbotsford has some of the best farmland and growing
climate in Canada.
Provides for crop diversity (can grow crops here that you
can't elsewhere e.g. Nelson).
Environmentally sustainable farming practices.
Climate Change (Opportunity & Challenge).
Possible to grow new crops with climate change and to

extend growing seasons.
Bio-security outbreaks with Ministry and CFIA (City).
Good remediation practices with some (gravel) pits. Pits

are taking away prime farmland.
Explore potentials for integrated uses/activities &

managing by-products (anaerobic digesters for waste
treatment + by-products + grid energy + pollution/GHG
reduction).
Policy for protecting prime Zones that protect soil- BLE support/training.
soils for soil-based
based ag. and
farming
prohibit/restrict non-soil
based farming.
City + UFV + ALC + MoA coordination

for protecting highest class soils for soilbased farming.
Policies for Ag BMPs &

env sustainability.
Policies for climate
change adaptation to
protect/enhance
agriculture.
change adaptation.
Education, publicity on ag best

environmental mgmt practices.
Communications strategy (CoA + UFV
+ MoA + Ag Industry) providing climate
protection info for Ag sector.
Policy to recognize best

soil removal/site
remediation practice & to
protect best soils for ag.
production.
development of anaerobic
digesters & alternate
power systems for ag
locations.
Zones/regs that link

with OCP policy.
Ag zones that support
best ag practices for
climate change
adaptation
BLE updated
enforcement.
Review Ag zone
siting/setbacks to
enhance bio-security.
Coordinated approach btw CoA + MoA +

Ag Industry.
Fewer zones with regs

that support soil-based
farming.
Strategic initiative with MoA + Fed Min

Mines to protect prime farmland for ag
uses (vs. gravel extraction).
Zoning use and

siting/setback
requirements for
anaerobic digesters &
agri district
heating/power
generation systems.
BLE coordination with

Provincial ministries for
enforcement.
Coordinated strategy with MoA & ALC to

promote best management practices for
alternate energy systems on agricultural
properties, and to profile successes in
Abbotsford.
Agri-Employment
Local expertise (We are good at it).
Young farmers who want to farm.
Knowledge base of agriculture and food waste in
Abbotsford
Policy supporting current

& future Agricultural
employee retention &
expansion (facilitating ag
opportunities).
City + UFV + learning institutions + BC &

Fed Gov agencies to promote ag work
opportunities and awareness of
managing food waste.
29

Working Well
Lots of opportunities if the City lets us build more
housing for foreign workers as our local labour force is
retiring. For value added products and export business
Abbotsfords expertise in high production on small land
areas, and ability to farm throughout the year (full year
cropping).
OCP Response
Zoning Bylaw
Response
Policy providing for fulltime & seasonal

agriculture employee
accommodation
Policy statement for ag
Ag zones that provide
crop diversification and ag for intensive farming.
production expertise.
Bylaw Compliance
Strategy
Coordinated CoA + UFV + Prov

agencies + C o C to advertise/promote
ag businesses & employment.
Growing expertise in crop/product diversification (e.g.

Kiwi fruit, Berries, Eggs, Broiler, vegetables,
greenhouses.
More opportunity to provide jobs in food production.
Build ag employment capacity in Abbotsford.
Enhance Forestry & Ag. industry synergies.
Policy advocating ag
employment & training for
crop diversification.
Policy addressing
Agricultural employment,
education, training, R & D,
innovation.

Fed Gov agencies to promote ag
expertise.
City + Chamber of Commerce + UFV +
Min Ag support/marketing for Ag
education, jobs & research.
Business, government supporting agriculture (recognize

aging labour force & foreign worker programs).
Policy to encourage use

of Canadian and foreign
farm workers (short & longtem) for sustained ag.
production.
CoA to coordinate with Fed Gov to

ensure availability of foreign farm
workers (temp short & long-term).

This section combines: Accessory Ag Uses: (On-farm processing, On-farm retail, Agri-tourism) and Supportive Ag Uses (Seasonal worker accommodation)
Permanent accommodations for housing farm workers,

including suites in existing houses.
Lots of options.
30
Clear zoning regs for

accessory uses
(particularly residential)
Policy for seasonal land
permanent farm worker
accommodation.
New ag zones to set

max accommodation
floor area for
temporary and
permanent farm
workers.
Admin brochure to help explain the

types of accessory uses, location
criteria, etc.

Working Well
Concept of second dwelling/seasonal worker
accommodations.
OCP Response
Zoning Bylaw
Response
Review of minimum lot
area and building sizes
for accessory family
and temporary/full time
employee residential
use.
Policy providing for

suitable home
occupations in ALR.
Provide clear definition

of home occupation
(Level 3 or other) and
alignment with other
uses in ag zones.
Policies on farm
retail/tourism.

farm retail
regs/definitions.
New definitions and
clarity around such
uses as B & B.
Bylaw Compliance
Strategy

Consider S 57 covenant on title to
advise subsequent purchasers about
any non-compliance with additional
dwellings/units.
Strategy to regulate
home occupations in
ALR (difficult to enforce
changes to housing
allowances when
businesses change).
Clear communications around types of

home occupations allowed in Ag zones
and ALR.
Value-Added
Tremendous opportunity in Direct Marketing & Agritourism, niche market production (dairy farm producing
ice cream (a value-added product).
Integration of accessory processing facilities for valueadded
Additional Farm gate sales through agri-tourism &
culinary tourism (wine tasting, harvest dinners).
Policy guidance for

accessory processing
uses (location, etc.).
Ag tourism/retail policies.

Agri Bylaws.

food security.
and food security.
CoA coordinates public info with School

district, UFV and other learning
institutions + Tourism Abbotsford.

expectations.
Policy supporting
traditional farming and
value-added production.
CoA provides bulletins and other info for

public education for secondary ag uses.
Marketing
Opportunity to showcase local production/products (agritourism/markets). Exposing people to agricultural
production.
U-picks are valuable as direct marketing.
Helps to ensure effective harvesting.

associations + CoC + Tourism
Abbotsford.
associations & tourism Abbotsford.
31

Working Well
Agri-Employment
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Lots of opportunities if the City lets us build more housing Research underway for
for foreign workers as our local labour force is retiring.
policy to address full-time
For value added products and export business.
& seasonal agriculture
employee
accommodation.
Policy addressing
innovation.

(Agri-industrial needs & challenges; Commercial Truck parking; RV storage)
City is investigating nonagri issues and preparing

new OCP policies that
support ag in ALR and
provide guidance on
where non-ag uses should
be located.

Updated agricultural
opportunity for awareness before urban grows too much. development policies &
protection of agriculture
DP guidelines are being
developed to enhance
protection of ag uses in
ALR (provide protection
from non-ag uses).
Zoning Bylaw review to

provide clarity with new
ag zones regarding
permitted ag uses.
Bylaw compliance
strategy to be developed
to effectively deal with
New ag zones to be
prepared that can
include greater
setbacks for urban and
ALR buildings from
ALR/UDB boundary.
Non-farm ALR applications are being

held in abeyance until AgRefresh
process is completed. Clear indication
from City it will deal with non-farm uses
thru AgRefresh.
With non-farm ALR applications on hold,

CoA is preparing admin strategy for
managing non-farm uses through
effective engagement and research.
Value-Added
32
City is reviewing with ALC rules around

current 'non-farm uses' including
weddings, banquets.
City is reviewing valueadded ag enterprises
including on-farm
processing.
Bylaw strategy
underway to address
value-added 'non-farm'
uses.

Working Well
Bylaw Enforcement
OCP Response
Zoning Bylaw
Response
Enforcement of bylaw.
Bylaw Compliance
Strategy
Bylaws being enforced
on a strategic basis.
Research underway
through AgRefresh to
develop more effective
BL compliance admin.
Admin approach whereby non-farm ALR

applications are on hold pending
completion of AgRefresh.
New OCP vision and

policies provide direction
for advancing agriculture
and holistic food systems.
CoA coordination with MoA + Fed Min

Mines to protect prime farmland for ag.
Regulatory Issues
(Urban-rural interface, Agriculture Servicing Requirements, Agri-business, Ag Environment management)
Rural/Urban Interface (noise, odour, trespass, impact on natural environment, soil removal & deposition, waste & by-product management, setbacks between urban and
agricultural uses)
OCP Ag policies including

DP guidelines. See Par 14-6 limits to Growth.

OCP and Zoning updates

Detailed ALR buffer DP
opportunity for awareness before urban grows too much. guidelines provide
guidance & variety for
rural/urban interface.
Ability to use Edge Planning to reduce farm practice
Landscaped buffers
complaints.
provided for in protection
of Ag DP guidelines
reduce potential for urban
complaints about ag
noise, odours, etc.

Covenants registered on urban

residential properties provide notice to
residents about adjacent farm practices
permitted under the Farm Practices Act.
Current OCP Protection of

Ag DP guidelines AG11
Natural Edge Buffer
provides option for trail
development in
appropriate locations.
(See part V-5-4.)
Assists OCP policies & Parks Master

Plan for long-term development of trail
system, passive recreation and
environmental protection objectives.
33

Working Well
Agricultural Servicing Requirements
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

infrastructure (water & transportation).
OCP Section 1 "Urban

Structure + Growth Plan,
"Infrastructure (Part II - 14) "Infrastructure planning
& construction is tied to
the land use plan etc."
Watercourse Management Plans (.e.g.

Marshall & Clayburn Creek) provide
protection for ALR in lowland.
Dyke management/funding provides
flood protection for ALR.

OCP, Section 2 "Building

the City: Implementation",
addresses growth
management through
infrastructure phasing &
full cost accounting (see
Part IV-2-2). OCP aligns
with engineering master
plans (Part IV-2-5).
Policy for coordination infrastructure

updates for ag areas.
Full coordination of agri infrastructure
between new OCP and City's
engineering master plans.
Traffic planning achieved through
Transportation Master Plan for rural
roads.
Agri-Business (Agri-service industry, processing, marketing & distribution)

Knowledge base of agriculture in Abbotsford.
Kiwi fruit (G. Patkov), Berries, Eggs, Broiler, vegetables,
greenhouses.

expertise.
Tourism Abbotsford promotion for farm
tours, agri diversification/products.
Policy
supporting/promoting ag
crop diversification and
food security.

Growing ag sector is recognized and

advertised by CoA + Chamber of
Commerce + UFV + ag industries &
MoA.
CoA is communicating with Fed & Prov
ministries re: solutions for foreign ag
workers including housing, health, safety
concerns.

Agricultural Environment Management (Waste Management Act), aquifer protection, streamcourse protection, climate change adaptation)
34
OCP Policy 6.4 supports

ag research & best
practices.
Zones that link with

OCP policy.
BLE updated
enforcement.
Education, publicity on ag BMP's.

Working Well
Climate Change (Opportunity & Challenge) Possible to
grow new crops with climate change and to extend
growing seasons.
Bio-security outbreaks with Ministry and CFIA (City)
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Prov MoA research & advancement of

policies + env BMPs for ag climate
change adaptation.
Ag Industry for bio-security.
City requirements for
site remediation thru
Engr Dept. management and provide for gravel pit remediation.
of Soil
Removal/Deposition
bylaw & Soil permits.


ensure best management practices for
properties.

reduction).
Non-regulatory Issues
Public attitude & expectation (social, environmental & economic), high cost of land, pressures on ag land base, protection of ag land base, ag growth potential, ag
outside ALR)
Public attitude and expectation (social, environmental and economic)
Innovation.
Regulations encourage agriculture.
New OCP includes ag

vision and policies.
uses.
new zones.
Extensive engagement with OCP and

AgRefresh.
New Ag zones that
agricultural uses &
practices.
Bylaw and potential

licensing for new
agricultural uses &
processes.

and Zoning.
High cost of land

ALR land is the cheapest of all land so it is under
constant threat by developers for residential, commercial
and industrial.
Review ag property taxation for nonfarm uses (e.g. rural estates) with
Assessment, and impacts of 'rural
estates' upon ag land values in ALR.
Cost of farmland for new farmers.
Multi-party issue that requires

coordinated review/strategy between
City, FVRD, Metro, Province.
Growth pressures from Metro Vancouver increasing land

costs.
Coordinate Metro & FVRD regional

growth strategies to ensure there is no
impact.
35

OCP Response
Zoning Bylaw
Bylaw Compliance
Working Well
Response
Strategy
Pressures on land base due to demand for: Urban growth, development, availability of services, infrastructure - access roads
(Opportunities and challenges)

OPC policies restrict new
opportunity for awareness before urban grows too much. growth to urban areas.
New 'Protection of
Agriculture' DP guidelines
to provide enhanced ALR
protection.
Rural estates - put pressure on farm practices and take

land out of production.
Ag policy on location and Zones with farm plate

size of farm dwellings to
requirements.
maximize opportunities for
ag activities in ALR vs.
rural estates.
Non-agricultural uses in the ALR (truck parking, soil

removal).
Review to see the magnitude of this problem.
Challenge of pressure from industry for land with land

speculation, land neglect or even land abuse.
Review truck parking

policy and coordinate
compliance work with
Engineering for
unauthorized soil
deposition.
Review of areas that are
of interest to industry.
Conflict between use of land and consumption of land

(gravel vs. farmland).
City to meet with MoA + Fed govt to

reduce impacts of mineral extraction (+
soil removal and deposition) within the
ALR, particularly prime soil areas.
Protection of agricultural land base (loss of land base to gravel extraction)

36
OCP Section 6 "Enhance

Agricultural Integrity vision
& policies support
protection of the ALR.
Policy 6.1 "Agricultural
Uses" advocates working
with ALC & MoA to
develop up-do-date
regulations to enable ag
to grow and thrive.

Working Well
Growth Potential (Limited by small lots, 19% available)
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Innovation.
Collaboration with staff.
Wineries/distilleries.

new zones.
New Ag zones that

agricultural uses &
practices.
Policies on farm
retail/tourism.
Policies on farm
retail/tourism.

Ag tourism bylaw
uses permitted for agri- enforcement.
tourism in new ag
zones.
farm retail
regs/definitions.



grown food.
automation).
Bylaw and potential

licensing for new
agricultural uses &
processes.

and Zoning.

Agri Bylaws.
development.
farm tours, events.

includes ag tech
& use of ag tech
uses/req'ts.

re: new ag technology

innovation.
Agriculture Outside ALR

the City (not just on ALR lands).
Policy for urban

& mixed-use devs.

expectations.

beyond CICP areas.

urban agri uses.

School Dist + UFV.

37
AgRefresh Stage 1 Challenges

OCP Response
Zoning Bylaw
Bylaw Compliance
Proposed AgRefresh Themes - Challenges/What's
Response
Strategy
Not Working Well
Challenges includes input from: Workshop part 1 + Workshop part 2 + Open House + TAS (Technical Advisory Staff) + Key Issue Identification (Consultants) + ADDIAC
+ALC + MoA
Agricultural Uses:
Regulations
Erosion of ag land to other uses.
Enhance new OCP ag

policies to support ag
development in ALR.

(Need for flexibility) - Trying to address all producers with
singular regulations.
City bylaws & policies lagging behind direct marketing
Review & revise OPC
and agri-tourism activities.
policies/designations that
address ag-tourism and
direct marketing.
Review and revise Ag

Zones.
Zones.
Having ALC & MoA onside with views of City

staff/Council and farmers.
Discuss with MoA to clarify RTF and

creating info on what falls into RTF.
Bylaws restricting the size of buildingsboth retail,

worker housing.
Grow more on the same land base. How does
agriculture densify?
Policy guidance for

intensive ag uses &
locations.
Is there a way to ensure that agricultural land is actually

being utilized for agriculture purposes rather than sitting
dormant?
Enhance new OCP ag

development in ALR.
Revise ag zones to
address worker housing
size, location.
New zones that provide
for intensive ag uses.
Stance as a regulated community? (e.g. Farm Bylaw

mushroom manure processing)
Pressure to utilize old farm buildings for non-farm uses.
Create an Agriculture industrial zone that is practical.
38
Communications strategy supporting ag

innovation.
Policy that addresses new

primary & secondary ag
uses.
Zones.
Indicators and tracking

Data collection/analysis by City to
mechanisms could be
identify ag trends.
built into the Compliance Streamline enforcement re ag uses.
Strategy.
Liaison with MoA + Ag Industries +
FVREB in facilitating greater use of
ALR land for ag uses (vs. non- ag +
'estate' residential).
Review/update City's ag bylaws &
current status as a 'regulated
community' with MoA.
Enforcement on building
permits for farm building
conversion.

Not Working Well
Food processing.
Rules: Possible loss of $ and industry to adjacent

jurisdictions due to inconsistencies. (E.g. move to
Alberta, USA, etc.)
OCP Response
Bylaw Compliance
Strategy
It may be possible to identify other nonALR areas that could be given land use
designation for future ag-industrial
developments.
OCP policy supporting ag

uses & ag support
uses/locations.
Communications/admin strategy for

City thru Econ Dev & Communications
with input from ag industry + Coc +
MoA.
Clearly identify ALC permitted non-ag
uses/locations in data base and GIS
mapping to assist planning analysis &
BLE.
Clarify with new ag

zones.
Enforcement.
New OCP ag policies and

Protection of Agriculture
Development Permit
guidelines.
Wrap with taxation incentive.

Adaptable farm markets differentiate with traditional
grocer.
What is the future for distilleries?
Future of school tours?
Proposed agri-tourism & retail rules may stifle marketing
innovation.
CoA to consult/coordinate with BCAA

on farm taxation.
New OCP policy for
Farmers Markets.
Clarify with new ag

zones.
CoA encourages MoA to review agretail/tourism.
Update existing OCP ag

policies that support ag
growth.

Parking for agri-tourism, especially food/beverage
business.
Unfair advantages for agri-tourism (where agri-tourism
acts as primary use).
Providing land use

designations for agriindustrial hubs or corridors
may be appropriate.
Allow for non-agricultural uses that have to exist.
Providing framework (i.e. new OCP, DP guidelines).
Zoning Bylaw
Response
Updated OCP ag policies

that provide guidance for
ag-tourism.
Zone(s) allowing for ag

tourism.
Update Zoning BL ag
definitions.
Review zoning BL
parking regs.
Updates to ag zones &
definitions that clarify ag
tourism use.
For accessory ag uses (e.g. agri-tourism, farm retail),

City recommends that Min Ag not proceed at this time
until ag tourism is reviewed in greater depth.
Revised OCP policies on

ag tourism/retail.
CoA to continue liaison with MoA on

new ag bylaws for ag-tourism & farm
retail.
Why can the land not be used for weddings, yet farmers
can have stores and restaurants on them?

ag tourism/retail.

retail.
How are commercial weddings occurring in Kelowna/ok?
Review Kelowna BLE

strategies.
39

Not Working Well
Examine where/how CoA bylaws conflict with RTF Act
(e.g. Watercourse Protection BL, Tree Protection BL,
Stormwater Source Control BL for aquifer protection).
OCP Response
Zoning Bylaw
Response
City to review ag-industrial taxation with

BCAA for ALR & non-ALR locations
(e.g. in OCP general industry
designated locations).
Identify that data collection and
mechanisms could be
analysis is key City role.
built into the Compliance Aim to streamline enforcement and
Strategy.
keep rural development aligned with
OCP.
Need to know size, type, and intensity of farm

operations.
The Land Use Inventory updated in 2015 will be able to
help provide quite a lot of this information.
Policy needed to support Updated zone

regulations for dwelling
effective use of ag
siting.
properties for ag as
primary use, rather than
permitting ag uses to be
'frozen' due to large house
siting.
Need to limit the size of processing and retail on ALR.
Revised OCP policy in

support of ag processing
in ALR & Ind areas (size,
location & other criteria).
Maintaining the balance.

Producers vs. producers.
Zoning Bylaw regulation.

What might be good for one industry/type might not
works or others (even other legitimate operations (i.e.
chickens vs pigeons)?
40

CoA liaison with MoA on creating info
that explains what falls into the RTF
Act, in order to reduce inconsistencies
and areas where City Bylaws could
conflict with the RTF Act.
Taxation issues.
Inequities between industrial uses in OCP Ind. areas vs.
in ALR.
Loss of processors (vegetable).
Bylaw Compliance
Strategy
New zones/regs with

updates to 50% rule and
max bldg area.

Zones.
Discuss options with the ALC.

Consider business licenses for
processors regardless of size.

Not Working Well
Zoning has functioned as the policy.
Question if the current definition still works. Inadequate
land use designations for rural areas and ALR- too broad
of a brush- forces regulation through zoning.
General lack of consistency across plans and policies.
OCP Response
Review and revise Land
Use Designations.
Create more appropriate
definition of agriculture for
use in OCP designations
& in zones.
Zoning Bylaw
Response
Zones.
Bylaw Compliance
Strategy
Comprehensively apply
new definitions and
designations in the OCP
and ZBL.
Ensure coordination between OCP,

owning bylaw and enforcement.
City is a regulated municipality so needs strong

parameters for regulating land uses in the ALR, and a
better process for evaluating ag industrial proposals.
Review current status as a 'regulated

municipality' with MoA to determine its
relevance for the City.
Challenge with ALC regulations being relevant to current Review & revise OCP
needs/trends. (Can hinder the 'cutting edge').
policies & designations.
Need for on-going liaison with ALC &

MoA on ALC regs.
Fewer ag zones, clear
regulations.
Consider the best minimums to regulate agr land uses.

Think about the resources that are available to regulate
city bylaws.
Rules should be direct and self-regulating.
Need to regulate types of business on farmland
Balancing Right To Farm Act (FIRB) with other uses in

the City.
Ned to address different mandates between MoA + ALC
+ City.
Farm diversification challenged by what is permitted
(farm viability).
Clarity on permitted uses for agritourism (breweries,
wineries, agritourism).

mechanisms could be
built into the Compliance
Strategy.
Create no-charge business licenses
with approval from the Ministry.
Register covenants on title to notify new
owners about any non-compliance
issues with the property.
Policy direction may be

warranted.
Clarifying RTF and creating easy to

understand materials that explain what
falls into RTF. Discuss with MoA.
Updated OPC ag policies

that support ag uses in
ALR.
Clarify the uses and mix of uses that
are permitted uses for agri-tourism.
Discuss with the ALC and Min of Ag
(new bylaw standards on Agri-Tourism.
41

Not Working Well
Agri-tourism, weddings and banquets, farm retail.
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Liaise with ALC & MoA to address agtourism regs for Abbotsford as a
currently 'regulated municipality.'
Clarify with ALC.
Clarification needed for what counts as food & beverage New ag policies
Revised ag zones.
coverage for wineries in the ALR.
supporting value-added
opportunities.
Non-agricultural land use for small-scale farmers is very OCP policies that address
restrictive.
small-scale farming in
Bylaws are not conducive to profitable output for small- ALR.
scale farms.
Plan needs to deal with small-scale farms to allow for
viability.
Agriculture needs to link growth/opportunity in agri-food
sector.
Need to foster a wider range of crops.
Need to foster the fitting of crops grown to the
characteristics of the land (futile and potentially ruinous
to try to grow what wont (grow) by heavily altering land
use not wise).
Stop pulling ag land (out of the ALR) for commercial
uses, and then they become retail on that land.
Different rules for breweries vs. wineries and cideries.

greater crop variety.

ALR.
New zones/regs.
Greenhouses on ALR (Class 1 soil) especially if not soil- New ag policy to

based.
encourage location of nonIncentive to locate greenhouses on class 3 4 soil.
soil based ag uses in
areas with lower class
soils.
Medical Marihuana production needs to be regulated
New ag zoning regs for
carefully.
MMPF.
Disposal issues (bio-energy)
New ag OCP policy for onfarm bio-energy
Regulations need to be re-visited (e.g. 300m 2, 50/50

regs).
42
Strategy to ensure
consistency with OCP +
ZBL + new Prov regs on
agritourism.

Enforcement of new regs

for anaerobic digester &
other bio-energy disposal
issues.
Discuss options with the ALC also
worthy of discussion with MoA, who
control the Farm Bylaw policies.

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
New ag OCP policy for

guiding on-farm
processing (size
limitations & impetus for
Ind designated areas).
How can we incorporate supportive tourism into

agriculture uses?
There is no specific classification.
Why should corn mazes be allowed as Accessory uses
New ag zones.
and not weddings?
Don't set up a corn maze as primary use.
Equal playing field for industrial vs. farmland processing. OCP policies that facilitate
ag processing in Ind.
areas.
Building from farm code for assembly (sprinklers,
occupancy, etc.).
Size/type of accommodation.
Large minimum lot sizes.
Challenges; vehicles for supportive/other business on
ALR.

retail.
City review of DCC's & review of ag

taxes with BCAA.
City review of farm code with Province,
particularly regarding re-use of farm
buildings for ag workers (safety, health,
quality of life, etc.).
New ag zones.
New ag zones.
Soil deposition can affect neighbours.
Bylaw enforcement to
address illegal soil
deposition.
For bylaw compliance, concerns over the 50% rule &

Citys requirements to regulate.
Ag zone updates to
coordinate with Prov.
requirements.
Establishing co-ops is difficult (have to be a legal co-op). OCP policy for land uses
in rural centres that could
include ag co-ops (with
appropriate servicing),
and preference for areas
outside ALR.
Co-ops/farm operation.
Providing land use

may be appropriate.
Review &/or re-affirm City policy that

limits the number of large vehicles to
two on ALR properties.
Coordination between City departments
for strategic approach to managing soil
deposition in ALR.
processor regardless of size.
developments. Could be slightly outside
of the scope of this project but worth
keeping on our radar.
Further discussion with MoA & ALC on
Co-ops.
43

Not Working Well
Why are farms not licensed?
OCP Response
Approval Process
More restrictions for farmers with lots of paperwork.
Hard to spend time on farming.
Zoning Bylaw
Response
Clear, concise
zones/definitions.
Bylaw Compliance
Strategy
Business license tracking Create no-charge business licenses
would help the City
understand what is
happening on ag land
and how to manage and
plan for the servicing
needs of ag-industrial
operations, etc.
Over-regulation of entrepreneurs.
Time consuming process.
Updated bulletins and application

forms.
Admin goal to streamlining. rezoning
process.
Streamlined City application processes
& enhanced ALC coordination.
ALR communication.
This process needs to be more transparent

Policy that incorporates
engagement at all stages
of plan preparation.
City policy to engage residents and all

parties in review of agricultural issues.
If land removed from ALR for commercial/industrial uses,

it should not then be used for retail/service purposes
(e.g. land along Sumas Way that had rail/highway
access that is now big box retail & small retail/restaurant
use.
Big players working the system (clear-cut, subdivide,
Updated environmental
new non-agricultural uses).
DP guidelines with policy
details for agricultural
lands in ALR and outside
of ALR.
Enhanced coordination with ALC on

ALR Exclusion applications for short &
long-term land uses.
Engagement with multi-stakeholders (lack of

communication from stakeholders).
Recognize trend for use of variance applications for

supportive ag uses (e.g. second dwellings, seasonal
farm worker accommodations) to increase space for
farm worker accommodation.
44
Enhanced rural area

Ensure consistency in administering
City's bylaws for ALR areas.
environmental protection
bylaws.
New ag zones will be

prepared to clarify floor
area requirements for
farmworker
accommodation.

Not Working Well
What was built to code (previously), may not be
anymore.
OCP Response
Bylaw Enforcement
Non-compliance with dumping, contamination, illegal
land use.
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Enforce Building Code
requirements with Bldg
Division to ensure
fairness & safety.
Proactive Bylaw
enforcement with
assistance from
database/GIS mapping.
Difficulty in enforcement of existing and new farm

bylaws.
Determine what is Provincially enforced

and what is City enforced.
Obtain clarity on City's role as a
'regulated municipality'.
Where does enforcement responsibility
of City end & ALC/MoA begin:?
Need to prioritize enforcement (need a framework for

BLE strategy).
Increase bylaw officer capacity in rural/agricultural area
(e.g. wedding issue).
Farm practices that impact surrounding farms in a
negative way (propane cannons, pest and herbicide
spray).
How do we better monitor the land use with respect to

the bylaws?
Enforcement issues.
Change the tell on your neighbour to get Bylaw action.
City to take action on its own.
Educate farm owners on rules to be followed.
"Complaint-driven not enough.'
Managing expectations on monitoring and enforcement.
New Bylaw compliance

strategy.
Add/enhance staffing for
proactive enforcement.
best environmental
management in farming
practices.
Use of enhanced
database & GIS info.
Change approach to
Clear BLE
communications with ag
land owners and
businesses.
Once the data is collected it will
become clearer as to what is realistic to
monitor.
45

Not Working Well
How to monitor mushroom operations.
Consider more restrictive bylaws in Abbotsford than

Provincial rules regarding agriculture only uses of ag
land.
Force compliance of existing land use regulations (Ag
land for ag purposes & not truck/RV parking).
OCP Response
May be worthwhile
creating specific policies
regarding intensive
farming.
Bylaw Compliance
Strategy

Determine what is needed and who
would be responsible for this. Possible
to require Business License for
mushroom operations or for all
intensive farm operations.
OCP policy supporting ag New ag bylaws to provide

uses as primary uses in
clarity on permitted uses.
ALR.
Use Bylaw database &
GIS info to identify how
big of a problem this is,
how to enforce.
BLE strategy to target
specific areas where noncompliance identified.
Queen Street Truck parking.

Not enforcing.
Could tax this.
Fair playing field.
Illegal soil deposit/fill.
Coordinate BLE on soil

deposition/removal with
Engineering Dept.
Non-compliance dumping, contamination, illegal land

use
Agri-tourism: successful operations and impacts to

others in the area (traffic noise, smell complaints).
Zoning Bylaw
Response
Intensive farming can be
defined differently than
non-intensive farming in
the zoning bylaw.
Coordinate with Engr.

Dept.
Database & conduct
graduated enforcement
on known soil deposition
sites.
Provide policies that
encourage best practices
in ag and ag-supportive
businesses.
Coordinate with Engineering on Master

Transportation Plan review for rural
road strategies (focus on traffic speed,
safety, cycle/pedestrian linkages).
Smaller properties generally should not be more open to Policy supporting

non-farm use because the proportional effect of loss of
intensive ag on small ALR
land to such use is greater on a smaller property.
properties.
Discourage land-neglective speculators.
Use whatever means exist rigorously.
Find more effective means if necessary & possible.
46
Discuss land speculation concerns with

BCAA + FVREB + Ag industry
associations + UFV for effective
strategy.

Not Working Well
Enforcing fairness of the 50% rule.
(Needs to be equitable).
The tattle-tale system is not fair and wont work well
regarding enforcement.
Non-farm Development Impacts
Pressure from residential and other development and
ALR exclusion.
OCP Response
Bylaw Compliance
Strategy

Policy on urban land uses New ag zones with home

& new Ag protection DP
siting (homeplate) regs.
guidelines.
Underutilization/inefficient use of agricultural land (lack

of intensity).
Policy to encourage ag
uses within ALR.
Need to focus on primary production on high value

lands.
Move greenhouses and secondary production to
commercial areas & poorer quality lands.
Need for more large parcels of industrial land.

ALR.
Environment
Environmental concerns.
Producing in a responsible way could be more costly.
Zoning Bylaw
Response
City & Provincial coordination to

incentivize farming in ALR (tax benefits,
etc.).
OCP policy that

encourages ag industry to
locate in industrial
designated areas.
Ag policies that encourage

BMP's for environmental
farm planning.
Flood risk from Fraser River and Nooksack River.
Policies that provide

caution around flooding
potential.
Climate change water shortages, pests, wildfires.

Need for adaptation strategies.
Policy on ag climate
change adaptation.
Coordination with MoA on Provincial

guidelines for climate change
adaptation for ag areas. Enhanced
communications with ag community
Food security.
Policy on food security

that encourages crop
diversification, climate
adaptation & flood
protection
Policy stating need for agri
bio-security and agenvironment BMP's.
City & MoA to coordinate on education

around food security, crop diversity,
climate change.
Biosecurity as farm density increases and as urban

areas press in on ag land.
Review Flood protection

requirements with MoA.
City to coordinate with Prov to review

Environmental Farm Bylaws/practices
with financial incentives for sound
management.
City + Prov + Fed Govt to review flood
warning system to provide protection
for farmers/employees/livestock.
City and MoA + BC MoE coordination

and public education around biosecurity issues/prevention.
47

Not Working Well
Environmental Farm Management strategies - to
address nitrate & phosphate loading, water quality, runoff, waste streams, food safety, chicken barn fan noise,
etc.
Soil deposition and removal with inherent need to protect
groundwater from impacts (e.g. nutrient management, oil
and chemical spills, heavy metals, etc.).
Tree & watercourse protection (vs. RTF Act.
Agriculture Infrastructure
Water - access for more irrigation due to extreme
weather/climate change (concerns over high water use
by berry farms & greenhouses).
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Ag policies that support

best ag-environmental
mgmt practices.
Can include policy
statements that
encourage Best
Management Practices,
Environmental Farm
Planning, etc.
Address illegal soil

deposition.
Central Saanich may have some good

examples for these policies. BLE
coordination with Engineering Dept re;
Soil Removal/deposition permits &
gravel extraction in ALR.
Incentive/requirements for cover
cropping.
Policy to encourage tree

retention and watercourse
protection that will assist
in crop
protection/production.
Need communications strategies re

tree removal on ALR for farming.
Policy on ag area
infrastructure to ensure
services for expanding ag
industry.
Develop engineering master service

plans for rural/ag locations.
City should use technology that provides quick notice for

water leaks on ag properties.
Dykes and Stormwater and floodplain management
Policy for floodplain
(need to know what is happening on the land & when in protection of ag areas.
order to plan for most effective flood response).
Use of hi-tech/digital monitoring (smart

water meters).
Coordination with Engr Dept for dyke
upgrading and maintenance (particular
concerns with Fraser River Frechette).
Maintenance of existing ditches.
Coordination with Engineering

Department for ditch clearing schedule
(ensuring ditches are cleaned on both
sides of rural roads).
Open ditch maintenance (Crossover with Infrastructure

and engineering).
Sedimentation issues in ditches that end up clogging
surface water drainage.
Wastewater management (What about on-site
wastewater management instead of using city systems?)
Changes to watercourse protection

bylaw would come up against the right
to farm act (dust nuisance).
Bring it to FIRB.
Business licenses will help to answer
some of the water use questions.
Safe Rural Roads - Design and maintain for all users.

(utilize traffic lights, sidewalks, signs for road sharing,
and safety for pedestrians, equestrian users).
48
Could be a condition for

use in ZBL.
Coordinate with Engineering Dept on

review of Transportation/Transit Master
plan for rural roads.

Not Working Well
Transportation (Concerns about distribution vehicles
moving through farm areas. e.g. many of the
distributors were unsupportive of creating an agindustrial processing hub on Fraser Hwy because traffic
is so bad).
Lack of services in rural centres.

reduction).
Min. of Ag staff recommend not having land uses that
require major infrastructure (e.g. water) in the ALR for
food processing, breweries, medical marihuana
operations).
The ALR should not facilitate industrial sprawl.'
Advancing Agriculture
Rising prices for feed, processing.
Cost of incorporating technology.
OCP Response
Zoning Bylaw
Response
Policy & designation for

ag-industry location(s).
Policy for planning rural

centres.
Clarify policies on rural servicing, limit

commitment for the City to service rural
areas.
Manage public expectations around
what the City does/does not provide for
rural servicing.
Policy that directs ag

industry to locate in
industrial designated
areas.
Coordinate with Engineering to ensure

urban services are not extended
throughout ALR.
Policy for ag coops to help

reduce some costs of ag.
Policy supporting hi-tech
agri production & services.
Exposure to markets (Engage supply management,

dairy, vegetable producers, youth in agriculture).
Coordinate with Chamber of Commerce

& Ag industry to promote ag in
Abbotsford.
Lack of flexibility around housing options for multi-family

farms.
Educate children/students about the importance of
agriculture and the relationship with food and mental
development.
Small scale (6 10 people) culinary school (like France,
with B & B).
On-farm, local grown, celebrity chef (tourism/ag
education).
Bylaw Compliance
Strategy
Ag bylaws that provide

for on-farm housing
accommodation.
CoA coordination with UFV and School
District & ag industrial associations.
Policy to encourage smallscale ag-tourism &
culinary advancement.

Abbotsford.
49

Not Working Well
Agricultural Employment
Labour market/supply.
OCP Response
Policy to facilitate
seasonal and permanent
ag workers on farms & in
rural centres.
Young people dont want to farm, and aging farmers.
business.
Lack of farm workers (specific housing).
rural centres.
OCP Ag policies on farm

Access to labour with intensifying agriculture, housing
seasonal and permanent workers on farm (to account for worker accommodation.
farmworkers who manage after-hour concerns (e.g.
chickens - where barns need constant monitoring by onfarm personnel).
Farmworker accommodation is not working. One size
does not fit all situations (See Chilliwack Ag Bylaw).
Max building size (200 - 300m2) is not working.

Regulations
Review & revise OPC

direct marketing.
Zoning Bylaw
Response
50

for on-farm housing
accommodation.
City coordinates with UFV + Ag

industries + Fed gov to encourage ag
training + local and foreign farm
workers

for on-farm housing
accommodation.
New ag zones to provide

greater scope & clarity
around farm worker

Zones.

Proposed agri-tourism & retail rules may stifle marketing Update existing OCP ag
innovation.
growth.
worker housing.
Bylaw Compliance
Strategy

innovation.

tourism.
Revise ag zones to
size, location.

Not Working Well
business.
Concerns with Zoning Bylaw: fulltime employees,

seasonal workers (200m 2 max floor area prompts
variances to increase floor area), mobile homes, second
dwellings. Other key concerns: aggregate processing,
truck parking, RV/industrial warehousing in ALR.
OCP Response
Zoning Bylaw
Response
Review parking
requirements for B& B
and home occupation.

uses.
For accessory ag uses (e.g. agri-tourism, weddings,

restaurants, farm retail), City recommends that Min Ag
not proceed at this time until ag tourism is reviewed in
greater depth.
Having a fair policy for supporting berry processing
(equal playing field needed for processors and farm
operations).
Zoning Bylaw regulation. What might be good for one
industry/type might not works or others (even other
legitimate operations (i.e. chickens vs pigeons)?
New ag zones that

clearly define ag fulltime
and seasonal workers +

mechanisms could be
Strategy.

Aim to streamline enforcement & keep
rural development aligned with OCP.
New ag zones &

definitions that clarify
new secondary ag uses.
CoA to coordinate with MoA in
reviewing ag-tourism, farm retail uses
(secondary or primary ag uses)?
developments.
New ag zones &

new secondary ag uses
& processing.
Enforcement strategy to
be 'progressive'.

needs/trends.
regs). 50% for processors may not be high enough.
conversion.

operations.

Bylaw Compliance
Strategy
Business licenses for ag

operations regardless of
size.
Review ALC regs & RTF Act with ALC

& MoA.
51

Not Working Well
agriculture uses?
(Are corn mazes classified as primary or secondary/ag
tourism?)
Size/type of accommodation and minimum lot sizes for
secondary ag.
OCP Response
Zoning Bylaw
Response
Need updated ZBL
definitions for secondary
uses (B & B, some forms
of ag-tourism, etc.).
Policy to consider different

approaches for different
types of ag housing.

ALR.
Residential as accessory use only. Land must be under

production (e.g. Japan, Netherlands).
Bylaw Compliance
Strategy
Clarity required on
regulating types of home
based businesses
(business licenses).
Homeplate req'ts for
Policy supporting
agriculture as primary land zoning bylaw ag zones &
definitions.
use in ALR.
High priority to enforce
and require compliance
on soil deposition in ALR.


are permitted uses for agri-tourism discuss with the ALC and Min of Ag
Need to regulate types of business and second dwellings

on farmland.
Create no- charge business licenses

Determine ability for home based

businesses to be more tightly regulated
to ensure alignment with permitted uses
of ag land. Identify data points/needs
for changes in home based businesses
in the ALR.
currently 'regulated municipality'.
52

Not Working Well
Approval Process
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Clear, concise
zones/definitions.

forms.
process.
Disconnect between government bodies & regulations &
processes.
Communications needs to be more transparent.
Consistency with CoA OCP and ZBL with new regs on
processing.
Issuing of permits (for accessory agricultural uses) is the

biggest issue. The ALC provides a checklist/questions
to ask at the permitting stage.
Bylaw Enforcement
Home occupation enforcement.

Many of these details will
be borne out in the
zoning bylaw.

worthy of discussion with Min of AG,
who control the Farm Bylaw policies.
Review ALC checklist for ag permits.
New ag zones/regs to
clarify dwelling siting &
should reduce # of
variance appl'ns.
Updated zones & ZBL
definitions to address
home occupations in
ALR.
Set high priority for

to secure compliance
with home occupations.
No business license requirements for a farm, so need

info, and means to regulate. As a regulated
municipality, Abbotsford may be able to use business
licenses for farms.
Through Bylaws,
determine how home
based businesses can be
more tightly regulated to
ensure alignment with
permitted ag land uses.

Proactive & graduated

enforcement.
53

Not Working Well
bylaws.
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Determine what is
Provincially enforced and
what is City enforced.
Obtain clarity on City role
as a mun with a Farm
BL.
Where does enforcement
responsibility of City end
& ALC/MoA begin?
Regulations
Enhance new OCP ag
development in ALR.
Lack of clarity with regulations. (Need for flexibility) Trying to address all producers with singular regulations.
Admin consistency between OCP

policies and new ag zones will provide
clarity for public & bylaw compliance.
Zones.
Compliance strategy.


Clarify with new ag

zones.
Enforcement.

dormant?
Enhance new OCP ag

development in ALR, and
minimize opportunities for
non-ag uses.
Update Zoning BL ag
definitions.
Policy that addresses new Clarification on permitted Enforcement on building
primary & accessory ag permits for farm building
uses.
land uses in ag zones.
conversion.
54

BLE.
Review ALR non-ag/exclusion process
with ALC.

Not Working Well
OCP Response
Zoning Bylaw
Response

ag tourism/retail.
Bylaw Compliance
Strategy

retail.
new definitions and
and ZBL.
Need to regulate types of business on farmland.


MoA on ALC regs. That will help
define/identify non-ag uses & bylaw
enforcement.
This would need to be discussed with
ALC & MoA to determine if certain
types of non-ag land uses are
acceptable for small-scale properties in
ALR (farms).
Non-agricultural land use for small-scale farmers is very

restrictive.
Bylaws are not conducive to profitable output for smallscale farms.
viability.
sector.
OCP policies that address

ALR.

(farm viability).

ALR.

guiding ag processing to
areas.
Providing land use
may be appropriate.
areas.
Review if permitted uses

allow for farm
diversification (thereby
limiting potential for nonfarm activity).

Co-ops to determine acceptable
location, size, siting, etc.

taxes with BCAA.
55

Not Working Well
occupancy, etc.).
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Policy on adaptive re-use

of farm buildings for land
uses acceptable in ALR.

City review of arm code with Province,

ALR..
Review City's truck

parking policy regarding
# and location of trucks
on ALR properties.

deposition.

deposition in ALR.
Approval process.

forms.
process.
New ag zones to be
clear, concise (will clarify
bylaw enforcement of
non-farm uses).
ALR communicate.
This process needs to be more transparent.

anymore.
Bylaw Enforcement
Non- compliance with dumping, contamination, illegal
land use.

the bylaws? - Enforcement issues.
56

& enhanced ALC coordination, could
assist in reducing non-farm uses and
enhancing/clarifying bylaw
conformance.
Division to clearly identify
non-ag uses & to
facilitate compliance.
Proactive Bylaw
enforcement with
assistance from
Use of enhanced
how to enforce.

Not Working Well
land.
Smaller properties generally should not be more open to
OCP Response
Zoning Bylaw
Response
ALR.
Policy supporting
properties.
Bylaw Compliance
Strategy


strategy.

Engineering Dept.

Not enforcing.
Could tax this.
Fair playing field.
of intensity).
BLE strategy that

prioritizes compliance for
unauthorized truck
parking.
Rural estates put pressure on farm practices and take

uses as the primary uses
within ALR.
OCP policy that
designated areas to help
reduce impetus for non-ag
businesses to locate in
ALR.

etc.).

requirements.
rural estates.
57

Not Working Well
removal).
OCP Response


These (Industrial farming) activities could take place on

industrial land or 2 nd class agricultural land.
Policy to encourage agindustrial uses to locate in

areas.
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Engineering for
unauthorized soil
deposition.

City to meet with MoA + Fed gov to

Increased commercial activity on ag land.
Review ag-retail and ag-tourism with

MoA.
impact upon ALR.

costs.
When the City needs more industrial land, they go after
ALR land rather than converting other lands.
Review industrial land

requirements for suitable
locations.
Warehousing in old barns.
Bylaw compliance
strategy (database/GIS
to identify non-ag
warehousing in ag
buildings).
BCAA, and impacts of 'rural estates'
upon ag land values in ALR.

and industrial.
Economic pressures on small lot properties (viability of

farming).
Pressures upon ALR from creation of very small farms.
58
Policy that encourages

retention of large parcels
in ALR for ag activities.
Review equitable taxation for smallscale active farms.

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

City, FVRD, Metro, Prov and Fed Gov
(to address foreign property
investment).
Limitless house sizes on farm land.
New ag zones define

siting and max res floor
areas (with a 'cap').
Regulatory Issues
(Rural/urban Interface, Agriculture Servicing Requirements, Agri-Business, Agricultural Environment Management)
Rural/Urban Interface (Noise, Odour, Trespass, Impact on natural environment, soil removal & deposition, waste & byproduct management, setbacks between urban and
agricultural uses)
The urban-Agriculture buffer is way too small (i.e. a
residential house can be built much too close to a
farming field).
Residential encroachment on ALR.
The design guidelines were directly adopted from ALC
and Min of Ag publications.
Are they actually appropriate for Abbotsford?
Revised buffer DP
guidelines.
Reference DPAs for AG

Protection in the OCP as
specific policy.
Incorporate into OCP
policy & relevant (urban
side) zones in ZBL.
Update Zoning Bylaw

based on review, as
required.
Conflicts between farmers and non-farmers over farm

practices (odours, pesticide drift).
Review setback
requirements for ag
buildings next to UDB.
Agriculture Servicing Requirements (Irrigation, water demand requirements, drainage, flood control, storm water management)
operations).
The ALR should not facilitate industrial sprawl.
7.1 Dykes and Stormwater and floodplain management
(need to know what is happening on the land & when in

areas.

throughout ALR.
Policy on ag area
industry.
protection of ag areas.


59

Not Working Well
7.4 Wastewater management.
(What about on-site wastewater management instead of
using city systems?)
Safe Rural Roads - Design and maintain for all users
OCP Response
Zoning Bylaw
Response
use in ZBL.
Bylaw Compliance
Strategy

Coordinate with Engineering Dept. on

centres.

areas.
rural servicing.

Advancing Agriculture (from: Agriculture Technology + Agricultural Education & Marketing + Agricultural Economics (Cost of farming))
use of new technology
and agri BMP's to
enhance agri business
success.
Who to engage for program: supply management, dairy,
vegetables, youth in agriculture.
Not being able to afford the proper improvements
needed to run the farm efficiently.
Rising cost of feed, processing.

farm and producer co-ops
to share resources and
reduce operating costs.

farms.
Policy that recognizes

varying needs of
farmworker
accommodation.
Taxation issues.
Inequalities between industrial uses in OCP industrial
areas vs. in the ALR.
City to liaise with MoA, UFV, agriindustry associations to inform ag

business owners about new tech and
practices.
City, UFV an school District could
provide info/education non agriculture.
Zoning bylaw updates

that account for multifamily farms.
City to review agri-industrial taxation

with BCAA for ALR & non-ALR
locations (e.g. in OCP General Industry
Agricultural Environment Management (Waste/Waste Management Act), aquifer protection, streamcourse protection, climate change adaptation)
etc.
60

mgmt practices.

Not Working Well
Need for adaptation strategies
OCP Response

potential.
Food security.

adaptation & flood
protection.
Soil deposition and removal with inherent need to protect Can include policy
groundwater from impacts (e.g. nutrient management, oil statements that
encourage Best
Environmental Farm
Planning, etc.
and engineering).
Tree & watercourse protection (vs. RTF Act).

reduction).
Bylaw Compliance
Strategy
change adaptation.

Zoning Bylaw
Response

in crop
Policy supporting
integrated waste
management/co-gen
systems for agriculture.

communications with ag community.


climate change.

deposition.

coordination with Engineering Dept. re;
cropping.
Bring it to FIRB.
61

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
(Public attitude & expectation, high cost of land, pressures on land base due to demands, protection of agricultural land base, growth potential, agriculture outside ALR)
Public attitude and expectation - social, environmental and economic
More transparent communication with ALC.
uses & ag support
Alberta, USA, etc.).
uses/locations.
of ALR.



Enhanced rural area

bylaws.


land use.
Proactive Bylaw
enforcement with
assistance from

62

MoA.

monitor.
Use of enhanced
May be worthwhile
regarding intensive
farming.

the zoning bylaw.


Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Change approach to
Clear BLE
land owners and
businesses.



BLE strategy.
High Cost of land
ALR exclusion.

strategy.
policy on urban land uses New ag zones with home

guidelines.

farming).

investment).
Pressures on land base due to demand for: urban growth, development , availability of services, infrastructure - access roads.
Enhance new OCP ag
development in ALR.
costs.

impact upon ALR.


Subdivision creating very small farms.

63
OCP Response
Zoning Bylaw
Response
Not Working Well
Protection of agricultural land base
Rural estates - put pressure on farm practices and takes Ag policy on location and Zones with farm plate
requirements.
rural estates.
removal).
Bylaw Compliance
Strategy

Engineering for
unauthorized soil
deposition.

change adaptation.

Food security.

adaptation & flood
protection.
mgmt practices.

climate change.

etc.
spray).

best environmental
practices.
Growth Potential (Limited by small lots (60% of parcels < 4ha not used for farming. 19% available))

strategy.
Cost of incorporating technology Policy supporting hitech agri production & services.
64

Abbotsford.

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

rural centres.
business.
rural centres.

for on-farm housing
accommodation.

workers.
Agriculture outside ALR (Future)

Many farming activities that do not need to take place on Review potential for nonsoil based ag activities to
actual (prime) farmland including: chicken & turkey
barns, greenhouses, dairy barns (cows do not go out in operate outside of ALR.
fields).
65
66
0 NO
2. Do you live in the Agricultural Land Reserve (ALR)? 0 YES
./ I nr _. Ai
d,f)
THANK YOU!
Planning & Development Services, 2nd floor

City of Abbotsford I 32315 South Fraser Way, Abbotsford, BC V2T 1W7
p: 604-864-5510 f: 604-853-4981 e: AgRefresh@abbotsford.ca
PLEASE NOTE ALL INPUT WILL BE A MATTER OF PUBLIC RECORD
1.774
----/A- './-0 v/4k(7,4' i 4 ti
"
0 7/7--_
-72 G/se- / /*/ -/--7-if a/9 d'
zi,
C /
lVd/474 .1- rna77 i?oadc?
y 0,---) .
.
7-%?-)r A74/2/ 47 g /7 7fXzo 13/ /-/;.(s/,?-/
-7i4z4- -'/e, v,_!,v)-70-7_71( 67/7 1
/
6("9/ds-. .,
// --Adz _s*, 44,7E --72./77-L_
7 .AJE/a_
--I/2 ?n,c67, -e- IhC;(Z-- C)06/47.

roa(4 (4) /201 Z.(-c- )izei---)/(yieze tel .
aic., 177az -.P/,s-772,77)679 A
'c)/-)
ared. 1),1-i&
..
ded-erci-)er/-/ ,,,, a''c' .e-e/--)
7Ef /mac
non-agricultural uses in the ALR in Abbotsford?
3. Do you have any additional comments regarding agricultural and/or
0 NO
YES
1. Do you live in Abbotsford?
Ag Refres
APRIL 28, 2016 1 OPEN HOUSE

COMMENT SHEET
67
a
YES
YES
p: 604-864-5510 f: 604-853-4981 e: Ag Ref resh@abbotsford.ca
& Development Services, 2nd floor

THANK YOU! Planning
'
h-el a_Li/I__-,-6o,_,L,
IV -7-t-k-- /, n
)
4 zizzy),,t ,4 . (/i5z, 722S -71-A 6e.A
.t- ii2h4 flit / > _./i/L6,2-
L'
;2n-xi \,4-2,62--)-Lit62-660-6,,,)
,------ arnc4-0--u-
0 NO
0 NO
2. Do you live in the Agricultural Land Reserve (ALR)?
Ag Refres

COMMENT SHEET
68
0 NO
0 NO
k /2 ee..:c.
THANK YOU!

add'S-__C - v 17:(-) d,/.(1/- 0-P /77viet

e ,
Of' /
Pr) I/
ehri
Ai 1rd_sc/- vole. , ,=?-_,/ ,_, . -,d2ee__.
4 r, r
Ihece 6?(:(/(4'f cou(d. -Izeke, p/c:e. 077 /r9%'Sf' c

ci-vi cias.c az.ria.(7/u/a. 7 /67/7
/arvai or
( /,;(2a/d k-a/Aq_ im./7 ( ac fn-- 0 S. 'e
. /Aa /2( os a yie -()IMe 7
hej aie, ivtaiN -6ivrti(t

ac-f-) vL h i -n/u.-i-- do oot
00, eitgt+aa,.-hAat -Parrn la( d,
ne6(-5(.. --tv -i--ak(z. Jppiac
or: huhA' ai,e 2 Cl) i (fin c/ - /-7/v k_ ,/ ,far
-ilies
qiep,4 h 0 (ACe_S- '
cida (t' cif 6 ( if I-) s- , ,_. , Cays. do ioe/t 0
001- if? 'e lc.
J
, .
0 YES
Ag Refres
APRIL 28, 2016 I OPEN HOUSE

COMMENT SHEET
69
-14A
AL t,Z
f,,,K co-,Fike,Lcd-c. ,..
ko-e-ct,ca
1a-vLS
le_
1
.
z
y- .ta ,(42,.,
Cc,
THANK YOU!

e___
le ietosiir i ite
(.1
a.-qCco-(
c'j'riCt.( ilt4/-
'
ecmie-cciAl[a/
r 6 2 rciAG-Yx-y
rc, icily
-;:..f '
C. Gi../ t--e f S
i-a-eA w,k,
/-Ci
11-,e-
1),,
C...-t Ye--S
Cc) J, K c--( &

0-'41
I -...
1A.L
1 Uj
----,
( ,a Cly
a, e tie Fr" SCA' .ti

., , i
i l
n-- -* +6 a kri:(--q
I1
j , (ocA--i. 0-$(./.( A
1.,,,, - ,
c ide_.
3K ( --,-,.,,
0 ,e)z, . E..-
Vti,4-- 4cio(
10_.,cf . a (cre Si.cima-s W
.1 , 1026 re (e4 1
3 ovve._ ,
4.1' [
Lrec_iii a,4 IQ il il it,), e( 6 L est
...i
? 5 act
LeAe
4,-.4 s &v.. ( 4
e 3 hivi - i
1,0..,-Lcc
c..i_c-: reqc.41a.`4:1-tyx -Grcie_c
if 10.J fe_44-(11/eij
NO
0 NO

COMMENT SHEET
YES
Ag Refres
70
0 NO
0 NO
0L-W4/1-15
- Sal- Eibeivs oF /91ivic

/1/-5-17794/7 /V69/1/77tV/ C2 / /(/'
64xe/vs. NEE.2)
THANK YOU!
Planning & Development Services, 2^d floor

Elie4E4(3-, 7-14/..6.-_
- ervE4 _,
a y 40A1 Fthot1 PsR
11(1-- Cl6-WZ 0
l/Ei_e-
- oN/ 7 04( r/90(i- kytb

i% a c-itrt._.7TO A) 65101/0 76 4-ctE/? IIOUR etWeele A e; -- 44: M./ R;017-
rok 6/
.7G/ viii)E,e_5 ,
'PEK)-(1-1AtEA17: rg/e/ti iilo/Qi<g_ede RF_L?,Dgivtf.Es -- &04,74,/ (47/7

f---Apy(4yis, .
301# n5e siN64 f/ti(xki5,
# z#K6-,5 /9304n/ --:+teet?
-100,E-7r --)E. (7Pee
wi/O /9-,k'E
Xe-Q(J/IR 14/ G;
g - /0 '.414. V 1/110/CkE
0 YES
Ag Refres

COMMENT SHEET
71
0 NO
6-kes laa5
6.--V-y osì
cif
.;,c__
A CCL
-tech/1010
d?
-01-a4- ~,zetgiA
ICL ) s sus
THANK YOU!

City of Abbotsford 1 32315 South Fraser Way, Abbotsford, BC V2T 1W7
:Ts -\---\\L_
0\1\c:bus
pirt2NLJeokcA.'il / Isd..e,c if c
1A0a ck
c..'1\--k3c,..s-o 0" (tie, CK tli_.. `t VN- o!vc.0 /id Oi pc. 4)cck_.s
k-er-ALkv\-- cknd
6..k-- -P-09 0,,de ,,--Koct i& II 40-1
socc.g bo-f- I eAJc._,S 4-M 'I -i-Ri- s cit-;-ck& cx. ortQA-dtv.12
k-11\--Qt ck-nci r\sLiel- SuarCissu-e (.(Jcuici_ 'Loa -/c3
`bat, poLi- a ''' yk, --. 1 \ . TNi- 5 macs ',ma azi-rDiodoc&A
More.. lebAct. Col\ 4-k cAl-y se lAdi LAicaKk
I
- awl 011016
1;11.314 6-16-j- (4-J2_
o4wir\d. COCAQX ccs . Ih(
on sc)re_..
O NO

COMMENT SHEET
YES
Ag Refres
72
0 NO
2. Do you live in the Agricultural Land Reserve (ALR)? l

YES
a
-i /-
---uL.
c.5.k.fr
"-
kA f_ehois
6,c)c-4)/d he,
crx/vvro,..
fads
dAcij:-1
1-ke._
echxcl-tc,r\c-3
IcAli
THANK YOU'

c- tc1.1-s i rl 1
kiS0 I or
a:
and paks-tricAnS). tCM-11

\C--,c-.) ) 3en(La-trv1/42_`>
loCA6 cp\r)a.%
Cc\in ba 0,1,\ `SSUe., beAtAgQ-kAn
furmuS/ rias4-6con d --)--k cLu\-0 Lf hi !kol-
CO0A5
04,9_, uexy bc.) Sy

Accji4-k MavvyIfie S of 4raf-ic CoLt)---r-D, Yo.fvo
0 NO
YES
Ag Refres
APRIL 28, 20161 OPEN HOUSE

COMMENT SHEET
73
0 NO
- C. 'is
A.
rlc& cc
i550C
THANK YOU!

c+ 5peed r_
(:)n 4-kc2- a_ ICLA d reLV icickcic3 27 Lea--,old / I(42
1-6, cx-\-y -to sae cd-ccli-- +ik.o._._ ccs do 0Aarx)--11,\G-y usual ix .5iDeL,,cj CIL) (i/
0 NO
YES
Ag Refres

COMMENT SHEET
74
0 NO
THANK YOU'

4614EA
AN V-4e1\ f.c\ 6 -10c)unkt r\kNa_. -1-4jire_ \s Ck 5IL s\-kekria)

01%0Ni (Acuck/ Sor, L,L51-11-\ clickeys on Jarh c:sidOs .
arc,u_De. o --\- LQ S" 5Vtqe r60.13 e_rNd ur All
4-\-0._ &t 1'\ du-e_ Ac ALL at 4t2-"Y co 4-\k "\S \ R
i
ri
ex ir-v-kx. ___L- Ltruici ii kc_
-up ar s-r- kki-frtn-els -Ic
caxs cx-A 4 -4-kc. ct,-Vc-k
0 NO

COMMENT SHEET
YES
Ag Refres
75
YES
0 NO
0 NO
ec.r -
clQoLv\'6 -\-Vu. dAaNes ,30,-\ cc.71

4 1 . r1 r\ Cc-o 4Q_ cs-,,(\c, .\-o .6 2c_c ityks2_
co-r,35-pc\ orv2
THANK YOU!

A(---,-16(2.. y\o-e__Ik CA-v work_Qxs n.Q2c1 --k) be_ ni,i)cifv/ of

--PcdWk eoi jorvaerrf JloArk 01 --Pcirms. I how-e )AcAd
4a)o ì(ri
--icN-) pie-es 6folce,r1 dve .40 A-s
e\-q OfvooNe /0,\Aex ik4

SIC
o-C 4-.\\JL Al-N-c3,\ A-kc.-V -k-VQ! a'aN X tkcA/-0.--\--ks --xsue,._ op (.A.,/ 4-ko__
koes21(\6:0-1
(i1c1P A roci1912._s4- --\-1AcA -Ettr. -\-\/._cv
.s:aQ. , 11-\;-,-.- li\c_%
gv-exi ciecAr
4-1(u2, CA-\--\/
cmcec. cxyNa e-ve, 1 1
YES

COMMENT SHEET
Ag Refres
76
0 NO
Gye
2. Do you live in the Agricultural Land Reserve (ALR)? 'YES
tto o
0,_,\,,,QA.,0
to
,a-tu
Don ic_ 76moi..6.:CA,,z3
... ,LA31
/7 A'A
.01A6i LP
ii,_,La_
61L.
of -1)- N. _.
PG. be_.
(ZWArit.A.}
1
-61\i itez'l
lY4 11-fi--(---0
&tc-i )1,
S6'17~ I ji ,
;60
AL.--)
_I 2'
,-).e..7,,o_a
d Poi
f)'14A0. a -
-.0.1.-e_.-/---6:7
/uLik
034
-___
/c._, ao,-, j---L.,&,

THANK YOU! Planning
AC\-)L (1\ -%
A(;),i
' ,f I _4_,It Ax_._
Va'et.r.C.i
Er
/I c. /A-2
2f _,A -.0,--..-A
6L/Le ,z-LA,:,-4
e...
, Azv. L.Q_., 1,L.4:,--,_ , 1-a_-, - -ee,,,i)
L)e.
0 .'
1
.-
A/\fLo va
JhAe (
UA:71k,-1-tV.
P.PzAAk.
nANC,9
I
-1
Q.,25,<,f,e,c-A---
-,
--
( ,v,eiv-,?.,,
rAAA0 4_ i',4 1 ^-Q-.
v-0,,---
2,2_,(..LOQL-
f2ge,
..tf,-,,,2_
-17,0,
LAO
&-vuw,10.4...,ve/vb
1 lV1 -69 C ( A .1 -I'VY' A. ,,
0 NO
YES
Ag
Refresh APRIL 28, 20161 OPEN HOUSE

COMMENT SHEET
77
78
79
80
Other parts of the Citys agricultural land fabric need to be given different considerations. The lands of
South Abbotsford are generally very high capability and suited to a range of perennial crops such as
raspberries and tree fruits. The uplands of west Abbotsford (Bradner, Mt Lehman) are suited to a wide
range of uses or multiple uses. These two areas generally have smaller parcel sizes and as such the focus
of zoning and the AgRefresh Plan should be to support a wide range of agricultural uses in these areas in
contrast to the strong focus on large scale field production on the Sumas and Matsqui Prairies.
Road infrastructure has generally been good but continued pressure to use the Sumas Prairie farm roads
(Vye and Campbell) as throughways to access areas east of the Sumas Prairie is creating more conflict
between farming activities and drivers. The same is true for the Matsqui Prairie in particular on Gladwin
and Harris Roads. Support for infrastructure improvements that support agriculture can be part of the
AgRefresh Plan and could be enhanced by utilization of a funding program such as that which was put in
place under the City in the Country Plan in 2005.
Due to these characteristics, the AgRefresh Plan should recognize the uniqueness of the two areas and
provide zoning and bylaw considerations to protect parcel size and provide improvements or protection
of the water (irrigation/drainage) and road based infrastructure that is supportive to larger scale
farming. Drainage and irrigation water improvements have historically been well supported for the two
areas and this needs to continue, keeping in mind the potential negative impacts of upland urban
development on water flow and supply.
Special consideration must be given to the value of level arable land in larger parcels (greater than 8
hectares (20 acres)). The Sumas and Matsqui Prairies are unique to the South Coast region. Their general
characteristics are level fields, reasonably to well drained soils, a good supply of irrigation water,
generally good water holding capacity and moderate to high soil fertility. Theses areas are not impacted
by salt water or severely impacted by upland storm water. This is due to the well designed and managed
drainage infrastructure operated by the City of Abbotsford in these two areas. This is not the case in
many other lowland floodplain areas in the south coast where upland development or salt water
intrusion has increasing become an issue for farmers to manage. The other key characteristic in these
two areas is that the parcels are generally of large enough in size to provide good economic viability for
the types of crops suited for the soils and climate of the region.
High Value Land large parcels
City of Abbotsford AgRefresh Plan

Review Comments
81
City of Surrey implemented in November 2012.

District of Kent 2012 (amended 2014)
Corporation of Delta 2010
32920 Huntingdon Rd large home setback from road divides usable land into small irregular
shapes
Examples of potential negative impact :
All use maximum setback 60 meters as the standard but allow variance applications. They also generally
limit the size of the home plate to 2,000m2 (1/2 acre) for farm residence plus 1,000m2 (1/4 acre) for
additional residence on larger lots (>4 hectares (10 acres)).
City of Chilliwack completed survey in December 2015. Proposal is under review by Agriculture Advisory
Committee and staff.
Examples of local governments with home plate provisions in their zoning bylaws.
By creating a home plate this does not preclude the idea of also considering some restrictions as to what
is in the home plate or what the home plate is used for See Zoning Bylaw A1/A2 Residential Use
By implementing the home plate concept in a bylaw the impact of the residential footprint on the total
farmable area of a parcel would be limited. Rather than just simply having minimum setbacks that allow
for residential development that can severe areas and limit production, the home plate focuses the
residential development to the frontage of a property.
The concept of a home plate or farm residential foot print should be incorporated in the City of
Abbotsford. The home plate is currently implemented by three local governments in the Lower Fraser
Valley and under consideration by at least two others. The implementation of this concept does not
prevent residential development on a farm either for the main farm resident or for accessory farm
residential facilities or temporary foreign worker housing if essential for the farm operation.
Home Plate
82
5101 Bell Rd home setback over 75 meters (250 feet) removes about 0.5 hectares (1 acre)
from production on a property that is already compromised by need to setback farming from
watercourses
3656 Interprovincial Highway over 10% of property is forced out of production by home site
setback (driveway, landscaping etc.)
83
38130 Old Yale Rd. buildings set in middle of property, not close to road, rendering most of land
unusable for reasonable farm activities
2810 Bradner Rd. home set at backend of property on ridge away from level farmable area along
front of property (orange and redlines are contours, upslope to right)
Examples of appropriate home plate siting:
There maybe situations where the topography (floodplain or slopes) leads to a need to have the
residential or farm building site located on a no frontage area. These could be handled by variance
applications.
84
38898 Campbell Rd. home site set on back irregular shaped area that is above immediate
floodplain (red outline is the parcel boundary)
34283 Page Rd. home and farm buildings on ridge setback from frontage but along property
boundary (Note: image rotated 90, north is on right, orange lines are contours)
85
4975 Bates Rd. home and buildings on sloped area at back of property away from farmable
field (orange red lines are contours upslope to left)
Based on the zoning bylaw, and without subdivision or change in farm operation type 27 additional
dwellings could be constructed. Seventeen of the parcels are bare and greater than 16 hectares which if
a change to intensive horticultural or poultry operations could result in multiple dwellings being
constructed. This analysis is of particular concern on the Sumas Prairie (and lesser extend Matsqui
Prairie) where larger parcels are ideally suited to field scale production and should not be cluttered with
large numbers of building sites.
As an example the following is an analysis of stretch of Marion Road from South Parallel to Vye Roads.
Total Number Number of
Number of parcels Total
Number of
of parcels with parcels with
with multiple
number of
parcels less
frontage on
houses
residential uses
residential
than 4 hectares
Marion Rd.
structures
56
29
5
32
10
Along with the home plate provisions a reconsideration of the number and size of residential use areas
must occur. In recent instances dwellings of substantial size have been constructed for both the main
residential use and the accessory residential use. These have far outstripped the residential foot print
and number of persons required to operate a farm operation that would have been reasonably
considered when the bylaws were first written.
The concern is that small parcels are generally not viable for farm operations that can support a family
farm. By leaving these residential allowances in place more parcels will become rural estates rather than
full farm operations.
AgRefresh should also include a review of the number of residential uses (main farm residential facility,
accessory farm residential facilities or temporary foreign worker housing) allowed on a parcel. The
current zoning bylaw allows for a primary residential use on any parcel within the A1 and A2 zones
regardless of size of the property. Accessory farm residential or accessory full time employee residential
use is also allowed if the parcel exceeds 3.8 ha. In addition, depending on the type and size of the farm
operation or parcel size, additional housing may be allowed.
Zoning Bylaw A1/A2 Residential Use
86
Another example is at 39472/39480 No 5 Rd, where three parcels (two are land locked) have a common
driveway. The parcels result from a subdivision (WW 2 airport development). Rather than amalgamate
these parcels (7.46 ha, 0.69 ha, and 0.39 ha) into one, the current situation is that three homes have
developed on A2 zoned land. Two of the parcels are too small to be used for agricultural purposes once
the dwellings are constructed. (See Amalgamation section for more discussion)
In some cases, it appears that the accessory residential facilities allowances are exceeded. The example
below (40600 block No 5 Rd) although there are three civic address there is one parcel and it has
evidence of 4 residential structures (2 homes and 2 mobile homes).
We do not need housing for farmers helpers anymore? The times when all workers needed to be
at the farm site are gone or at least on their way out for many intensive operations (e.g., poultry
and greenhouse). Many of these types of operations are being monitored remotely. Workers
come to the farm for specific tasks, shifts or via labour contractors on an as needed basis. Cattle
are being monitored remotely or milked by robots so the amount of labour is diminishing on
diary operations. Temporary seasonal housing for foreign workers may still be appropriate for
large operations that are seasonably labour intensive such as berry and vegetable operations.
The accommodation needs to be scaled to the size of the required workforce.
A question of the need for Accessory Residential Use?
The zoning bylaw allows this same kind of residential development across the municipality. There are
areas where secondary residential uses coupled with intensive agricultural operations that are not land
based (e.g., greenhouse, poultry, mushrooms) may not be as critical such as the uplands of west
Abbotsford.
87
As noted earlier (see High Value Land), those enhancements could be drainage, irrigation, road or
equipment infrastructure that would benefit and area or group of farmers. There could also be
consideration for the costs of title amalgamations to create larger economically viable units of land.
As with the City in the Country Plan ($20K per acre removed from ALR), if any financial consideration is
to come from removal of land in the ALR from the OCP Special Study Areas (Noted as A, B, C, and D in
the Abbotsforward Plan), these funds should go to support enhancements to the productive agricultural
lands. The value of the loss needs to be considered in terms of fair market value of
industrial/commercial vs viable farmland rather than a fixed value per acre. This is particularly the case
for land potentially going to industrial/commercial use (areas A and B), whereas the community could
provide enhancements to agriculture for loss of ALR land in study areas C and D.
Although there is evidence small lots can be productive contributors to the agriculture (BC Ministry of
Agriculture), there is a strong argument to have and maintain larger economically viable parcel
configurations. This may mean realigning parcels to pull small lots together with larger lots or creating
parcels that are of a sufficient size that farming practices (crops and machinery) can be paired
economically. The AgRefresh Plan and implementation of the new Official Community Plan
(Abbotsforward) need to find ways to support these parcel reconfigurations financially.
Amalgamation of titles to create larger economic parcels
A1 and A2 zoning limits the subdivision size of parcels to 8 and 16 hectares respectively. The zoning does
not encourage amalgamation of historic property subdivisions or lot reconfiguration to create
economically or operationally viable parcels without penalty.
Size restrictions
88
Some years later, a real estate broker made a proposal. UFV was looking for expansion of its parking
area on the Abbotsford Campus. The desired area was a small parcel within the ALR. As compensation,
UFV was willing to reimburse Van Eekelen Farms if they were willing to give up the eight land titles and
amalgamate them into to 3 titles, provided UFV would get marginal land out of the ALR. This plan was
endorsed enthusiastically by the Agriculture Land Commission (ALC).
The first example: On the west side of Marion Road, a substantial part of the land base was
subdivided to accommodate the WW 2 Sumas Air Training Base. This subdivision was created to
accommodate the diagonally runway cutting through original 40 acre rectangular parcels and resulted in
many small parcels with several odd shapes. Upon purchase, the current owner, Van Eekelen Farms,
realigned the working fields and amalgamated the 8 of these odd shaped fields into 3 rectangular
parcels, each about 15 hectares. There was a substantial cost, old wood drain tiles had to be removed
and gravel (from runway, aprons and buildings) was sifted from the soil.
Below are two examples of ALR infrastructure improvement that worked very well for all parties
involved.
City in the Country Funds?

Lands south of the Vanderpol property (Mt Lehman) were taken out of the ALR, which resulted in an
$800K funding to the CITC-plan (Abbotsford Community Fund Agriculture Enhancement Grants
Program). Based on the 2016 grants ($140K the designation of the remainder of the funds is unclear!)
the direction of the grants is research rather than specific infrastructure improvements. Although the
projects have merit, this may not be the highest and best use of these funds which were designated to
enhance agriculture. First and foremost, taking land out of the ALR must be compensated by
improvement and enhancement of the base agricultural lands, being fundamentally close related.
Secondly, the kinds of projects being funded (in 2016, 5 projects all related to agricultural research) are
already eligible for funding from broad based agriculture research or innovation funding programs such
as Growing Forward 2 and BC Investment Agricultural Foundation. Both of those programs do not
support infrastructure improvements, such as improved drainage and irrigation which will be needed in
response to potential impacts of climate change.
The AgRefresh Plan could consider traditional infrastructure much like what was completed
under ARDSA Agreements of the past like drainage ditches, pumps, and control structures or it
could look to other infrastructure like equipment that could be pooled or shared to improve
cropping and soil management practices to protect the valuable soil resource such as straw
planters to aid in preventing wind/water erosion in the winter on Sumas Prairie.
What kind of infrastructure could be added?
89
Figure 2 Three titles after amalgamation
As second example: A 90-acre parcel on Dixon Road was divided into a 50-acre and a 40-acre parcel.
As compensation, 2 titles of former airport runway lands, 33 and 7 acres respectively, were
amalgamated into 1 title of 40-acre parcel with no monetary compensation but the associated legal
costs. This came with a ringing endorsement of the ALC.
Figure 1 Eight titles before title amalgamation
90
The most disturbing part of the marketing for many properties was the notation that the land was
appropriate for rural estate (tear down existing home and build your dream home) or was valuable for
truck parking due to proximity to highways. Although the current cropping (majority blueberries) was
often mentioned, the value of the land for agricultural production was not a focus. Bare land was
A review of properties listed for sale on Realtor.ca for sale in Abbotsford on May 31st 2016 indicated
some interesting results. Of the 87 properties listed within A1 and A2 zoning and within ALR, 56 were
being marketed as residential, 9 as bare land and the remaining 22 as agricultural. Although being
marketed as residential the majority where greater than 5 acres (4 less than 5 acres and 21 between 5
and 10 acres). Five of the agricultural properties were less than 5 acres. Of note, one of those is a
significant intensive horticulture operation.
With residential property values skyrocketing to the west of Abbotsford more people are looking to the
valley for attractive investment. Properties are being marketed as rural estates rather than agricultural
land. Spend under $3 million and get a dream mansion on acreage or pay $2.5 for a tear-down
Vancouver.
Pressure from residential real-estate market
The following are examples of business that could be located on commercial land outside ALR (lands
that have historically or recently (City in Country Plan) been removed from ALR):
Westgen, 1625 Angus Campbell Rd. Commercial/Industrial/Institutional - Office Building with no
animal production on site.
Prins Greenhouses, 38900 No. 4 Rd. Although integrated into the operations of a farm business
the office and small parts warehouse could be on commercial land.
Lepps Farm Market, 33955 Clayburn Rd. or Natures Pickings 1356 Sumas Way. Although the
businesses are or maybe connected to farmlands elsewhere in the community and province the
location of the markets did not need to be farmland.
Lally Farms, 5253 and 5327 Galdwin Rd. In this case the scale of the processing is larger than the
associated parcels and other processing for the crops processed has been historically located on
commercial or non ALR lands.
AgRrefresh must consider focusing industrial agriculture (e.g., machinery repair/sales, structure
fabrication, large scale agriculture products processing, and retail sales) on commercial lands rather than
agricultural lands.
AgRefresh must consider bylaw revisions that add enforcement options to stop non allowed uses of
farm land. It must also consider stronger focus on farm production uses, rather than secondary uses of
farm land. Historically large scale food processing was consolidated in central locations, now it appears
to occur on many individual farms. Although this may be of benefit to individual producers it removes
land from production. This is slowly eroding the productive land base and leaving risks of unused
facilities if markets shift. Such as has been the case with processing vegetable and raspberry production
in recent years. Economically it maybe better for the individual operation to have processing at home
but an economic evaluation of centralized vs small scale processing should be included for
crops/livestock that fit within the commodity (e.g., poultry and berries) vs specialty definitions (e.g.,
endive).
Use of prime lands for farming purpose
91
14.5
1
mean
max
min
1.5
162
Property
size (Ac)
25.9
22
$666,667
$89,506
$142,255
$/ac
0.9
8.9
Listed price
($ Million)
2.2
74.5
Property
size (Ac)
12.5
residential listings
56
$900,000
$118,792
$173,043
$/ac
0.6
2.8
Listed price
($ Million)
1.8
8.3
78.7
Property
size (Ac)
25.44
vacant land listings
$66,265
$35,324
$70,175
$/ac
Content/Context endorsed by:

Abbotsford Soil Conservation Association (A.S.C.A) Board of Directors
With assistance:
Geoff Hughes-Games, PAg, Soil Specialist
Prepared by:
Peter Reus, Van Eekelen Enterprises
Selected References:
FAQ About City In the Country Plan,
https://www.abbotsford.ca/Assets/2014+Abbotsford/Planning+and+Development/Planning/FA
Qs+$!26+Guides/City+in+the+Country+Plan+FAQ.pdf
Abbotsforward (2016 OCP City of Abbotsford)
http://www.abbotsford.ca/business_and_development/community_plans_and_studies/official
_community_plan.htm#2016OCP
Abbotsford News, June 17th Page A 14, Foundation announces agriculture grants
AgRefresh web site (various pages)
http://www.abbotsford.ca/community/agriculture/agrefresh.htm
The Role of Small Lot Agriculture in the South Coastal Region
http://www2.gov.bc.ca/assets/gov/farming-natural-resources-and-industry/agriculture-andseafood/agricultural-land-and-environment/strengthening-farming/800-series/8254002_small_lot_agric_in_south_coastal_region.pdf
count
Listed price
($ Million)
3.7
agricultural listings
Summarized results of scan of property listings May 31, 2016
marketed in most cases as farmland but a couple of high agriculture value parcels where noted to be
good holding properties. These were with A1/A2 zoning, in ALR and outside special assessment areas in
current proposed OCP.
AgRefresh
City of Abbotsford
September 2016
604-864-5510
URBAN FOOD
STRATEGIES
AgRefresh
DRAFT BACKGROUND RESEARCH REPORT APPENDICES

September 2016
Table of Contents
Appendices
Appendix A: OCP Agricultural Excerpt................................ 3
Appendix B: Background Reports and Strategies.............. 5
Appendix C: Engagement Strategy..................................... 8
Appendix D: Stage 1 Engagement Input........................... 22
Appendix A: Official Community Plan Excerpt Enhancing Agricultural Integrity

Vision
Abbotsfords agricultural areas which comprise a longstanding pillar of the local economy and form a vital part of Abbotsfords
character will be protected and maintained as places for agricultural growing, production and processing, and a place for thriving
livelihoods.
This rich agricultural identity will also be felt more strongly within urban areas, where community gardens and other forms of
agriculture take root, and where local markets and food culture flourish.
Big Picture
Agriculture in the Country: Ensure Abbotsford is surrounded and sustained by a thriving and diverse agricultural sector through
maintaining agricultural uses in viable agricultural areas, and encouraging public support for agriculture.
Food in the City: Support the establishment of urban agriculture, such as community gardens, edible landscaping, and permanent
markets.
Policies
The policies in this Chapter apply across the city, and the AgRefresh project (the Citys review of agricultural practices) will consider
many of them in more detail.
AGRICULTURE IN THE COUNTRY
6.1 Agricultural Uses
Continue to work with the Agricultural Land Commission and the Ministry of Agriculture to develop up-to-date regulations to enable
agriculture to grow and thrive.
6.2 Agricultural Enhancement Endowment Fund
Implement the Agricultural Enhancement Endowment Fund (Ag Trust Fund) by requiring a $20,000 per acre contribution for land
that is rezoned in the area identified on Map 16. Consider expanding the Ag Trust Fund program to further support agricultural
research, innovation, and farm practices.
6.3 Value Added Opportunities
Encourage a thriving and innovative agricultural sector by supporting value-added agri-businesses in appropriate locations, including
directing agri-processing facilities to specific areas.
6.4 Advance Agriculture
Support and showcase agricultural enterprise, research, and best practices.
6.5 Urban-Rural Interface

Update the Protection of Agriculture Development Permit Guidelines requiring a buffer area between the urban area and the
Agricultural Land Reserve.
6.6 Food Culture
Support the agricultural sector by preserving the agricultural land base, marketing the industry, and supporting local and regional
initiatives to protect and further develop the local food industry and culture.
6.7 Holistic Food Systems
Support a thriving food system throughout the city, including local production, processing, distribution, celebration, consumption,
nutrient recovery, and waste to energy.
6.8 Rural Centres
Identify rural centres to enable support services for the rural farming community.
FOOD IN THE CITY
6.9 Production and Sale
Enable the production and sale of food throughout the urban area by developing urban agriculture guidelines and permitting small
scale, commercial urban food gardens.
6.10 Add Bees
Consider supporting additional urban agriculture activities that encourage self sufficiency such as keeping bees in the urban area.
6.11 Community Gardens
Encourage and establish non-commercial community and demonstration gardens where feasible and appropriate in parks, right-ofways, boulevards, vacant lots, and mixed use developments.
6.12 Farmers Market
Support establishing a permanent farmers market facility to create a year-round local agricultural presence in the urban area.
Appendix B: Background Reports, Studies, and Strategies

Note: Not all documents have been adopted by Council, but are provided for background and context.
PRIMARY
City of Abbotsford
Agriculture Strategy (2011)
Ag Strategy - Agriculture Profile (2009)
Ag Strategy - Issues and Options (2010)
Abbotsforward Official Community Plan Update
Abbotsforward Background Research Report Body (2014)
Abbotsforward Background Research Report Appendix B (2014) (Agri-Industrial Land Use starting on page 86)
Abbotsforward New Concepts Report - 7 Big Ideas (2015)
Agricultural Buffering Strategy (2008)
Map 1: Urban Interface
Map 2: Urban Buffer
Agri-Industrial Study (2013)
Agricultural Trust Fund (2011)
Official Community Plan (2005): http://abbotsford.civicweb.net/Documents/DocumentList.aspx?ID=16829
Part 3: Objective 2.6 and Objective 5.1
Part 4: Agriculture Land Use Designation, and Protection of Agriculture Development Permit Area
Appendix B: B-5 Protection of Agriculture Development Permit Guidelines
Zoning Bylaw (2014): https://abbotsford.civicweb.net/filepro/documents/16830
Review of Draft Ministers Bylaw Standards on Agri-Tourism and Farm Retail (2015)
Bylaw Amendments for Medical Marihuana Production Facilities (2015)
Mushroom Growing Operation Farm Bylaw (1998)
Audible Bird Scare Device Bylaw (2013)
External
Ministry of Agriculture - Abbotsford Agricultural Land Use Inventory (ALUI) (2012 - updated November 2015)
o ALUI maps
Ministry of Agriculture - Farmland Use in Abbotsford and the Potential for Future Growth (2004)
Note: With the exception of the ALUI, Ministry of Agriculture documents have not been included in this list.
SECONDARY
City of Abbotsford
First Priority
Council adopted agriculture policies (to come)
Overview of Drainage System Presentation (2015)
Drainage Areas Map (2015)
Matsqui Prairie Drainage Study (2013)
Lower Clayburn Creek Flood Mitigation Plan (2013)
Glen Valley Drainage Issue (2015)
Guide to Barrowntown Pump Station & Sumas River Floodplain (1993)
Sumas River & Nooksack River Modelling Update (2015)
Matsqui & Vedder Dike Upgrades Completion Report (2007)
Second Priority
City in the Country Plan and Industrial Reserve FAQ sheet
City in the Country Plan (2004)
Commercial Truck Parking Strategy (2011)
Groundwater Management Strategy (2012)
Water Master Plan AECOM (2010)
Clayburn Creek Flood Mitigation Update (2015)
Clayburn Creek ISMP Report (2012)
Clayburn Creek ISMP Appendices (2012)
Downes Creek ISMP (2010)
Marshall Creek ISMP (2006)
Asbestos Issue in Sumas River Sediments (2015)
CSPI Implementation Plan (2014) (priority initiatives in implementation table - number 17)
Third Priority
CICP Lands Stormwater Source Control Bylaw (2009)
Willband Creek Drainage Study (1989)
Fishtrap Creek Master Drainage Plan (1987)
2015-2018 Strategic Plan (Vibrant Economy cornerstone, Principle 3; Priority Action: Develop Regional Agri-tourism Partnership
Strategy, Complete Agricultural Industrial Study/Plan Strategy, Complete Ag Land-Use Update, Review Bylaw Issue on
Agricultural Lands)
Economic Development Action Plan (2013) (Action item 5)

Community Sustainability Strategy (2013) (Strategy 4)
Green Economic Investment Study (2013) (4 Agricultural recommendations in recommendations section)
Green Energy Plan (2013) (Agriculture theme, with goals and strategies)
Transportation Master Plan (2007) (Truck Route Plan, Map 4.3C Future Road Options Rural Area, Map 4.3E Future Road
Network Rural Area, Map 4.4b Truck Route Network, Map 4.4A Truck Route Options)
Trail Development Strategy (2004) (Trails Concept Map)
Parks and Recreation Master Plan (2005) (Trails section)
External
FVRD Agriculture Water Demand Model (2015)
o Executive Summary
o Fact Sheet
Fraser Valley Regional Adaptation Strategy
FVRD Agriculture Snapshot
FVRD Regional Growth Strategy (2014 draft update)
AGREFRESH
ENGAGEMENTSTRATEGY
CityofAbbotsford
WHYAREWEENGAGING?
BACKGROUNDONAGREFRESH
AbbotsfordisthelargestmunicipalityinBCwithatotalareaof389km2.Approximately75%ofthelandbaseislocatedwithintheAgriculturalLandReserve
(ALR),makingagricultureasignificantpartofthecommunity.AbbotsfordisoneofthemostintensivelyanddiverselyfarmedareasinCanada,supportinga
widerangeofcropandlivestockproductions.AgricultureisoneoftheeconomicpillarsofthecityandinmanywaysdefinesAbbotsford.
In2011,anAgricultureStrategywascompletedwhichaimstoenhancethehealthandviabilityoftheagriculturaleconomyandrespondtoissuesandchallenges
facingagricultureinAbbotsford,andincludesarecommendationtoundertakearuralareaplan.In2012,theMinistryofAgriculturecompletedanAgricultural
LandUseInventoryofthetypeandextentofagriculturalactivitiesinAbbotsfordtoinformdecisionsonhowtobestmanagetheagriculturallandbaseinthe
future.
CurrentagriculturalpolicyandregulationcontainedintheOfficialCommunityPlan(OCP)andZoningBylawisunclearandoutdated,andlacksacoordinated
zoningandcomplianceapproachtoenforcementforlandintheALR.AgRefreshwillbuildontheworkoftheStrategyandLandUseInventorytoenableclear
andconcisepolicyandregulationfortheCity,withasystematicandstrategicapproachtobylawcomplianceandenforcement.Thiswillbecompletedthrough
threeprimarycomponents:updatedOCPpolicy,ZoningBylawregulation,andaBylawComplianceStrategy.
Additionally, the City of Abbotsford under the authorities established under the Local Government Act is responsible for land use within the City. These
authoritiesmustalsorecognizeandtakeintoconsiderationtherequirementsoftheAgriculturalLandCommissionActandFarmPracticesProtection(Rightto
Farm)Act.Aswell,theCitymustweighandbalanceeconomic,environmentalandsocialvaluesinlandusedecisions.
GUIDINGPRINCIPLES
This engagement strategy has been developed to effectively and collaboratively engage the Abbotsford community and key stakeholders in the AgRefresh
process,andwillbeguidedbythefollowingoverallprojectprinciples:
1. UseanunderstandableandtransparentprocessinclusiveoftheCitysagriculturalcommunityandcitizens.
2. EnsureAbbotsfordissurroundedandsustainedbyathrivinganddiverseagriculturalsectorinthefuture.
3. ClarifyanddefinetheCitysrolewithrespecttoagriculture.
4. Enhanceagriculturalintegritybypreserving,protectingandsustainingagricultureandfoodwithinthecontextofbroaderCityobjectives.
5. Developclearandconcisebylawsandpoliciesthatarepractical,workableandconsistent.
ENGAGEMENTGOALS
AgRefresh consultation will obtain broad and representative input from City of Abbotsford interdepartmental advisory bodies and working groups,
stakeholders,thepublic,specialinterestorganizations,andgovernmentagencies.Engagementwillbebroad,inclusive,andincorporatevariousmethodsto
reachouttotheidentifiedgroupsandthecommunity.
Thefivebroadgoalsareto:
1. Inform: To provide City staff, the public and key stakeholders with basic project communication and balanced, objective information to assist them in
understandingtheproblems,alternatives,opportunities,and/orsolutionsfacingagricultureinAbbotsford.
2. Consult:ToobtainfeedbackandinputfromCitystaff,thepublicandkeystakeholdersonthebackgroundresearch,policies,and/orregulationsthroughthe
AgRefreshprocess.
3. Involve: To work closely with the public and key stakeholders throughout the AgRefresh process to ensure opportunities, challenges and views of
stakeholdersareconsistentlyunderstoodandconsidered.
4. Collaborate:TopartnerwiththepublicandkeystakeholdersthroughouttheAgRefreshprocessoneachaspectofthedecisionincludingthedevelopment
ofalternativesandidentificationofpreferredsolutions.
DESIREDOUTCOMESOFPROJECTENGAGEMENT
EffectivelyandinnovativelyengagetheAbbotsfordcommunityandkeystakeholderstoprovideinputtoAgRefresh;
EngageandfacilitateinternaldiscussionsanddecisionswithCityofAbbotsfordstaff,advisorybodiesandworkinggroups;
EngageotherlevelsofgovernmenttoprovideinputandguidanceonAgRefresh;
Advertiseandnotifythecommunityandgeneralpubliconwaystobecomeinvolvedintheprocessandengagementevents;
Obtainmediacoverageforspecialeventsbyissuingpressreleasesatkeypointsintheprocess;
AllowopportunitiesfortheAbbotsfordcommunityandkeystakeholderstotakeownershipovertheplan;and
Gainsupport,acceptance,andbuyinforAgRefreshanditsimplementation.
WHOWILLWEENGAGEWITH?
ROLESANDRESPONSIBILITIES
Inadditiontobroadcitizenengagement,thefollowinggroupsareintendedtobecontributorstoAgRefreshinvariousstagesoftheproject.Thesegroupsare
listedinnoparticularorder.
10

Council
Lead: Mayor
Structure:CouncilisformedbyallelectedCityofAbbotsfordCouncillorsandtheMayor.
Role:
Councilwillbeaskedtoreceivethematerialprovidedattheendofeachstage,provideauthorizationtoproceedtothenextstage,
andisresponsibleforfinalbylawadoption.Councilwillalsobeaskedtoparticipateinanumberofengagementopportunitiesineach
stage.
Lead: CityManager
Structure:
TheSeniorManagementTeamisformedbyseniorCitystaffrepresentingallCitydepartments.
Role:
The Senior Management Team will provide advice and direction for all material that is proposed to be presented to Council. The
SeniorManagementTeamwillbeaskedtoparticipateinanumberofengagementopportunitiesineachstage.
CoreAgRefreshTeam(CoreTeam)
Lead: DirectorofCommunityPlanning
Structure:
CoreAgRefreshTeamisformedbyCommunityPlanning,DevelopmentPlanningandBylawServicesstaff,andstaffallocatedbythe
Consultant.Thisteamisexpectedtoconsistofapproximatelysixpeople.
Role:
TheCoreAgRefreshTeamwillberesponsibleforadministeringtheoverallprocess,andassistingwithengagementopportunities.
Lead:
Structure:
The Technical Advisory Staff is formed by representatives from various City Departments, such as Parks, Recreation and Culture;
EngineeringandRegionalUtilities;andCorporateServices.Thisgroupwillconsistofapproximatelyninepeople.
Role:
This group will provide technical material and advice throughout the AgRefresh process. Specifically, assist in collecting and
disseminatingdataforthebackgroundresearch,providinginput/adviceontechnicalmatterswhereneededandreview/commenton
materialpreparedbytheConsultant.
OtherCityAdvisoryCommittees(ADDIAC,DAC,TAC)
Lead:
Structure:
TheseareexistingCityCommitteesthatwillbeinformedandconsultedthroughouttheprocess.
Role:
Thisgroupwillprovideinput/adviceonmaterialspreparedbytheConsultant(engagementstrategy,backgroundresearchreport,new
directions,OCPpolicy,ZoningBylawregulation,andaBylawComplianceStrategy).
Structure:
SpecialinterestorganizationsthatmayhaveaninterestinAgRefreshshouldbeconsulted.Thisincludes,butisnotlimitedto:
11
AGRICULTURALINDUSTRY
FieldHorticulture
BCBlueberryCouncil
BCPotatoandVegetableGrowersAssociation
BCStrawberryGrowersAssociation
RaspberryIndustrialDevelopmentCouncil
IntensiveHorticulture
BCGreenhouseGrowersAssociation
SupplyManagement
BCBroilerHatchingEggProducersAssociation
BCBroilerHatchingEggCommission
BCChickenGrowersAssociation
BCChickenMarketingBoard
BCDairyAssociation
BCDairyMarketingBoard
BCEggMarketingBoard
BCEggProducersAssociation
BCPoultryAssociation
BCTurkeyAssociation
BCTurkeyMarketingBoard
MainlandMilkProducersAssociation
Livestock
BCAssociationofCattleFeeders
BCPorkProducersAssociation
Processors
BCFoodProcessorsAssociation
EggProcessorsCouncil
PrimaryPoultryProcessorsAssociation
Specialty
BC4H
BritishColumbiaAgritourismAlliance
12
AbbotsfordSoilConservationAssociation
BCAssociationofFarmersMarkets
BCHoneyProducersAssociation
CertifiedOrganicAssociationsofBC
HorseCouncilofBC
BCLandscapeandNurseryAssociation
UnitedFlowerGrowersCoop
ServiceSector
BCAgricultureCouncil
BCYoungFarmers
AnimalNutritionAssociationofCanada
BCFarmandRanchRealtyCorp
FarmCreditofCanada
CanadianFarmRealty
CanadianAssociationofFarmAdvisors(CAFA)
FARM(FoodandAgricultureResponsibilityMembersCouncil)
FraserValleyFarmDirectMarketing
COMMUNITYPARTNERS
CommunityAssociations
BradnerCommunityClub
ClayburnVillageCommunitySociety
MatsquiPrairieCommunityAssociation
Mt.LehmanCommunityAssociation
BusinessGroups
AbbotsfordChamberofCommerce
AbbotsfordChamberofCommerceAgricultureCommittee
FraserValleyRealEstateBoard
CommunityFuturesSouthFraser
FraserBasinCouncil
AbbotsfordCommunityFoundation
TourismAbbotsford
13
Role:
ThesegroupsmaybeaskedtoprovidefeedbackonspecificcomponentsofAgRefreshrelevanttothemandbenotifieddirectlyof
engagementopportunities.
GOVERNMENTAGENCIES
Structure:
GovernmentagenciesthattheCoreAgRefreshTeamwillconsidertoconsult,pertheLocalGovernmentAct(s.879),AgriculturalLand
CommissionActandFarmPracticesProtection(RighttoFarm)Act,alongwiththosethatmayhaveaninterest.Thiswillinclude,butis
notlimitedto:
AgriculturalLandCommission
MinistryofTransportation&Infrastructure
FraserHealthAuthority
MinistryofEnvironment
FraserValleyRegionalDistrict
MetroVancouver
CityofChilliwack
DistrictofMission
TownshipofLangley
CityofSumas,Washington
FirstNations
MatsquiFirstNation
SumasFirstNation
Leq':melFirstNation
Schools&Universities
AbbotsfordSchoolDistrictNo.34
UniversityoftheFraserValley
Role:
14
TheseagenciesmaybeaskedtoprovidefeedbackonspecificcomponentsofAgRefreshrelevanttothemandwillbesentareferral
letterwithmaterialattachedrequestingtheircommentsontheupdatedOCPpolicyandZoningBylawregulation.
HOWWILLWEENGAGE?
ENGAGEMENTPROCESS
AgRefreshisanticipatedtobea12to18monthprocessbeginninginJanuary2016.Theprojectwillbeorganizedintofourstages:1)BackgroundResearch,2)
NewDirections,3)AdoptNewPolicy,and4)ImplementNewPolicy.Engagementwilloccurateverystage.
STAGESPECIFICENGAGEMENT
1. BACKGROUNDRESEARCH
TheengagementinStage1willconcentrateonprovidinganintroductiontoAgRefresh,thekeytrends,challengesandopportunities.Itwillbeanopportunity
to introduce the project, the purpose, and the overallprocess with the various groups, includingthose noted below, and obtaining feedback on key trends,
challengesandopportunitieswhichwillbeusedasabaselinefortheBackgroundResearchReport.
Inform/Consult:
Community
SpecialInterestOrganizations
GovernmentAgencies
15
Involve:
TAS
Collaborate:
Council
SMT
InitialworkplanmeetingwiththeCoreTeam.
IssueidentificationandproblemdefinitionplanningsessionwiththeCoreTeam,TAS,andSMT.
MeetingswithCityCommittees(ADDIAC,DAC,TAC).
MeetingswithSpecialInterestOrganizations(SIOs).
ProjectinformationontheCitywebsite.
Publicopenhouse.
PresentationofBackgroundResearchReporttoSMT,CityCommittees,andCouncil.
Stage1KeyMessaging
Theproject,purpose,andtheoverallprocesswillbeintroducedtothevariousstakeholdergroups.
Informationaboutopportunitiestobecomeinvolvedwillbeprovided.
Agriculturaltrends,challengesandopportunitieswillbepresentedtothecommunitythroughsessions.
InputwillbeusedtoinformtheBackgroundResearchReportbyprovidingdetailsonthecurrentstateandkeytrendsinagricultureinAbbotsford.
2. NEWDIRECTIONS
Stage2iswherethemajorityoftheengagementwilltakeplace.Itwillemphasizebroad,inclusive,innovativemethodstoreachouttothefarmingcommunity
andAbbotsfordresidents.ThefocuswillbeonvalidatingtheBackgroundResearchReport,andinputtoandvalidationoftheNewDirections.
Consult
16
Community
GovernmentAgencies
Involve
Collaborate
Council
Projectteamthemedevelopmentworkshop(CoreTeam).
Communityassociationsandstakeholderengagementsessions.
MeetingswithCityCommittees(ADDIAC,DAC,TAC)andTAS.
Publicopenhouse.
Webbasedengagement.
PresentNewDirectionsReporttoSMT,CityCommittees,andCouncil.
Stage2KeyMessaging
InformationabouttheoutcomesfromtheBackgroundResearchReportandchallengesandopportunitiesscopingwillbeprovided.
ThemestoframeandformulatetheStage2engagementprocesswillbebasedoninputobtainedduringStage1.
Draftnewdirectionswillbepresentedtothecommunitythroughsessions,apublicopenhouse,andwebbasedengagement.
ANewDirectionsReportwillbefinalizedbasedoninputandfeedbackduringStage2engagementevents.
ThecreationofupdatedOCPpolicy,ZoningBylawregulation,andaBylawComplianceStrategyinStage3willbedirectlyinfluencedbyresultsfrom
engagementsessionsduringStage2.
TheSeniorManagementTeamwillprovideadviceanddirectionbeforetheNewDirectionsReportispresentedtoCouncil.
17
3. ADOPTNEWPOLICY
TheengagementinStage3willemphasizetechnicaldetailsrelatedtoupdatedOCPpolicy,ZoningBylawregulationandaBylawComplianceStrategy.
Consult
Community
Involve
GovernmentAgencies
Collaborate
Council
Reviewdraftpolicy,regulation,andstrategywithTAS,GovernmentAgencies,CityCommittees(ADDIAC,DAC,TAC).
Presentdraftpolicy,regulation,andstrategytoSMTandCouncil(CommitteeoftheWhole).
Presentreviseddraftpolicy,regulation,andstrategytocommunityassociationsandstakeholders.
Presentreviseddraftpolicy,regulation,andstrategytothepublicatanopenhouse.
Referfinalpolicy,regulation,andstrategytorelevantGovernmentAgencies.
1stand2ndreadingsofBylaw.
Publichearingand3rdreadingofBylaw.
FinalreadingandCouncilResolution.
Stage3KeyMessaging
18
InputreceivedduringStage1andStage2engagementhasbeenusedtocrafttheOCPpolicy,ZoningBylawregulation,andtheBylawCompliance
Strategy(thedeliverables).StakeholdergroupsandthepublicstillhavetimetoprovideinputduringStage3.
Feedbackreceivedattheopenhousewillbeusedtoreviseandrefinethedraftdeliverables.
Draft and refined versions of the deliverables will be validated by community associations, stakeholders, City Committees, SMT, Council and
governmentagenciesthroughmeetingsandpresentations.
TheSeniorManagementTeamwillhaveanopportunitytoprovideadviceanddirectionbeforethedeliverablesarepresentedtoCouncil.
4. IMPLEMENTNEWPOLICY
Stage4willbeledbyCitystafftoimplementtheongoingBylawComplianceStrategyforcompliancewithupdatedOCPpolicyandZoningBylawregulation.
TIMING
EngagementAction
Stage1
Date
JanuarytoJune2016
MeetingswithSpecialInterestOrganizations FebruaryMarch
PresentationtoCityCommittees FebruaryMarch
MeetingswithGovernmentAgencies FebruaryMarch
Stage2
OctobertoDecember2016
Communityassociations&stakeholdersessions
WorkshopswithCityCommittees
MeetingswithGovernmentAgencies
Publicopenhouse
OctoberNovember
OctoberNovember
OctoberNovember
OctoberNovember
Stage3
FebruarytoJune2017
Reviewdraftpolicy,regulation,andstrategywithTechnical
AdvisoryStaff,GovernmentAgenciesandCityCommittees
PresentdraftstotheSMTandCouncil(COTW)
Presentreviseddraftstocommunityassociationsand
stakeholders
Presentreviseddraftstothepublicatanopenhouse
Referfinalpolicy,regulation,andstrategytorelevant
GovernmentAgencies
1stand2ndreadingsofBylaw
Publichearingand3rdreadingofBylaw
FinalreadingandCouncilResolution
February
FebruaryMarch
March
April
MayJune
MayJune
MayJune
June
19
MATERIALSANDTOOLS
Pressreleaseswithquotes
Postersforpublicevents
Postcardsforpublicdistribution
Advertisements(PSAs)forlocalpapers
Openhousesummaryonoutcomes
Summaryofeventevaluations
MEDIAOUTLETS
Print(localnewspapers)
CityFacebook
CityTwitter
Citywebsite/projectwebpage
Webmedia
ENGAGEMENTTARGETS
Audience
Generalpublic
CityCommittees
(ADDIAC,DAC,TAC)
LocalFarmers
20
EngagementObjective
Channels
Tobringawarenessofthehistory,extent,importanceandeconomic
potentialofagriculturalactivityinAbbotsfordandtheneedforAgRefresh.
Inform;consult
Toobtainspecialistadvicetohelpguidetheprocess.
Togaininputandfeedbackonwhatisworking,whatisntandhowto
improvethecurrentOCP,ZoningBylaw,andenforcement.
Timing
Stages1,2,and3
Citywebsite
Socialmedia
Newspapersand
otherprintmedia
Openhouses
Emails
Meetings
Presentations
Stages1,2,and3
Citywebsite
Socialmedia
Newspapersand
otherprintmedia
Openhouses
Email
Stages1,2,and3
BCAgCounciland
CommodityAssociations
Toobtainspecialistadviceforinputintodeliverables.
FirstNations
Toprovideinformationregardingtheprocessandgainsupportifpossible.
Inform;consult;involveandcollaboratedependingonthelevelof
involvementdesiredbyFirstNation
Inform;consult
Inform;consult
AgriculturalLand
Commission
Meetings
Interviews
Phonecalls
Email
Meetings/
interviews
Email
Meetings/
interviews
Phonecalls
Stages2and3
Stages1,2,and3
Email
Meetings/
interviews
Phonecalls
Stages1,2,and3
Email
Meetings/
interviews
Phonecalls
Stages1,2,and3
21
22
Engagement Summary
o
Opportunities Table
Challenges Table
Open House Comment Sheets and Dots Summary
Peter Reus, Van Eekelen Enterprises Submission
AgRefresh Stage 1 Engagement Summary

Summary: Abbotsford farmers are good at agriculture, utilizing knowledge and innovation to produce crops and products yielding the highest farm gate receipts in Canada. However, rapid regional growth, rural estate homes and non-farm land uses impact
agricultural viability.
This summary provides highlights from the AgRefresh Stage 1 Engagement activities. Highlights from Opportunities and Challenges comments are noted within the three Agricultural Land Use Categories (Primary Agricultural Uses, Secondary Agricultural
Uses and Non-Agricultural Uses). The Opportunities and Challenges highlights for these agricultural land categories are coordinated with the three stages of agriculture;
(1) Growing: growing field crops, livestock, dairy & poultry; (2) Processing: processing agricultural items into products; and (3) Marketing: marketing agri-tourism, farm retail, bed & breakfast, agricultural education and research.
The summary further illustrates how the opportunities and challenges can be addressed/regulated with new OCP agricultural policies, Zoning Bylaw updates and a Bylaw Compliance Strategy. This information will be utilized to inform Stage 2 of AgRefresh
(New Directions) that will include the drafting of agricultural planning strategies, regulations and a Bylaw Compliance Strategy.
PRIMARY AGRICULTURAL USES
Opportunities
Growing
Processing
Marketing
Abbotsford is willing to protect its high quality agricultural land and

the agricultural business sector.
Innovation and regulations encourage agriculture.
Abbotsford has some of the best farmland and growing climate in
Canada.

World class opportunity to showcase agriculture through agriIncorporate improved technology, utilizing industry-leading practices. tourism.
Abbotsford is at the leading edge for ag innovation.
Building upon the advantage of location (i.e. proximity to large
Vancouver & international market for our high quality products).
Growing diversity of agri products with diversification in direct farm
retail.
OCP Response
OCP policies should confirm the quality and diversification of

agriculture.
Update Protection of Agricultural DP guidelines.
Policy needed for protecting prime soils for soil-based farming.
Policy needed for farm retail/tourism.

OCP designations & policy needed for ag-in hubs/corridors
facilitating ag-industry & processing.
Policy needed to support new ag product research and development.
New zones & definitions will support existing and anticipated primary Update ag processing zone.
agricultural uses.
New zones needed to include ag retail.

Residential and commercial zones for urban agri uses.
Bylaw enforcement needed for agricultural zones.
Include ag tourism bylaw enforcement.
Other Initiatives
Communications strategy to inform public about new agricultural

uses/techniques allowed under OCP and Zoning.
Challenges
City bylaws & policies lagging behind direct marketing and agriThere is pressure from residential and other development, and ALR Need to limit the size of processing & retail on ALR land.
Recommend not having land uses that require major infrastructure tourism activities.
exclusion applications.
Possible loss of $ and industry to adjacent jurisdictions due to
(e.g. water) in the ALR for food processing, breweries, medical
Non-agricultural uses in the ALR (e.g. truck parking, soil removal)
inconsistencies.
marihuana operations.
impact farming.
Environmental concerns over climate change, water shortages, flood Ensure equality (equal playing field) for industrial vs. farmland
processing.
risk, pests, wildfires, unauthorized soil deposition, food security.
High costs of incorporating technology.
For accessory ag uses (e.g. ag tourism, farm retail), the City
recommends that the MoA not proceed at this time until ag-tourism Need greater exposure to markets.
It's easier to do things illegally than legally.
is reviewed in greater depth.
Enhance new OCP ag policies to support ag development in ALR. Policy that directs ag industry to locate in industrial designated areas Review & revise OCP policies that support agriculture in the ALR &
urban areas.
Policy to support effective use of ag properties for ag as primary use
Review and revise OCP policies/designations that address ag
vs. being 'frozen' due to large house siting ('homeplate' guidance).
tourism and direct marketing.
OCP Response
Enforcement to ensure equality ('level playing field') for all ag.

processing.
Communications on acceptable locations/extent of on-farm ag
Discuss with ALC & MoA the need for new bylaw standards on agritourism.
New zones/regs with updates to the 50% rule and max building area. Review & revise Ag. zones.
Fewer ag zones, clear regulations.
Ensure zones allow for ag tourism.
Revise ag zones to address farmworker housing, size, location and
to provide for 'homeplate' guidance.

Bylaw enforcement strategy to target specific areas where nonStrategy needed to ensure consistency with OCP & ZBL & new Prov
mapping.
compliance identified.
regs on agri-tourism.
Discuss land speculation concerns with BC Assessment + Fraser CoA liaison with MoA on creating info that explains what falls into the CoA to continue liaising with MoA on new ag bylaws for ag-tourism &
Valley Real Estate Board + ag industry associations + UFV for
Right to Farm (RTF) Act, in order to reduce inconsistencies and
farm retail.
effective strategy.
areas where City Bylaws could conflict with the RTF Act.
Coordinate on education around food security, crop diversity, climate Coordinate with Engineering to ensure urban services are not
extended throughout ALR.
change.
Other Initiatives
Conclusions
Abbotsford is willing to protect its high quality agricultural

land and business sector with innovative regulations.
However, pressure from estate homes, truck parking, and other
non-farm land uses should be addressed to ensure the viability
of primary agricultural operations.
On-farm processing of agricultural products is emerging as an

integral function of farming. Guidance is required to balance
the need and scale for on-farm processing while not extending
urban services into the ALR.
Abbotsford benefits from its proximity to large markets to

showcase its leading edge in agricultural production and
innovation. However, there is a need to update regulations to
guide agricultural retail and tourism activities within the ALR,
given the growing interest in farm-based wineries, breweries,
and distilleries.
23

SECONDARY AGRICULTRAL USES
Opportunities
OCP Response
Other Initiatives
Challenges
Growing
Permanent accommodations for housing, farm workers, including
suites in existing homes.
Lots of options for farmworker accommodation.
Policy needed for seasonal and permanent farm worker
accommodation.
Processing
Tremendous opportunity in Direct Marketing & Agri-tourism, niche

Integration of accessory processing facilities to add value.
Understanding the opportunities which agriculture is moving towards market production (dairy farm producing ice cream is a value-added
product).
besides the traditional farming expectations.
Policy guidance needed for accessory processing uses (location,

etc.).
Policy needed to support traditional farming and value-added
production.
Clear zoning regulations needed for accessory uses (particularly

New definitions and clarity needed around such uses as B & B.
residential).
New ag zones to set max accommodation floor area for temporary
and permanent farm workers.
Strategy needed to regulate home occupations in ALR (difficult to
enforce changes to housing allowances when businesses change).
Admin. brochure to help explain the types of accessory uses,
location criteria, etc.
Clear communications around types of home occupations allowed in
ag zones and ALR.
needs/trends.
Regulations need to be re-visited (e.g. 300m2, 50% regulations).
Lack of clarity on regs for secondary dwellings.
Farmworker accommodation is not working.
One size does not fit all situations.
Residential use should be classified as accessory use only.
Ag tourism bylaw enforcement

Need for flexibility to address all producers with singular regulations.
Need for consistency with OCP and ZBL with new regs on
processing.
City bylaws & policies lagging behind direct marketing & agri-tourism
activities.
Unfair advantages for agri-tourism (where agri-tourism acts as
primary use).
Need to regulate types of business and second dwellings on
farmland.
Other Initiatives
It may be possible to identify other non-ALR areas that could be

given land use designation for future ag-industrial developments.
Conclusions
Regulations provide for accessory agricultural uses including

farmworker accommodation that support primary agricultural
activities. However, there is a growing need to accommodate
greater numbers of temporary and permanent farmworkers on
farm sites in appropriate living accommodation.
Agriculture is moving beyond traditional farming where

processing and retail functions add value to farm businesses.
With the emergence of on-farm processing and retail sale of
farm-grown products, regulations should be reviewed to
determine the appropriate scale of accessory processing and
retail sales uses and to provide clarity in defining such
24
New zones to include farm retail regulations/definitions.
City Economic Development to market with ag industry associations

& Tourism Abbotsford.
Policies on farm retail/tourism.

Policy needed to address agri employment, education , training,
R&D innovation.
CoA provides bulletins and other info for public education for
secondary ag uses.
Policy needed to consider different approaches for different types of Policy needed for supporting agriculture as primary land use in ALR.
ag farm workers housing.
New ag zones to provide greater scope & clarity around farm worker New ag zones needed to provide clarity in defining secondary
processing.
New ag zones/regulations to clarify dwelling siting that should reduceReview scale of accessory processing use.
the number of variance applications.
Business licenses needed for ag operations regardless of size.
Proactive & graduated enforcement.
OCP Response
Marketing
Review & revise OCP policies/designations that address ag-tourism

and direct farm marketing.
Updates to ag zones & definitions that clarifies ag tourism use.
Determine ability for home based businesses to be more tightly

regulated to ensure alignment with permitted uses of ag land.
Register covenants on title to notify new owners about any noncompliance issues with the property.
Create no-charge business licences with approval from MoA.
There are growing opportunities for the direct marketing of

value added farm products together with expansion of the agritourism industry. The growth in ag tourism and farm retail
presents challenges to provide greater clarity on regulating the
types, scale and location of ag tourism and home-based
businesses that are located within the ALR.

NON-AGRICULTURAL USES
Opportunities
OCP Response

Other Initiatives
Growing
Good remediation practices with some (gravel) pits.
Processing
City is investigating non-agri issues and preparing new OCP policies City is reviewing value-added ag enterprises including on-farm
that support ag in ALR and provide guidance on where non-ag uses processing.
should be located.
Zoning Bylaw review will provide clarity for new ag zones regarding
permitted ag uses.
Bylaw Compliance Strategy to be developed to effectively deal with Bylaw strategy underway to address value-added 'non-farm' uses.
Processing of some development applications on ALR properties is
being held in abeyance until AgRefresh is completed.
Clear indication from City it will deal with non-farm uses thru
AgRefresh.
CoA coordination with MoA + Fed Min of Mines to protect prime
farmland for agriculture (vs. resource extraction).
Marketing
City is reviewing with ALC rules around current 'non-farm uses'

including weddings, banquets.
Challenges

Non-agricultural uses in the ALR (truck parking, soil removal).
Create an agriculture industrial zone that is practical.
Non-compliance with dumping, contamination, illegal land use.
Rural estates - put pressure on farm practices and takes land out of
production.
Allow non-agricultural uses that have to exist.

OCP Response
Enhance new OCP ag policies to support ag development in ALR,

and minimize opportunities for non-ag uses.
OCP policy that encourages ag industry to locate in industrial

designated areas instead of the ALR.
Revised OCP policies on ag tourism/retail.
Review if permitted uses allow for farm diversification (thereby

limiting potential for non-farm activity).
Review truck parking policy and coordinate compliance work with
Engineering for unauthorized soil deposition.
Enhance rural area Bylaw enforcement for environmental protection
bylaws.
Review and revise Ag Zones.
Update Zoning BL ag definitions.
BLE strategy that prioritizes compliance for unauthorized truck

parking.
Updated, clearly defined ag zones/regs will facilitate bylaw
compliance.

mapping.
Other Initiatives
Communications/admin strategy for City thru Bylaw Enforcement & CoA to liaise with MoA on new ag bylaws for ag-tourism & farm
Clearly identify ALC permitted non-ag uses/locations in data base
and GIS mapping to assist planning analysis & BLE (for non-ag uses Communications with input from ag industry + Abbotsford Chamber retail.
of Commerce + MoA.
that 'have to exist in ALR').
Review ALR non-ag/exclusion process with ALC.
Review agricultural property taxation for non-farm uses (e.g. rural
estates) with BC Assessment, and impacts of 'rural estates' upon ag
land values in ALR.
Conclusions
Certain non-farm land uses have been permitted by the ALC

within the ALR. Enhanced policies and regulations are required
to reduce or eliminate the impacts of on-farm uses such as
truck parking, unauthorized soil deposition, and to guide
dwelling location on ALR properties.
Policy and regulations are required to guide agricultural

processing in industrial designated areas of the City.
Unauthorized truck parking within the ALR should be regulated
and eliminated to ensure active use of ALR land for agricultural
purposes.
Witnessing the growing trend in commercial activities within

the ALR, the City shall review these ag tourism and farm retail
activities (including banquets and weddings on farms) with the
MoA for appropriate resolutions.
25
AgRefresh Stage 1 Opportunities

OCP Response
Zoning Bylaw
Bylaw Compliance
Working Well
Response
Strategy
Opportunities includes input from: Workshop part 1 + Workshop part 2 + Open House + TAS (Technical Advisory Staff) + Key Issue Identification (Consultants) +
ADDIAC + ALC + MoA
Agricultural Uses:
OCP Ag policies that

confirm the quality of
agriculture conducted in
Abbotsford. Includes
updated Ag protection DP
guidelines.
Regulations to align with farmers needs (size of

processing, size of farm-direct, brewery retail rules), farm
diversification.

New ag zones &
agricultural diversification. permitted uses.
CoA communications/media support for

ag needs and farm diversification.

uses.
new zones.
Innovation. Regulations encourage agriculture.

New zones and

definitions that support
existing and
anticipated primary ag
uses.
New Ag zones that

agricultural uses &
practices.
Breweries similar to farm gate uses ok if they meet the OPC policy that supports
50% rule.
on-farm processing/retail
Microbreweries provide synergy for hops/breweries.
New zones that

support farm gate
uses.
I understand the 50% rule, but as businesses grow, the

300m2 (rule) may be too small.
Policy that addresses

changing needs of ag.
Opportunity to provide zoning for agri-industrial use to

support agriculture producers
Ag industrial policy,
designation and location
criteria.
Review 300m2 max

floor area for farm
retail sales.
New ag zones &
permitted uses.
Setbacks reasonable (poultry) but can impact crop areas

specifically on interior sides. Setbacks & lot coverage for
greenhouses reasonable.
26
Although setbacks are

'reasonable', review
setbacks and siting
requirements to ensure
positive long-term
performance/
outcomes.

OCP and Zoning updates.
Bylaw and potential

licensing for new
agricultural uses &
processes.

and Zoning.

new Ag zones.
encourage MoA to refine proposed agretail guidelines/bylaw to support agri

innovation.
Enhance communications strategy with

web based & other info.

OCP Response
Working Well
Incorporate detailed,
opportunity for awareness before urban grows too much, updated ALR buffer DP
and to help reduce farm practice complaints.
guidelines.
Zoning Bylaw
Response
Provide greater
setbacks along urban
boundary.
Bylaw Compliance
Strategy

Ag buffer DP guidelines
coordinated with Park/Rec
requirements to provide
for trail linkages.
Bylaws that account for alternative land tenure (e.g. Land Policy that provides for
Trusts).
alternate land tenures
(leasehold, etc.).
Value-Added
Integration of processing facilities (ag. industrial
locations/potential).
CoA coordination with MoA & ALC on ag

land leases and alternate tenures.
Policies on farm
retail/tourism.

uses permitted for agritourism in new ag
zones.
Policies on farm
retail/tourism.
farm retail
regs/definitions.
Provide OCP designation Zone that includes ag
for ag-ind hubs/corridors. processing.
Ag tourism bylaw
enforcement.


Agri Bylaws.
Enforcement to ensure Communications on acceptable
'level playing field' for ag locations/extent of on-farm ag
processing.
automation).
Incorporate improved technology, utilize industry-leading
practices (e.g. new products - rice, hazelnuts, hops, etc.).
Improved markets and better technology increase
production on existing land.
Greenhouses work well more efficient, good solar

access & nutrient use (closed loop system).

& use of ag tech
includes ag tech
uses/req'ts.

re: new ag technology.
Policy supporting new ag

product R & D.
Enforcement strategy for CoA coordination with UFV + School

new zones/defines.
Dist. For ag education/R & D.
Zones that provide for

different types of
farming/crops.
Policies that support

greater food product
variety & production
intensity
Policy on energy
efficiency for ag
production.

innovation.

associations.
CoA Econ Dev Strategy coordinated

with MoA, BC Min Env & Fed agencies.
27

Working Well
food security.
expectations.
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
and food security.

CoA coordinates with Abbotsford
Community Foundation (ACF) + UFV,
School Dist & MoA.

beyond CICP areas.
Marketing
grown food.
Growing diversity of agri products with diversification in
direct farm retail (in 2002, the ALC broadened the 50%
rule).
Coordinated approach to tourism (Abbotsford, Chilliwack,
Township of Langley).
The program and guiding principles should promote
future agricultural growth and innovation in addition to
existing agriculture, and acknowledge the diversity of
agriculture in Abbotsford.

Policies on farm
retail/tourism.

development.
farm tours, events.

ag retail.
Tourism Abbotsford to promote.
Ag retail policy to support New zones that include BLE enforcement for ag
ag retail.
retail uses.
diversification in ag
products/retail.
Tourism Abbotsford to coordinate with
local municipalities.
CoA & Tourism Abbotsford + Abby
Community Services (Ag Trust winners)
to promote ag successes and
innovation.
Policies on farm
retail/tourism.
Building upon advantage of locationi.e. proximity to

large Vancouver and international market for our high
quality products role of international trade agreements).
Policies on farm
retail/tourism.

ag retail.
Tourism Abbotsford promo.

the City (not just on ALR lands)
Policy for urban

& mixed-use devs.

urban agri uses.

School Dist + UFV
Servicing
infrastructure
28
Policy for water use.
Engr Dept Master Plans.

Working Well
Use of water efficiently.
Use of wood waste for greenhouses/cogeneration
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

City regulates water supply & use of
metering provides data on ag water use.
Policy on co-gen.
Zone regs for on-farm

co-gen.
Coord with Min Ag & ALC.
Abbotsford has some of the best farmland and growing
climate in Canada.
Provides for crop diversity (can grow crops here that you
can't elsewhere e.g. Nelson).
Climate Change (Opportunity & Challenge).
Possible to grow new crops with climate change and to

extend growing seasons.
Bio-security outbreaks with Ministry and CFIA (City).


reduction).
Policy for protecting prime Zones that protect soil- BLE support/training.
soils for soil-based
based ag. and
farming
prohibit/restrict non-soil
based farming.
City + UFV + ALC + MoA coordination

for protecting highest class soils for soilbased farming.
Policies for Ag BMPs &

env sustainability.
change adaptation to
protect/enhance
agriculture.
change adaptation.
Education, publicity on ag best

environmental mgmt practices.
Communications strategy (CoA + UFV
+ MoA + Ag Industry) providing climate
protection info for Ag sector.
Policy to recognize best

soil removal/site
remediation practice & to
protect best soils for ag.
production.
development of anaerobic
digesters & alternate
power systems for ag
locations.
Zones/regs that link

with OCP policy.
Ag zones that support
best ag practices for
climate change
adaptation
BLE updated
enforcement.
Review Ag zone
siting/setbacks to
enhance bio-security.

Ag Industry.
Fewer zones with regs

that support soil-based
farming.
Strategic initiative with MoA + Fed Min

Mines to protect prime farmland for ag
uses (vs. gravel extraction).
Zoning use and

siting/setback
requirements for
anaerobic digesters &
agri district
heating/power
generation systems.
BLE coordination with

Provincial ministries for
enforcement.

promote best management practices for
properties, and to profile successes in
Abbotsford.
Agri-Employment
Knowledge base of agriculture and food waste in
Abbotsford
Policy supporting current

& future Agricultural
employee retention &
expansion (facilitating ag
opportunities).

Fed Gov agencies to promote ag work
opportunities and awareness of
managing food waste.
29

Working Well
Lots of opportunities if the City lets us build more
housing for foreign workers as our local labour force is
retiring. For value added products and export business
Abbotsfords expertise in high production on small land
areas, and ability to farm throughout the year (full year
cropping).
OCP Response
Zoning Bylaw
Response
Policy providing for fulltime & seasonal

agriculture employee
accommodation
Policy statement for ag
Ag zones that provide
crop diversification and ag for intensive farming.
production expertise.
Bylaw Compliance
Strategy
Coordinated CoA + UFV + Prov

agencies + C o C to advertise/promote
ag businesses & employment.

Kiwi fruit, Berries, Eggs, Broiler, vegetables,
greenhouses.
Policy advocating ag
employment & training for
crop diversification.
Policy addressing
innovation.

expertise.

Policy to encourage use

of Canadian and foreign
farm workers (short & longtem) for sustained ag.
production.
CoA to coordinate with Fed Gov to

ensure availability of foreign farm
workers (temp short & long-term).

This section combines: Accessory Ag Uses: (On-farm processing, On-farm retail, Agri-tourism) and Supportive Ag Uses (Seasonal worker accommodation)
Permanent accommodations for housing farm workers,

including suites in existing houses.
Lots of options.
30
Clear zoning regs for

accessory uses
(particularly residential)
Policy for seasonal land
permanent farm worker
accommodation.
New ag zones to set

max accommodation
floor area for
temporary and
permanent farm
workers.
Admin brochure to help explain the

types of accessory uses, location
criteria, etc.

Working Well
Concept of second dwelling/seasonal worker
accommodations.
OCP Response
Zoning Bylaw
Response
Review of minimum lot
area and building sizes
for accessory family
and temporary/full time
employee residential
use.
Policy providing for

suitable home
occupations in ALR.
Provide clear definition

of home occupation
(Level 3 or other) and
alignment with other
uses in ag zones.
Policies on farm
retail/tourism.

farm retail
regs/definitions.
New definitions and
clarity around such
uses as B & B.
Bylaw Compliance
Strategy

Consider S 57 covenant on title to
advise subsequent purchasers about
any non-compliance with additional
dwellings/units.
Strategy to regulate
home occupations in
ALR (difficult to enforce
changes to housing
allowances when
businesses change).
Clear communications around types of

home occupations allowed in Ag zones
and ALR.
Value-Added
Tremendous opportunity in Direct Marketing & Agritourism, niche market production (dairy farm producing
ice cream (a value-added product).
Integration of accessory processing facilities for valueadded
Additional Farm gate sales through agri-tourism &
culinary tourism (wine tasting, harvest dinners).
Policy guidance for

accessory processing
uses (location, etc.).
Ag tourism/retail policies.

Agri Bylaws.

food security.
and food security.
CoA coordinates public info with School

district, UFV and other learning
institutions + Tourism Abbotsford.

expectations.
Policy supporting
traditional farming and
value-added production.
CoA provides bulletins and other info for

public education for secondary ag uses.
Marketing
Opportunity to showcase local production/products (agritourism/markets). Exposing people to agricultural
production.
U-picks are valuable as direct marketing.
Helps to ensure effective harvesting.

associations + CoC + Tourism
Abbotsford.
associations & tourism Abbotsford.
31

Working Well
Agri-Employment
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Lots of opportunities if the City lets us build more housing Research underway for
for foreign workers as our local labour force is retiring.
policy to address full-time
For value added products and export business.
& seasonal agriculture
employee
accommodation.
Policy addressing
innovation.

City is investigating nonagri issues and preparing

new OCP policies that
support ag in ALR and
provide guidance on
where non-ag uses should
be located.

Updated agricultural
opportunity for awareness before urban grows too much. development policies &
protection of agriculture
DP guidelines are being
developed to enhance
protection of ag uses in
ALR (provide protection
from non-ag uses).
Zoning Bylaw review to

provide clarity with new
ag zones regarding
permitted ag uses.
Bylaw compliance
strategy to be developed
to effectively deal with
New ag zones to be
prepared that can
include greater
setbacks for urban and
ALR buildings from
ALR/UDB boundary.
Non-farm ALR applications are being

held in abeyance until AgRefresh
process is completed. Clear indication
from City it will deal with non-farm uses
thru AgRefresh.
With non-farm ALR applications on hold,

CoA is preparing admin strategy for
managing non-farm uses through
effective engagement and research.
Value-Added
32
City is reviewing with ALC rules around

current 'non-farm uses' including
weddings, banquets.
City is reviewing valueadded ag enterprises
including on-farm
processing.
Bylaw strategy
underway to address
value-added 'non-farm'
uses.

Working Well
Bylaw Enforcement
OCP Response
Zoning Bylaw
Response
Enforcement of bylaw.
Bylaw Compliance
Strategy
Bylaws being enforced
on a strategic basis.
Research underway
through AgRefresh to
develop more effective
BL compliance admin.
Admin approach whereby non-farm ALR

applications are on hold pending
completion of AgRefresh.
New OCP vision and

policies provide direction
for advancing agriculture
and holistic food systems.

Regulatory Issues
(Urban-rural interface, Agriculture Servicing Requirements, Agri-business, Ag Environment management)
Rural/Urban Interface (noise, odour, trespass, impact on natural environment, soil removal & deposition, waste & by-product management, setbacks between urban and
agricultural uses)
OCP Ag policies including

DP guidelines. See Par 14-6 limits to Growth.

OCP and Zoning updates

Detailed ALR buffer DP
opportunity for awareness before urban grows too much. guidelines provide
guidance & variety for
rural/urban interface.
Ability to use Edge Planning to reduce farm practice
Landscaped buffers
complaints.
provided for in protection
of Ag DP guidelines
reduce potential for urban
complaints about ag
noise, odours, etc.

Covenants registered on urban

residential properties provide notice to
residents about adjacent farm practices
permitted under the Farm Practices Act.
Current OCP Protection of

Ag DP guidelines AG11
Natural Edge Buffer
provides option for trail
development in
appropriate locations.
(See part V-5-4.)
Assists OCP policies & Parks Master

Plan for long-term development of trail
system, passive recreation and
environmental protection objectives.
33

Working Well
Agricultural Servicing Requirements
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

infrastructure (water & transportation).
OCP Section 1 "Urban

Structure + Growth Plan,
"Infrastructure (Part II - 14) "Infrastructure planning
& construction is tied to
the land use plan etc."
Watercourse Management Plans (.e.g.

Marshall & Clayburn Creek) provide
protection for ALR in lowland.
Dyke management/funding provides
flood protection for ALR.

OCP, Section 2 "Building

the City: Implementation",
addresses growth
management through
infrastructure phasing &
full cost accounting (see
Part IV-2-2). OCP aligns
with engineering master
plans (Part IV-2-5).
Policy for coordination infrastructure

updates for ag areas.
Full coordination of agri infrastructure
between new OCP and City's
engineering master plans.
Traffic planning achieved through
Transportation Master Plan for rural
roads.

Knowledge base of agriculture in Abbotsford.
Kiwi fruit (G. Patkov), Berries, Eggs, Broiler, vegetables,
greenhouses.

expertise.
Tourism Abbotsford promotion for farm
tours, agri diversification/products.
Policy
supporting/promoting ag
crop diversification and
food security.

Growing ag sector is recognized and

advertised by CoA + Chamber of
Commerce + UFV + ag industries &
MoA.
CoA is communicating with Fed & Prov
ministries re: solutions for foreign ag
workers including housing, health, safety
concerns.

Agricultural Environment Management (Waste Management Act), aquifer protection, streamcourse protection, climate change adaptation)
34
OCP Policy 6.4 supports

ag research & best
practices.
Zones that link with

OCP policy.
BLE updated
enforcement.
Education, publicity on ag BMP's.

Working Well
Climate Change (Opportunity & Challenge) Possible to
grow new crops with climate change and to extend
growing seasons.
Bio-security outbreaks with Ministry and CFIA (City)
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Prov MoA research & advancement of

policies + env BMPs for ag climate
change adaptation.
Ag Industry for bio-security.
City requirements for
site remediation thru
Engr Dept. management and provide for gravel pit remediation.
of Soil
Removal/Deposition
bylaw & Soil permits.


ensure best management practices for
properties.

reduction).
Public attitude & expectation (social, environmental & economic), high cost of land, pressures on ag land base, protection of ag land base, ag growth potential, ag
outside ALR)
Public attitude and expectation (social, environmental and economic)
Innovation.
New OCP includes ag

vision and policies.
uses.
new zones.
Extensive engagement with OCP and

AgRefresh.
New Ag zones that
agricultural uses &
practices.
Bylaw and potential

licensing for new
agricultural uses &
processes.

and Zoning.
High cost of land

and industrial.
Assessment, and impacts of 'rural
estates' upon ag land values in ALR.

City, FVRD, Metro, Province.

costs.

impact.
35

OCP Response
Zoning Bylaw
Bylaw Compliance
Working Well
Response
Strategy
Pressures on land base due to demand for: Urban growth, development, availability of services, infrastructure - access roads
(Opportunities and challenges)

OPC policies restrict new
opportunity for awareness before urban grows too much. growth to urban areas.
New 'Protection of
Agriculture' DP guidelines
to provide enhanced ALR
protection.
Rural estates - put pressure on farm practices and take


requirements.
rural estates.

removal).


Engineering for
unauthorized soil
deposition.

City to meet with MoA + Fed govt to

Protection of agricultural land base (loss of land base to gravel extraction)

36
OCP Section 6 "Enhance

Agricultural Integrity vision
& policies support
protection of the ALR.
Policy 6.1 "Agricultural
Uses" advocates working
with ALC & MoA to
develop up-do-date
regulations to enable ag
to grow and thrive.

Working Well
Growth Potential (Limited by small lots, 19% available)
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Innovation.
Collaboration with staff.
Wineries/distilleries.

new zones.
New Ag zones that

agricultural uses &
practices.
Policies on farm
retail/tourism.
Policies on farm
retail/tourism.

Ag tourism bylaw
uses permitted for agri- enforcement.
tourism in new ag
zones.
farm retail
regs/definitions.



grown food.
automation).
Bylaw and potential

licensing for new
agricultural uses &
processes.

and Zoning.

Agri Bylaws.
development.
farm tours, events.

includes ag tech
& use of ag tech
uses/req'ts.

re: new ag technology

innovation.
Agriculture Outside ALR

the City (not just on ALR lands).
Policy for urban

& mixed-use devs.

expectations.

beyond CICP areas.

urban agri uses.

School Dist + UFV.

37
AgRefresh Stage 1 Challenges

OCP Response
Zoning Bylaw
Bylaw Compliance
Response
Strategy
Not Working Well
Challenges includes input from: Workshop part 1 + Workshop part 2 + Open House + TAS (Technical Advisory Staff) + Key Issue Identification (Consultants) + ADDIAC
+ALC + MoA
Agricultural Uses:
Regulations
Enhance new OCP ag

development in ALR.

(Need for flexibility) - Trying to address all producers with
singular regulations.
Review & revise OPC
direct marketing.

Zones.
Zones.



worker housing.
Grow more on the same land base. How does
agriculture densify?
Policy guidance for

intensive ag uses &
locations.

dormant?
Enhance new OCP ag

development in ALR.
Revise ag zones to
size, location.
New zones that provide
for intensive ag uses.
Stance as a regulated community? (e.g. Farm Bylaw

mushroom manure processing)
Create an Agriculture industrial zone that is practical.
38

innovation.

uses.
Zones.

Data collection/analysis by City to
mechanisms could be
identify ag trends.
built into the Compliance Streamline enforcement re ag uses.
Strategy.
Review/update City's ag bylaws &
current status as a 'regulated
community' with MoA.
conversion.

Not Working Well
Food processing.

Alberta, USA, etc.)
OCP Response
Bylaw Compliance
Strategy
developments.

uses & ag support
uses/locations.

MoA.
BLE.
Clarify with new ag

zones.
Enforcement.
New OCP ag policies and

Protection of Agriculture
Development Permit
guidelines.
Wrap with taxation incentive.

Adaptable farm markets differentiate with traditional
grocer.
What is the future for distilleries?
Future of school tours?
Proposed agri-tourism & retail rules may stifle marketing
innovation.
CoA to consult/coordinate with BCAA

on farm taxation.
New OCP policy for
Farmers Markets.
Clarify with new ag

zones.
CoA encourages MoA to review agretail/tourism.
Update existing OCP ag

growth.

business.
Providing land use

may be appropriate.
Providing framework (i.e. new OCP, DP guidelines).
Zoning Bylaw
Response

ag-tourism.

tourism.
Update Zoning BL ag
definitions.
Review zoning BL
parking regs.
Updates to ag zones &
definitions that clarify ag
tourism use.
For accessory ag uses (e.g. agri-tourism, farm retail),

City recommends that Min Ag not proceed at this time
until ag tourism is reviewed in greater depth.

ag tourism/retail.

retail.

ag tourism/retail.

retail.
How are commercial weddings occurring in Kelowna/ok?
Review Kelowna BLE

strategies.
39

Not Working Well
Examine where/how CoA bylaws conflict with RTF Act
(e.g. Watercourse Protection BL, Tree Protection BL,
Stormwater Source Control BL for aquifer protection).
OCP Response
Zoning Bylaw
Response
City to review ag-industrial taxation with

BCAA for ALR & non-ALR locations
(e.g. in OCP general industry
mechanisms could be
built into the Compliance Aim to streamline enforcement and
Strategy.
keep rural development aligned with
OCP.

operations.
Policy needed to support Updated zone

regulations for dwelling
effective use of ag
siting.
properties for ag as
primary use, rather than
permitting ag uses to be
'frozen' due to large house
siting.
Need to limit the size of processing and retail on ALR.

Maintaining the balance.

Producers vs. producers.
Zoning Bylaw regulation.

What might be good for one industry/type might not
works or others (even other legitimate operations (i.e.
chickens vs pigeons)?
40

CoA liaison with MoA on creating info
that explains what falls into the RTF
Act, in order to reduce inconsistencies
and areas where City Bylaws could
conflict with the RTF Act.
Taxation issues.
Inequities between industrial uses in OCP Ind. areas vs.
in ALR.
Loss of processors (vegetable).
Bylaw Compliance
Strategy
New zones/regs with

updates to 50% rule and
max bldg area.

Zones.


Not Working Well
Zoning has functioned as the policy.
Question if the current definition still works. Inadequate
land use designations for rural areas and ALR- too broad
of a brush- forces regulation through zoning.
OCP Response
Review and revise Land
Use Designations.
Create more appropriate
definition of agriculture for
use in OCP designations
& in zones.
Zoning Bylaw
Response
Zones.
Bylaw Compliance
Strategy
new definitions and
and ZBL.

City is a regulated municipality so needs strong

parameters for regulating land uses in the ALR, and a
better process for evaluating ag industrial proposals.
Review current status as a 'regulated

municipality' with MoA to determine its
relevance for the City.

MoA on ALC regs.
Fewer ag zones, clear
regulations.
Consider the best minimums to regulate agr land uses.

Think about the resources that are available to regulate
city bylaws.
Rules should be direct and self-regulating.
Need to regulate types of business on farmland
Balancing Right To Farm Act (FIRB) with other uses in

the City.
Ned to address different mandates between MoA + ALC
+ City.
(farm viability).

mechanisms could be
Strategy.
Create no-charge business licenses
Policy direction may be

warranted.
Clarifying RTF and creating easy to

understand materials that explain what
falls into RTF. Discuss with MoA.

ALR.
41

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
currently 'regulated municipality.'
Clarify with ALC.
Clarification needed for what counts as food & beverage New ag policies
Revised ag zones.
coverage for wineries in the ALR.
supporting value-added
opportunities.
Non-agricultural land use for small-scale farmers is very OCP policies that address
restrictive.
Bylaws are not conducive to profitable output for small- ALR.
scale farms.
viability.
sector.
Need to foster a wider range of crops.
Need to foster the fitting of crops grown to the
characteristics of the land (futile and potentially ruinous
to try to grow what wont (grow) by heavily altering land
use not wise).
Stop pulling ag land (out of the ALR) for commercial
uses, and then they become retail on that land.
Different rules for breweries vs. wineries and cideries.

greater crop variety.

ALR.
New zones/regs.
Greenhouses on ALR (Class 1 soil) especially if not soil- New ag policy to

based.
encourage location of nonIncentive to locate greenhouses on class 3 4 soil.
soil based ag uses in
areas with lower class
soils.
Medical Marihuana production needs to be regulated
New ag zoning regs for
carefully.
MMPF.
Disposal issues (bio-energy)
New ag OCP policy for onfarm bio-energy

regs).
42
Strategy to ensure
consistency with OCP +
ZBL + new Prov regs on
agritourism.

Enforcement of new regs

for anaerobic digester &
other bio-energy disposal
issues.
worthy of discussion with MoA, who
control the Farm Bylaw policies.

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

guiding on-farm
processing (size
limitations & impetus for
Ind designated areas).

agriculture uses?
Why should corn mazes be allowed as Accessory uses
New ag zones.
and not weddings?
Don't set up a corn maze as primary use.
areas.
occupancy, etc.).
Size/type of accommodation.
Large minimum lot sizes.
ALR.

retail.

taxes with BCAA.
City review of farm code with Province,
New ag zones.
New ag zones.
deposition.
For bylaw compliance, concerns over the 50% rule &

Citys requirements to regulate.
Ag zone updates to
coordinate with Prov.
requirements.
Establishing co-ops is difficult (have to be a legal co-op). OCP policy for land uses
in rural centres that could
include ag co-ops (with
appropriate servicing),
and preference for areas
outside ALR.
Providing land use

may be appropriate.

deposition in ALR.
processor regardless of size.
developments. Could be slightly outside
of the scope of this project but worth
keeping on our radar.
Co-ops.
43

Not Working Well
Why are farms not licensed?
OCP Response
Approval Process
Zoning Bylaw
Response
Clear, concise
zones/definitions.
Bylaw Compliance
Strategy
Business license tracking Create no-charge business licenses
would help the City
understand what is
happening on ag land
and how to manage and
plan for the servicing
needs of ag-industrial
operations, etc.

forms.
process.
ALR communication.
This process needs to be more transparent


If land removed from ALR for commercial/industrial uses,

it should not then be used for retail/service purposes
(e.g. land along Sumas Way that had rail/highway
access that is now big box retail & small retail/restaurant
use.
of ALR.
Enhanced coordination with ALC on

ALR Exclusion applications for short &
long-term land uses.


44
Enhanced rural area

bylaws.
New ag zones will be

prepared to clarify floor
area requirements for
farmworker
accommodation.

Not Working Well
anymore.
OCP Response
Bylaw Enforcement
Non-compliance with dumping, contamination, illegal
land use.
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Division to ensure
fairness & safety.
Proactive Bylaw
enforcement with
assistance from

bylaws.
Determine what is Provincially enforced

and what is City enforced.
Obtain clarity on City's role as a
'regulated municipality'.
Where does enforcement responsibility
of City end & ALC/MoA begin:?

BLE strategy).
spray).

the bylaws?
Enforcement issues.

strategy.
best environmental
practices.
Use of enhanced
Change approach to
Clear BLE
land owners and
businesses.
monitor.
45

Not Working Well

land.
OCP Response
May be worthwhile
regarding intensive
farming.
Bylaw Compliance
Strategy


ALR.
how to enforce.
BLE strategy to target
specific areas where noncompliance identified.

Not enforcing.
Could tax this.
Fair playing field.

Engineering Dept.
Non-compliance dumping, contamination, illegal land

use

Zoning Bylaw
Response
the zoning bylaw.
Coordinate with Engr.

Dept.
Database & conduct
on known soil deposition
sites.
Provide policies that
encourage best practices
in ag and ag-supportive
businesses.
Coordinate with Engineering on Master

Transportation Plan review for rural
road strategies (focus on traffic speed,
safety, cycle/pedestrian linkages).
Smaller properties generally should not be more open to Policy supporting

properties.
46

strategy.

Not Working Well
Enforcing fairness of the 50% rule.
(Needs to be equitable).
The tattle-tale system is not fair and wont work well
regarding enforcement.
ALR exclusion.
OCP Response
Bylaw Compliance
Strategy

Policy on urban land uses New ag zones with home

guidelines.

of intensity).
uses within ALR.
Need to focus on primary production on high value

lands.
Move greenhouses and secondary production to
commercial areas & poorer quality lands.

ALR.
Environment
Environmental concerns.
Producing in a responsible way could be more costly.
Zoning Bylaw
Response

etc.).
OCP policy that

designated areas.
Ag policies that encourage

BMP's for environmental
farm planning.

potential.

Need for adaptation strategies.
change adaptation.

communications with ag community
Food security.

adaptation & flood
protection

climate change.


City to coordinate with Prov to review

Environmental Farm Bylaws/practices
with financial incentives for sound
management.

47

Not Working Well
etc.
Soil deposition and removal with inherent need to protect
groundwater from impacts (e.g. nutrient management, oil
Tree & watercourse protection (vs. RTF Act.
Agriculture Infrastructure
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

mgmt practices.
Can include policy
statements that
encourage Best
Environmental Farm
Planning, etc.

deposition.

coordination with Engineering Dept re;
cropping.

in crop

Policy on ag area
industry.

City should use technology that provides quick notice for

water leaks on ag properties.
Dykes and Stormwater and floodplain management
(need to know what is happening on the land & when in protection of ag areas.
Use of hi-tech/digital monitoring (smart

water meters).
Maintenance of existing ditches.
Coordination with Engineering

Department for ditch clearing schedule
(ensuring ditches are cleaned on both
sides of rural roads).

and engineering).
Wastewater management (What about on-site
wastewater management instead of using city systems?)

Bring it to FIRB.
Safe Rural Roads - Design and maintain for all users.

48

use in ZBL.
Coordinate with Engineering Dept on


Not Working Well
Transportation (Concerns about distribution vehicles
moving through farm areas. e.g. many of the
distributors were unsupportive of creating an agindustrial processing hub on Fraser Hwy because traffic
is so bad).

reduction).
operations).
The ALR should not facilitate industrial sprawl.'
Advancing Agriculture
OCP Response
Zoning Bylaw
Response
Policy & designation for

ag-industry location(s).

centres.

areas.
rural servicing.

areas.

throughout ALR.

Policy supporting hi-tech
agri production & services.


Abbotsford.

farms.
Educate children/students about the importance of
agriculture and the relationship with food and mental
development.
Small scale (6 10 people) culinary school (like France,
with B & B).
On-farm, local grown, celebrity chef (tourism/ag
education).
Bylaw Compliance
Strategy

for on-farm housing
accommodation.
CoA coordination with UFV and School
District & ag industrial associations.
Policy to encourage smallscale ag-tourism &
culinary advancement.

Abbotsford.
49

Not Working Well
Agricultural Employment
OCP Response
rural centres.
business.
rural centres.
OCP Ag policies on farm

Access to labour with intensifying agriculture, housing
seasonal and permanent workers on farm (to account for worker accommodation.
farmworkers who manage after-hour concerns (e.g.
chickens - where barns need constant monitoring by onfarm personnel).
Farmworker accommodation is not working. One size
does not fit all situations (See Chilliwack Ag Bylaw).
Max building size (200 - 300m2) is not working.

Regulations
Review & revise OPC

direct marketing.
Zoning Bylaw
Response
50

for on-farm housing
accommodation.

workers

for on-farm housing
accommodation.
New ag zones to provide

greater scope & clarity
around farm worker

Zones.

Proposed agri-tourism & retail rules may stifle marketing Update existing OCP ag
innovation.
growth.
worker housing.
Bylaw Compliance
Strategy

innovation.

tourism.
Revise ag zones to
size, location.

Not Working Well
business.
Concerns with Zoning Bylaw: fulltime employees,

seasonal workers (200m 2 max floor area prompts
variances to increase floor area), mobile homes, second
dwellings. Other key concerns: aggregate processing,
truck parking, RV/industrial warehousing in ALR.
OCP Response
Zoning Bylaw
Response
Review parking
requirements for B& B
and home occupation.

uses.
For accessory ag uses (e.g. agri-tourism, weddings,

restaurants, farm retail), City recommends that Min Ag
not proceed at this time until ag tourism is reviewed in
greater depth.
Having a fair policy for supporting berry processing
(equal playing field needed for processors and farm
operations).
Zoning Bylaw regulation. What might be good for one
industry/type might not works or others (even other
legitimate operations (i.e. chickens vs pigeons)?
New ag zones that

clearly define ag fulltime
and seasonal workers +

mechanisms could be
Strategy.

Aim to streamline enforcement & keep
rural development aligned with OCP.
New ag zones &

new secondary ag uses.
CoA to coordinate with MoA in
reviewing ag-tourism, farm retail uses
(secondary or primary ag uses)?
developments.
New ag zones &

new secondary ag uses
& processing.
Enforcement strategy to
be 'progressive'.

needs/trends.
regs). 50% for processors may not be high enough.
conversion.

operations.

Bylaw Compliance
Strategy
Business licenses for ag

operations regardless of
size.
Review ALC regs & RTF Act with ALC

& MoA.
51

Not Working Well
agriculture uses?
(Are corn mazes classified as primary or secondary/ag
tourism?)
Size/type of accommodation and minimum lot sizes for
secondary ag.
OCP Response
Zoning Bylaw
Response
Need updated ZBL
definitions for secondary
uses (B & B, some forms
of ag-tourism, etc.).
Policy to consider different

approaches for different
types of ag housing.

ALR.
Residential as accessory use only. Land must be under

production (e.g. Japan, Netherlands).
Bylaw Compliance
Strategy
Clarity required on
regulating types of home
based businesses
(business licenses).
Homeplate req'ts for
Policy supporting
agriculture as primary land zoning bylaw ag zones &
definitions.
use in ALR.
High priority to enforce
and require compliance
on soil deposition in ALR.


are permitted uses for agri-tourism discuss with the ALC and Min of Ag
Need to regulate types of business and second dwellings

on farmland.

Determine ability for home based

businesses to be more tightly regulated
to ensure alignment with permitted uses
of ag land. Identify data points/needs
for changes in home based businesses
in the ALR.
currently 'regulated municipality'.
52

Not Working Well
Approval Process
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Clear, concise
zones/definitions.

forms.
process.
Disconnect between government bodies & regulations &
processes.
Communications needs to be more transparent.
Consistency with CoA OCP and ZBL with new regs on
processing.
Issuing of permits (for accessory agricultural uses) is the

biggest issue. The ALC provides a checklist/questions
to ask at the permitting stage.
Bylaw Enforcement
Home occupation enforcement.

Many of these details will
be borne out in the
zoning bylaw.

worthy of discussion with Min of AG,
who control the Farm Bylaw policies.
Review ALC checklist for ag permits.
New ag zones/regs to
clarify dwelling siting &
should reduce # of
variance appl'ns.
Updated zones & ZBL
definitions to address
home occupations in
ALR.
Set high priority for

to secure compliance
with home occupations.
No business license requirements for a farm, so need

info, and means to regulate. As a regulated
municipality, Abbotsford may be able to use business
licenses for farms.
Through Bylaws,
determine how home
based businesses can be
more tightly regulated to
ensure alignment with
permitted ag land uses.

Proactive & graduated

enforcement.
53

Not Working Well
bylaws.
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Determine what is
Provincially enforced and
what is City enforced.
Obtain clarity on City role
as a mun with a Farm
BL.
Where does enforcement
responsibility of City end
& ALC/MoA begin?
Regulations
Enhance new OCP ag
development in ALR.
Lack of clarity with regulations. (Need for flexibility) Trying to address all producers with singular regulations.

Zones.
Compliance strategy.


Clarify with new ag

zones.
Enforcement.

dormant?
Enhance new OCP ag

development in ALR, and
minimize opportunities for
non-ag uses.
Update Zoning BL ag
definitions.
Policy that addresses new Clarification on permitted Enforcement on building
primary & accessory ag permits for farm building
uses.
land uses in ag zones.
conversion.
54

BLE.
Review ALR non-ag/exclusion process
with ALC.

Not Working Well
OCP Response
Zoning Bylaw
Response

ag tourism/retail.
Bylaw Compliance
Strategy

retail.
new definitions and
and ZBL.
Need to regulate types of business on farmland.


MoA on ALC regs. That will help
define/identify non-ag uses & bylaw
enforcement.
This would need to be discussed with
ALC & MoA to determine if certain
types of non-ag land uses are
acceptable for small-scale properties in
ALR (farms).
Non-agricultural land use for small-scale farmers is very

restrictive.
Bylaws are not conducive to profitable output for smallscale farms.
viability.
sector.
OCP policies that address

ALR.

(farm viability).

ALR.

guiding ag processing to
areas.
Providing land use
may be appropriate.
areas.
Review if permitted uses

allow for farm
diversification (thereby
limiting potential for nonfarm activity).

Co-ops to determine acceptable
location, size, siting, etc.

taxes with BCAA.
55

Not Working Well
occupancy, etc.).
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Policy on adaptive re-use

of farm buildings for land
uses acceptable in ALR.

City review of arm code with Province,

ALR..
Review City's truck

parking policy regarding
# and location of trucks
on ALR properties.

deposition.

deposition in ALR.
Approval process.

forms.
process.
New ag zones to be
clear, concise (will clarify
bylaw enforcement of
non-farm uses).
ALR communicate.
This process needs to be more transparent.

anymore.
Bylaw Enforcement
land use.

56

& enhanced ALC coordination, could
assist in reducing non-farm uses and
enhancing/clarifying bylaw
conformance.
Division to clearly identify
non-ag uses & to
facilitate compliance.
Proactive Bylaw
enforcement with
assistance from
Use of enhanced
how to enforce.

Not Working Well
land.
Smaller properties generally should not be more open to
OCP Response
Zoning Bylaw
Response
ALR.
Policy supporting
properties.
Bylaw Compliance
Strategy


strategy.

Engineering Dept.

Not enforcing.
Could tax this.
Fair playing field.
of intensity).
BLE strategy that

prioritizes compliance for
unauthorized truck
parking.
Rural estates put pressure on farm practices and take

uses as the primary uses
within ALR.
OCP policy that
designated areas to help
reduce impetus for non-ag
businesses to locate in
ALR.

etc.).

requirements.
rural estates.
57

Not Working Well
removal).
OCP Response


These (Industrial farming) activities could take place on

industrial land or 2 nd class agricultural land.
Policy to encourage agindustrial uses to locate in

areas.
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Engineering for
unauthorized soil
deposition.

City to meet with MoA + Fed gov to

Increased commercial activity on ag land.
Review ag-retail and ag-tourism with

MoA.
impact upon ALR.

costs.
When the City needs more industrial land, they go after
ALR land rather than converting other lands.
Review industrial land

requirements for suitable
locations.
Warehousing in old barns.
Bylaw compliance
strategy (database/GIS
to identify non-ag
warehousing in ag
buildings).
BCAA, and impacts of 'rural estates'
upon ag land values in ALR.

and industrial.

farming).
Pressures upon ALR from creation of very small farms.
58


Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

investment).
Limitless house sizes on farm land.
New ag zones define

siting and max res floor
areas (with a 'cap').
Regulatory Issues
(Rural/urban Interface, Agriculture Servicing Requirements, Agri-Business, Agricultural Environment Management)
Rural/Urban Interface (Noise, Odour, Trespass, Impact on natural environment, soil removal & deposition, waste & byproduct management, setbacks between urban and
agricultural uses)
The urban-Agriculture buffer is way too small (i.e. a
residential house can be built much too close to a
farming field).
Residential encroachment on ALR.
The design guidelines were directly adopted from ALC
and Min of Ag publications.
Are they actually appropriate for Abbotsford?
Revised buffer DP
guidelines.
Reference DPAs for AG

Protection in the OCP as
specific policy.
Incorporate into OCP
policy & relevant (urban
side) zones in ZBL.
Update Zoning Bylaw

based on review, as
required.
Conflicts between farmers and non-farmers over farm

practices (odours, pesticide drift).
Review setback
requirements for ag
buildings next to UDB.
Agriculture Servicing Requirements (Irrigation, water demand requirements, drainage, flood control, storm water management)
operations).
The ALR should not facilitate industrial sprawl.
7.1 Dykes and Stormwater and floodplain management
(need to know what is happening on the land & when in

areas.

throughout ALR.
Policy on ag area
industry.
protection of ag areas.


59

Not Working Well
7.4 Wastewater management.
(What about on-site wastewater management instead of
using city systems?)
Safe Rural Roads - Design and maintain for all users
OCP Response
Zoning Bylaw
Response
use in ZBL.
Bylaw Compliance
Strategy

Coordinate with Engineering Dept. on

centres.

areas.
rural servicing.

Advancing Agriculture (from: Agriculture Technology + Agricultural Education & Marketing + Agricultural Economics (Cost of farming))
use of new technology
and agri BMP's to
enhance agri business
success.
Who to engage for program: supply management, dairy,
vegetables, youth in agriculture.
Not being able to afford the proper improvements
needed to run the farm efficiently.
Rising cost of feed, processing.

farm and producer co-ops
to share resources and
reduce operating costs.

farms.
Policy that recognizes

varying needs of
farmworker
accommodation.
Taxation issues.
Inequalities between industrial uses in OCP industrial
areas vs. in the ALR.
City to liaise with MoA, UFV, agriindustry associations to inform ag

business owners about new tech and
practices.
City, UFV an school District could
provide info/education non agriculture.
Zoning bylaw updates

that account for multifamily farms.
City to review agri-industrial taxation

with BCAA for ALR & non-ALR
locations (e.g. in OCP General Industry
Agricultural Environment Management (Waste/Waste Management Act), aquifer protection, streamcourse protection, climate change adaptation)
etc.
60

mgmt practices.

Not Working Well
OCP Response

potential.
Food security.

adaptation & flood
protection.
Soil deposition and removal with inherent need to protect Can include policy
groundwater from impacts (e.g. nutrient management, oil statements that
encourage Best
Environmental Farm
Planning, etc.
and engineering).
Tree & watercourse protection (vs. RTF Act).

reduction).
Bylaw Compliance
Strategy
change adaptation.

Zoning Bylaw
Response

in crop
Policy supporting
integrated waste
management/co-gen
systems for agriculture.



climate change.

deposition.

coordination with Engineering Dept. re;
cropping.
Bring it to FIRB.
61

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
(Public attitude & expectation, high cost of land, pressures on land base due to demands, protection of agricultural land base, growth potential, agriculture outside ALR)
Public attitude and expectation - social, environmental and economic
More transparent communication with ALC.
uses & ag support
Alberta, USA, etc.).
uses/locations.
of ALR.



Enhanced rural area

bylaws.


land use.
Proactive Bylaw
enforcement with
assistance from

62

MoA.

monitor.
Use of enhanced
May be worthwhile
regarding intensive
farming.

the zoning bylaw.


Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy
Change approach to
Clear BLE
land owners and
businesses.



BLE strategy.
High Cost of land
ALR exclusion.

strategy.
policy on urban land uses New ag zones with home

guidelines.

farming).

investment).
Pressures on land base due to demand for: urban growth, development , availability of services, infrastructure - access roads.
Enhance new OCP ag
development in ALR.
costs.

impact upon ALR.


Subdivision creating very small farms.

63
OCP Response
Zoning Bylaw
Response
Not Working Well
Protection of agricultural land base
Rural estates - put pressure on farm practices and takes Ag policy on location and Zones with farm plate
requirements.
rural estates.
removal).
Bylaw Compliance
Strategy

Engineering for
unauthorized soil
deposition.

change adaptation.

Food security.

adaptation & flood
protection.
mgmt practices.

climate change.

etc.
spray).

best environmental
practices.
Growth Potential (Limited by small lots (60% of parcels < 4ha not used for farming. 19% available))

strategy.
Cost of incorporating technology Policy supporting hitech agri production & services.
64

Abbotsford.

Not Working Well
OCP Response
Zoning Bylaw
Response
Bylaw Compliance
Strategy

rural centres.
business.
rural centres.

for on-farm housing
accommodation.

workers.
Agriculture outside ALR (Future)

Many farming activities that do not need to take place on Review potential for nonsoil based ag activities to
actual (prime) farmland including: chicken & turkey
barns, greenhouses, dairy barns (cows do not go out in operate outside of ALR.
fields).
65
66
0 NO
./ I nr _. Ai
d,f)
THANK YOU!

1.774
----/A- './-0 v/4k(7,4' i 4 ti
"
0 7/7--_
-72 G/se- / /*/ -/--7-if a/9 d'
zi,
C /
lVd/474 .1- rna77 i?oadc?
y 0,---) .
.
7-%?-)r A74/2/ 47 g /7 7fXzo 13/ /-/;.(s/,?-/
-7i4z4- -'/e, v,_!,v)-70-7_71( 67/7 1
/
6("9/ds-. .,
// --Adz _s*, 44,7E --72./77-L_
7 .AJE/a_
--I/2 ?n,c67, -e- IhC;(Z-- C)06/47.

roa(4 (4) /201 Z.(-c- )izei---)/(yieze tel .
aic., 177az -.P/,s-772,77)679 A
'c)/-)
ared. 1),1-i&
..
ded-erci-)er/-/ ,,,, a''c' .e-e/--)
7Ef /mac
0 NO
YES
Ag Refres

COMMENT SHEET
67
a
YES
YES
p: 604-864-5510 f: 604-853-4981 e: Ag Ref resh@abbotsford.ca

THANK YOU! Planning
'
h-el a_Li/I__-,-6o,_,L,
IV -7-t-k-- /, n
)
4 zizzy),,t ,4 . (/i5z, 722S -71-A 6e.A
.t- ii2h4 flit / > _./i/L6,2-
L'
;2n-xi \,4-2,62--)-Lit62-660-6,,,)
,------ arnc4-0--u-
0 NO
0 NO
Ag Refres

COMMENT SHEET
68
0 NO
0 NO
k /2 ee..:c.
THANK YOU!

add'S-__C - v 17:(-) d,/.(1/- 0-P /77viet

e ,
Of' /
Pr) I/
ehri
Ai 1rd_sc/- vole. , ,=?-_,/ ,_, . -,d2ee__.
4 r, r
Ihece 6?(:(/(4'f cou(d. -Izeke, p/c:e. 077 /r9%'Sf' c

ci-vi cias.c az.ria.(7/u/a. 7 /67/7
/arvai or
( /,;(2a/d k-a/Aq_ im./7 ( ac fn-- 0 S. 'e
. /Aa /2( os a yie -()IMe 7
hej aie, ivtaiN -6ivrti(t

ac-f-) vL h i -n/u.-i-- do oot
00, eitgt+aa,.-hAat -Parrn la( d,
ne6(-5(.. --tv -i--ak(z. Jppiac
or: huhA' ai,e 2 Cl) i (fin c/ - /-7/v k_ ,/ ,far
-ilies
qiep,4 h 0 (ACe_S- '
cida (t' cif 6 ( if I-) s- , ,_. , Cays. do ioe/t 0
001- if? 'e lc.
J
, .
0 YES
Ag Refres

COMMENT SHEET
69
-14A
AL t,Z
f,,,K co-,Fike,Lcd-c. ,..
ko-e-ct,ca
1a-vLS
le_
1
.
z
y- .ta ,(42,.,
Cc,
THANK YOU!

e___
le ietosiir i ite
(.1
a.-qCco-(
c'j'riCt.( ilt4/-
'
ecmie-cciAl[a/
r 6 2 rciAG-Yx-y
rc, icily
-;:..f '
C. Gi../ t--e f S
i-a-eA w,k,
/-Ci
11-,e-
1),,
C...-t Ye--S
Cc) J, K c--( &

0-'41
I -...
1A.L
1 Uj
----,
( ,a Cly
a, e tie Fr" SCA' .ti

., , i
i l
n-- -* +6 a kri:(--q
I1
j , (ocA--i. 0-$(./.( A
1.,,,, - ,
c ide_.
3K ( --,-,.,,
0 ,e)z, . E..-
Vti,4-- 4cio(
10_.,cf . a (cre Si.cima-s W
.1 , 1026 re (e4 1
3 ovve._ ,
4.1' [
Lrec_iii a,4 IQ il il it,), e( 6 L est
...i
? 5 act
LeAe
4,-.4 s &v.. ( 4
e 3 hivi - i
1,0..,-Lcc
c..i_c-: reqc.41a.`4:1-tyx -Grcie_c
if 10.J fe_44-(11/eij
NO
0 NO

COMMENT SHEET
YES
Ag Refres
70
0 NO
0 NO
0L-W4/1-15
- Sal- Eibeivs oF /91ivic

/1/-5-17794/7 /V69/1/77tV/ C2 / /(/'
64xe/vs. NEE.2)
THANK YOU!
Planning & Development Services, 2^d floor

Elie4E4(3-, 7-14/..6.-_
- ervE4 _,
a y 40A1 Fthot1 PsR
11(1-- Cl6-WZ 0
l/Ei_e-
- oN/ 7 04( r/90(i- kytb

i% a c-itrt._.7TO A) 65101/0 76 4-ctE/? IIOUR etWeele A e; -- 44: M./ R;017-
rok 6/
.7G/ viii)E,e_5 ,
'PEK)-(1-1AtEA17: rg/e/ti iilo/Qi<g_ede RF_L?,Dgivtf.Es -- &04,74,/ (47/7

f---Apy(4yis, .
301# n5e siN64 f/ti(xki5,
# z#K6-,5 /9304n/ --:+teet?
-100,E-7r --)E. (7Pee
wi/O /9-,k'E
Xe-Q(J/IR 14/ G;
g - /0 '.414. V 1/110/CkE
0 YES
Ag Refres

COMMENT SHEET
71
0 NO
6-kes laa5
6.--V-y osì
cif
.;,c__
A CCL
-tech/1010
d?
-01-a4- ~,zetgiA
ICL ) s sus
THANK YOU!

City of Abbotsford 1 32315 South Fraser Way, Abbotsford, BC V2T 1W7
:Ts -\---\\L_
0\1\c:bus
pirt2NLJeokcA.'il / Isd..e,c if c
1A0a ck
c..'1\--k3c,..s-o 0" (tie, CK tli_.. `t VN- o!vc.0 /id Oi pc. 4)cck_.s
k-er-ALkv\-- cknd
6..k-- -P-09 0,,de ,,--Koct i& II 40-1
socc.g bo-f- I eAJc._,S 4-M 'I -i-Ri- s cit-;-ck& cx. ortQA-dtv.12
k-11\--Qt ck-nci r\sLiel- SuarCissu-e (.(Jcuici_ 'Loa -/c3
`bat, poLi- a ''' yk, --. 1 \ . TNi- 5 macs ',ma azi-rDiodoc&A
More.. lebAct. Col\ 4-k cAl-y se lAdi LAicaKk
I
- awl 011016
1;11.314 6-16-j- (4-J2_
o4wir\d. COCAQX ccs . Ih(
on sc)re_..
O NO

COMMENT SHEET
YES
Ag Refres
72
0 NO
2. Do you live in the Agricultural Land Reserve (ALR)? l

YES
a
-i /-
---uL.
c.5.k.fr
"-
kA f_ehois
6,c)c-4)/d he,
crx/vvro,..
fads
dAcij:-1
1-ke._
echxcl-tc,r\c-3
IcAli
THANK YOU'

c- tc1.1-s i rl 1
kiS0 I or
a:
and paks-tricAnS). tCM-11

\C--,c-.) ) 3en(La-trv1/42_`>
loCA6 cp\r)a.%
Cc\in ba 0,1,\ `SSUe., beAtAgQ-kAn
furmuS/ rias4-6con d --)--k cLu\-0 Lf hi !kol-
CO0A5
04,9_, uexy bc.) Sy

Accji4-k MavvyIfie S of 4raf-ic CoLt)---r-D, Yo.fvo
0 NO
YES
Ag Refres
APRIL 28, 20161 OPEN HOUSE

COMMENT SHEET
73
0 NO
- C. 'is
A.
rlc& cc
i550C
THANK YOU!

c+ 5peed r_
(:)n 4-kc2- a_ ICLA d reLV icickcic3 27 Lea--,old / I(42
1-6, cx-\-y -to sae cd-ccli-- +ik.o._._ ccs do 0Aarx)--11,\G-y usual ix .5iDeL,,cj CIL) (i/
0 NO
YES
Ag Refres

COMMENT SHEET
74
0 NO
THANK YOU'

4614EA
AN V-4e1\ f.c\ 6 -10c)unkt r\kNa_. -1-4jire_ \s Ck 5IL s\-kekria)

01%0Ni (Acuck/ Sor, L,L51-11-\ clickeys on Jarh c:sidOs .
arc,u_De. o --\- LQ S" 5Vtqe r60.13 e_rNd ur All
4-\-0._ &t 1'\ du-e_ Ac ALL at 4t2-"Y co 4-\k "\S \ R
i
ri
ex ir-v-kx. ___L- Ltruici ii kc_
-up ar s-r- kki-frtn-els -Ic
caxs cx-A 4 -4-kc. ct,-Vc-k
0 NO

COMMENT SHEET
YES
Ag Refres
75
YES
0 NO
0 NO
ec.r -
clQoLv\'6 -\-Vu. dAaNes ,30,-\ cc.71

4 1 . r1 r\ Cc-o 4Q_ cs-,,(\c, .\-o .6 2c_c ityks2_
co-r,35-pc\ orv2
THANK YOU!

A(---,-16(2.. y\o-e__Ik CA-v work_Qxs n.Q2c1 --k) be_ ni,i)cifv/ of

--PcdWk eoi jorvaerrf JloArk 01 --Pcirms. I how-e )AcAd
4a)o ì(ri
--icN-) pie-es 6folce,r1 dve .40 A-s
e\-q OfvooNe /0,\Aex ik4

SIC
o-C 4-.\\JL Al-N-c3,\ A-kc.-V -k-VQ! a'aN X tkcA/-0.--\--ks --xsue,._ op (.A.,/ 4-ko__
koes21(\6:0-1
(i1c1P A roci1912._s4- --\-1AcA -Ettr. -\-\/._cv
.s:aQ. , 11-\;-,-.- li\c_%
gv-exi ciecAr
4-1(u2, CA-\--\/
cmcec. cxyNa e-ve, 1 1
YES

COMMENT SHEET
Ag Refres
76
0 NO
Gye
2. Do you live in the Agricultural Land Reserve (ALR)? 'YES
tto o
0,_,\,,,QA.,0
to
,a-tu
Don ic_ 76moi..6.:CA,,z3
... ,LA31
/7 A'A
.01A6i LP
ii,_,La_
61L.
of -1)- N. _.
PG. be_.
(ZWArit.A.}
1
-61\i itez'l
lY4 11-fi--(---0
&tc-i )1,
S6'17~ I ji ,
;60
AL.--)
_I 2'
,-).e..7,,o_a
d Poi
f)'14A0. a -
-.0.1.-e_.-/---6:7
/uLik
034
-___
/c._, ao,-, j---L.,&,

THANK YOU! Planning
AC\-)L (1\ -%
A(;),i
' ,f I _4_,It Ax_._
Va'et.r.C.i
Er
/I c. /A-2
2f _,A -.0,--..-A
6L/Le ,z-LA,:,-4
e...
, Azv. L.Q_., 1,L.4:,--,_ , 1-a_-, - -ee,,,i)
L)e.
0 .'
1
.-
A/\fLo va
JhAe (
UA:71k,-1-tV.
P.PzAAk.
nANC,9
I
-1
Q.,25,<,f,e,c-A---
-,
--
( ,v,eiv-,?.,,
rAAA0 4_ i',4 1 ^-Q-.
v-0,,---
2,2_,(..LOQL-
f2ge,
..tf,-,,,2_
-17,0,
LAO
&-vuw,10.4...,ve/vb
1 lV1 -69 C ( A .1 -I'VY' A. ,,
0 NO
YES
Ag
Refresh APRIL 28, 20161 OPEN HOUSE

COMMENT SHEET
77
78
79
80
Other parts of the Citys agricultural land fabric need to be given different considerations. The lands of
South Abbotsford are generally very high capability and suited to a range of perennial crops such as
raspberries and tree fruits. The uplands of west Abbotsford (Bradner, Mt Lehman) are suited to a wide
range of uses or multiple uses. These two areas generally have smaller parcel sizes and as such the focus
of zoning and the AgRefresh Plan should be to support a wide range of agricultural uses in these areas in
contrast to the strong focus on large scale field production on the Sumas and Matsqui Prairies.
Road infrastructure has generally been good but continued pressure to use the Sumas Prairie farm roads
(Vye and Campbell) as throughways to access areas east of the Sumas Prairie is creating more conflict
between farming activities and drivers. The same is true for the Matsqui Prairie in particular on Gladwin
and Harris Roads. Support for infrastructure improvements that support agriculture can be part of the
AgRefresh Plan and could be enhanced by utilization of a funding program such as that which was put in
place under the City in the Country Plan in 2005.
Due to these characteristics, the AgRefresh Plan should recognize the uniqueness of the two areas and
provide zoning and bylaw considerations to protect parcel size and provide improvements or protection
of the water (irrigation/drainage) and road based infrastructure that is supportive to larger scale
farming. Drainage and irrigation water improvements have historically been well supported for the two
areas and this needs to continue, keeping in mind the potential negative impacts of upland urban
development on water flow and supply.
Special consideration must be given to the value of level arable land in larger parcels (greater than 8
hectares (20 acres)). The Sumas and Matsqui Prairies are unique to the South Coast region. Their general
characteristics are level fields, reasonably to well drained soils, a good supply of irrigation water,
generally good water holding capacity and moderate to high soil fertility. Theses areas are not impacted
by salt water or severely impacted by upland storm water. This is due to the well designed and managed
drainage infrastructure operated by the City of Abbotsford in these two areas. This is not the case in
many other lowland floodplain areas in the south coast where upland development or salt water
intrusion has increasing become an issue for farmers to manage. The other key characteristic in these
two areas is that the parcels are generally of large enough in size to provide good economic viability for
the types of crops suited for the soils and climate of the region.
High Value Land large parcels
City of Abbotsford AgRefresh Plan

Review Comments
81
City of Surrey implemented in November 2012.

District of Kent 2012 (amended 2014)
Corporation of Delta 2010
32920 Huntingdon Rd large home setback from road divides usable land into small irregular
shapes
Examples of potential negative impact :
All use maximum setback 60 meters as the standard but allow variance applications. They also generally
limit the size of the home plate to 2,000m2 (1/2 acre) for farm residence plus 1,000m2 (1/4 acre) for
additional residence on larger lots (>4 hectares (10 acres)).
City of Chilliwack completed survey in December 2015. Proposal is under review by Agriculture Advisory
Committee and staff.
Examples of local governments with home plate provisions in their zoning bylaws.
By creating a home plate this does not preclude the idea of also considering some restrictions as to what
is in the home plate or what the home plate is used for See Zoning Bylaw A1/A2 Residential Use
By implementing the home plate concept in a bylaw the impact of the residential footprint on the total
farmable area of a parcel would be limited. Rather than just simply having minimum setbacks that allow
for residential development that can severe areas and limit production, the home plate focuses the
residential development to the frontage of a property.
The concept of a home plate or farm residential foot print should be incorporated in the City of
Abbotsford. The home plate is currently implemented by three local governments in the Lower Fraser
Valley and under consideration by at least two others. The implementation of this concept does not
prevent residential development on a farm either for the main farm resident or for accessory farm
residential facilities or temporary foreign worker housing if essential for the farm operation.
Home Plate
82
5101 Bell Rd home setback over 75 meters (250 feet) removes about 0.5 hectares (1 acre)
from production on a property that is already compromised by need to setback farming from
watercourses
3656 Interprovincial Highway over 10% of property is forced out of production by home site
setback (driveway, landscaping etc.)
83
38130 Old Yale Rd. buildings set in middle of property, not close to road, rendering most of land
unusable for reasonable farm activities
2810 Bradner Rd. home set at backend of property on ridge away from level farmable area along
front of property (orange and redlines are contours, upslope to right)
Examples of appropriate home plate siting:
There maybe situations where the topography (floodplain or slopes) leads to a need to have the
residential or farm building site located on a no frontage area. These could be handled by variance
applications.
84
38898 Campbell Rd. home site set on back irregular shaped area that is above immediate
floodplain (red outline is the parcel boundary)
34283 Page Rd. home and farm buildings on ridge setback from frontage but along property
boundary (Note: image rotated 90, north is on right, orange lines are contours)
85
4975 Bates Rd. home and buildings on sloped area at back of property away from farmable
field (orange red lines are contours upslope to left)
Based on the zoning bylaw, and without subdivision or change in farm operation type 27 additional
dwellings could be constructed. Seventeen of the parcels are bare and greater than 16 hectares which if
a change to intensive horticultural or poultry operations could result in multiple dwellings being
constructed. This analysis is of particular concern on the Sumas Prairie (and lesser extend Matsqui
Prairie) where larger parcels are ideally suited to field scale production and should not be cluttered with
large numbers of building sites.
As an example the following is an analysis of stretch of Marion Road from South Parallel to Vye Roads.
Total Number Number of
Number of parcels Total
Number of
of parcels with parcels with
with multiple
number of
parcels less
frontage on
houses
residential uses
residential
than 4 hectares
Marion Rd.
structures
56
29
5
32
10
Along with the home plate provisions a reconsideration of the number and size of residential use areas
must occur. In recent instances dwellings of substantial size have been constructed for both the main
residential use and the accessory residential use. These have far outstripped the residential foot print
and number of persons required to operate a farm operation that would have been reasonably
considered when the bylaws were first written.
The concern is that small parcels are generally not viable for farm operations that can support a family
farm. By leaving these residential allowances in place more parcels will become rural estates rather than
full farm operations.
AgRefresh should also include a review of the number of residential uses (main farm residential facility,
accessory farm residential facilities or temporary foreign worker housing) allowed on a parcel. The
current zoning bylaw allows for a primary residential use on any parcel within the A1 and A2 zones
regardless of size of the property. Accessory farm residential or accessory full time employee residential
use is also allowed if the parcel exceeds 3.8 ha. In addition, depending on the type and size of the farm
operation or parcel size, additional housing may be allowed.
Zoning Bylaw A1/A2 Residential Use
86
Another example is at 39472/39480 No 5 Rd, where three parcels (two are land locked) have a common
driveway. The parcels result from a subdivision (WW 2 airport development). Rather than amalgamate
these parcels (7.46 ha, 0.69 ha, and 0.39 ha) into one, the current situation is that three homes have
developed on A2 zoned land. Two of the parcels are too small to be used for agricultural purposes once
the dwellings are constructed. (See Amalgamation section for more discussion)
In some cases, it appears that the accessory residential facilities allowances are exceeded. The example
below (40600 block No 5 Rd) although there are three civic address there is one parcel and it has
evidence of 4 residential structures (2 homes and 2 mobile homes).
We do not need housing for farmers helpers anymore? The times when all workers needed to be
at the farm site are gone or at least on their way out for many intensive operations (e.g., poultry
and greenhouse). Many of these types of operations are being monitored remotely. Workers
come to the farm for specific tasks, shifts or via labour contractors on an as needed basis. Cattle
are being monitored remotely or milked by robots so the amount of labour is diminishing on
diary operations. Temporary seasonal housing for foreign workers may still be appropriate for
large operations that are seasonably labour intensive such as berry and vegetable operations.
The accommodation needs to be scaled to the size of the required workforce.
A question of the need for Accessory Residential Use?
The zoning bylaw allows this same kind of residential development across the municipality. There are
areas where secondary residential uses coupled with intensive agricultural operations that are not land
based (e.g., greenhouse, poultry, mushrooms) may not be as critical such as the uplands of west
Abbotsford.
87
As noted earlier (see High Value Land), those enhancements could be drainage, irrigation, road or
equipment infrastructure that would benefit and area or group of farmers. There could also be
consideration for the costs of title amalgamations to create larger economically viable units of land.
As with the City in the Country Plan ($20K per acre removed from ALR), if any financial consideration is
to come from removal of land in the ALR from the OCP Special Study Areas (Noted as A, B, C, and D in
the Abbotsforward Plan), these funds should go to support enhancements to the productive agricultural
lands. The value of the loss needs to be considered in terms of fair market value of
industrial/commercial vs viable farmland rather than a fixed value per acre. This is particularly the case
for land potentially going to industrial/commercial use (areas A and B), whereas the community could
provide enhancements to agriculture for loss of ALR land in study areas C and D.
Although there is evidence small lots can be productive contributors to the agriculture (BC Ministry of
Agriculture), there is a strong argument to have and maintain larger economically viable parcel
configurations. This may mean realigning parcels to pull small lots together with larger lots or creating
parcels that are of a sufficient size that farming practices (crops and machinery) can be paired
economically. The AgRefresh Plan and implementation of the new Official Community Plan
(Abbotsforward) need to find ways to support these parcel reconfigurations financially.
Amalgamation of titles to create larger economic parcels
A1 and A2 zoning limits the subdivision size of parcels to 8 and 16 hectares respectively. The zoning does
not encourage amalgamation of historic property subdivisions or lot reconfiguration to create
economically or operationally viable parcels without penalty.
Size restrictions
88
Some years later, a real estate broker made a proposal. UFV was looking for expansion of its parking
area on the Abbotsford Campus. The desired area was a small parcel within the ALR. As compensation,
UFV was willing to reimburse Van Eekelen Farms if they were willing to give up the eight land titles and
amalgamate them into to 3 titles, provided UFV would get marginal land out of the ALR. This plan was
endorsed enthusiastically by the Agriculture Land Commission (ALC).
The first example: On the west side of Marion Road, a substantial part of the land base was
subdivided to accommodate the WW 2 Sumas Air Training Base. This subdivision was created to
accommodate the diagonally runway cutting through original 40 acre rectangular parcels and resulted in
many small parcels with several odd shapes. Upon purchase, the current owner, Van Eekelen Farms,
realigned the working fields and amalgamated the 8 of these odd shaped fields into 3 rectangular
parcels, each about 15 hectares. There was a substantial cost, old wood drain tiles had to be removed
and gravel (from runway, aprons and buildings) was sifted from the soil.
Below are two examples of ALR infrastructure improvement that worked very well for all parties
involved.
City in the Country Funds?

Lands south of the Vanderpol property (Mt Lehman) were taken out of the ALR, which resulted in an
$800K funding to the CITC-plan (Abbotsford Community Fund Agriculture Enhancement Grants
Program). Based on the 2016 grants ($140K the designation of the remainder of the funds is unclear!)
the direction of the grants is research rather than specific infrastructure improvements. Although the
projects have merit, this may not be the highest and best use of these funds which were designated to
enhance agriculture. First and foremost, taking land out of the ALR must be compensated by
improvement and enhancement of the base agricultural lands, being fundamentally close related.
Secondly, the kinds of projects being funded (in 2016, 5 projects all related to agricultural research) are
already eligible for funding from broad based agriculture research or innovation funding programs such
as Growing Forward 2 and BC Investment Agricultural Foundation. Both of those programs do not
support infrastructure improvements, such as improved drainage and irrigation which will be needed in
response to potential impacts of climate change.
The AgRefresh Plan could consider traditional infrastructure much like what was completed
under ARDSA Agreements of the past like drainage ditches, pumps, and control structures or it
could look to other infrastructure like equipment that could be pooled or shared to improve
cropping and soil management practices to protect the valuable soil resource such as straw
planters to aid in preventing wind/water erosion in the winter on Sumas Prairie.
What kind of infrastructure could be added?
89
Figure 2 Three titles after amalgamation
As second example: A 90-acre parcel on Dixon Road was divided into a 50-acre and a 40-acre parcel.
As compensation, 2 titles of former airport runway lands, 33 and 7 acres respectively, were
amalgamated into 1 title of 40-acre parcel with no monetary compensation but the associated legal
costs. This came with a ringing endorsement of the ALC.
Figure 1 Eight titles before title amalgamation
90
The most disturbing part of the marketing for many properties was the notation that the land was
appropriate for rural estate (tear down existing home and build your dream home) or was valuable for
truck parking due to proximity to highways. Although the current cropping (majority blueberries) was
often mentioned, the value of the land for agricultural production was not a focus. Bare land was
A review of properties listed for sale on Realtor.ca for sale in Abbotsford on May 31st 2016 indicated
some interesting results. Of the 87 properties listed within A1 and A2 zoning and within ALR, 56 were
being marketed as residential, 9 as bare land and the remaining 22 as agricultural. Although being
marketed as residential the majority where greater than 5 acres (4 less than 5 acres and 21 between 5
and 10 acres). Five of the agricultural properties were less than 5 acres. Of note, one of those is a
significant intensive horticulture operation.
With residential property values skyrocketing to the west of Abbotsford more people are looking to the
valley for attractive investment. Properties are being marketed as rural estates rather than agricultural
land. Spend under $3 million and get a dream mansion on acreage or pay $2.5 for a tear-down
Vancouver.
Pressure from residential real-estate market
The following are examples of business that could be located on commercial land outside ALR (lands
that have historically or recently (City in Country Plan) been removed from ALR):
Westgen, 1625 Angus Campbell Rd. Commercial/Industrial/Institutional - Office Building with no
animal production on site.
Prins Greenhouses, 38900 No. 4 Rd. Although integrated into the operations of a farm business
the office and small parts warehouse could be on commercial land.
Lepps Farm Market, 33955 Clayburn Rd. or Natures Pickings 1356 Sumas Way. Although the
businesses are or maybe connected to farmlands elsewhere in the community and province the
location of the markets did not need to be farmland.
Lally Farms, 5253 and 5327 Galdwin Rd. In this case the scale of the processing is larger than the
associated parcels and other processing for the crops processed has been historically located on
commercial or non ALR lands.
AgRrefresh must consider focusing industrial agriculture (e.g., machinery repair/sales, structure
fabrication, large scale agriculture products processing, and retail sales) on commercial lands rather than
agricultural lands.
AgRefresh must consider bylaw revisions that add enforcement options to stop non allowed uses of
farm land. It must also consider stronger focus on farm production uses, rather than secondary uses of
farm land. Historically large scale food processing was consolidated in central locations, now it appears
to occur on many individual farms. Although this may be of benefit to individual producers it removes
land from production. This is slowly eroding the productive land base and leaving risks of unused
facilities if markets shift. Such as has been the case with processing vegetable and raspberry production
in recent years. Economically it maybe better for the individual operation to have processing at home
but an economic evaluation of centralized vs small scale processing should be included for
crops/livestock that fit within the commodity (e.g., poultry and berries) vs specialty definitions (e.g.,
endive).
Use of prime lands for farming purpose
91
14.5
1
mean
max
min
1.5
162
Property
size (Ac)
25.9
22
$666,667
$89,506
$142,255
$/ac
0.9
8.9
Listed price
($ Million)
2.2
74.5
Property
size (Ac)
12.5
residential listings
56
$900,000
$118,792
$173,043
$/ac
0.6
2.8
Listed price
($ Million)
1.8
8.3
78.7
Property
size (Ac)
25.44
vacant land listings
$66,265
$35,324
$70,175
$/ac
Content/Context endorsed by:

Abbotsford Soil Conservation Association (A.S.C.A) Board of Directors
With assistance:
Geoff Hughes-Games, PAg, Soil Specialist
Prepared by:
Peter Reus, Van Eekelen Enterprises
Selected References:
FAQ About City In the Country Plan,
https://www.abbotsford.ca/Assets/2014+Abbotsford/Planning+and+Development/Planning/FA
Qs+$!26+Guides/City+in+the+Country+Plan+FAQ.pdf
Abbotsforward (2016 OCP City of Abbotsford)
http://www.abbotsford.ca/business_and_development/community_plans_and_studies/official
_community_plan.htm#2016OCP
Abbotsford News, June 17th Page A 14, Foundation announces agriculture grants
AgRefresh web site (various pages)
http://www.abbotsford.ca/community/agriculture/agrefresh.htm
The Role of Small Lot Agriculture in the South Coastal Region
http://www2.gov.bc.ca/assets/gov/farming-natural-resources-and-industry/agriculture-andseafood/agricultural-land-and-environment/strengthening-farming/800-series/8254002_small_lot_agric_in_south_coastal_region.pdf
count
Listed price
($ Million)
3.7
agricultural listings
Summarized results of scan of property listings May 31, 2016
marketed in most cases as farmland but a couple of high agriculture value parcels where noted to be
good holding properties. These were with A1/A2 zoning, in ALR and outside special assessment areas in
current proposed OCP.
AgRefresh
City of Abbotsford
September 2016
604-864-5510
URBAN FOOD
STRATEGIES

Ag Refresh

Transféré par

Informations du document

Titre original

Copyright

Formats disponibles

Partager ce document

Partager ou intégrer le document

Options de partage

Avez-vous trouvé ce document utile ?

Ce contenu est-il inapproprié ?

Droits d'auteur :

Formats disponibles

Ag Refresh

Transféré par

Droits d'auteur :

Formats disponibles

AGRICULTURE, DYKING, DRAINAGE & IRRIGATION ADVISORY COMMITTEE

WEDNESDAY, SEPTEMBER 14, 2016, AT 10:00 A.M.

Minutes of the Agricultural, Dyking, Drainage & Irrigation Advisory Committee

BUSINESS OUT OF MINUTES

Dyking, Drainage & Irrigation

AgRefresh Stage 1 Draft Background Research Report Community Planning

The meeting was called to order at 10:02 a.m.

BUSINESS OUT OF MINUTES

AGRICULTURE , DYKING, DRAINAGE &

August 25, 2016

Agriculture, Dyking, Drainage & Irrigation Advisory Committee (ADDIAC)

Report No. PDS 117-2016

Balbir & Baljit Khangura (28349 0 Avenue)

Agricultural One Zone (A1)

28349 0 Avenue - Lot 2 Section 4 Township 13 Westminster District Plan

Berry farm, residential and accessory farm buildings

Gravel extraction and agriculture (small fruits) both .zoned Agricultural

8 - Gravel and Sand

Report No. PDS 117-2016

Report No. PDS 117-2016

Darren Braun, MCIP, RPP

City Context Plan

- - Creeks and Streams

Agricultural Land Reserve

_..,J Subject Properties ~ ~

Planning and Development Service&

28349 & 28469 0 Avenue

Figure 1 - Neighbourhood Context Plan

. .,. .::=: ~-.....-. ~.

': . ... ; ...~.=;:~- )

enc Oevelcipmanl &ITilice:s

28349 & 28469 0 Avenue

Figure 2 - Location Plan

!.. ()'f" &:?

t::. .:::: ;/:+

Figure 3 - Proposed Boundary Realignment

28349 & 28469 OAvenue

Planning and Development Services

Figure 4 - 2015 Proposed Boundary Realignment

Planning and Devalopl11Glll Ser'lices

INTERNATIONA afiJJl,!~Pllf O!e

28349 & 28469 0 Avenue

Proposed Gre~se Layout

:: : : : : :: ;i :,,:j ,t.: -i : :.l

28349 & 28469 0 Avenue

Planning and Development Services

Figure 5 - Greenhouse Concept Layout

14~ -:BRITISH COI.UMB1A

Figure 6 - Soil Capability

28349 & 28469 0 Avenue

File No.: 515-034

Planning and Development ServiCEIS

KURT ALBERTS BES MCIP RPP

July 25, 2016

Subdivision Application S15-034

28349 and 28469 - oAvenue

RATIONALE FOR BOUNDARY REALIGNMENT

July 25, 2016

28349 - OAvenue and 28469 - o

PROPOSED BOUNDARY RUl.IGNME!fT PLAN OF

The City of Abbotsford Zoning Bylaw designates the

...... ...,.. ... .

AGRICULTURAL LAND RESERVE

. .__r--==--. _ ========r=====L__ ----1-1