REPORT ON SUBDIVISION WITHIN THE AGRICULTURAL LAND RESERVE (ALR) FILE NO. 075/2015

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1 Peace River Regional District DEVELOPMENT SERVICES REPORT ON SUBDIVISION WITHIN THE AGRICULTURAL LAND RESERVE (ALR) FILE NO. 075/2015 OWNER: Audrey LeClere DATE: April 27, 2015 AREA: Electoral Area B LEGAL: NE 1/4 of Section 32 Township 87 Range 18 W6M PRD LOT SIZE: 65.1 ha (161.0 acres) LOCATION: Rose Prairie and 266 Rd, north of Fort St. John PROPOSAL To subdivide a 10 acres parcel for adult child to help elderly mother age in place. RECOMMENDATION: OPTION 1 THAT the Regional Board support ALR subdivision application 075/2015 (LeClere), and authorize the application to proceed to the Agricultural Land Commission as it is consistent with the OCP. OPTIONS OPTION 1: THAT the Regional Board support ALR subdivision application 075/2015 (LeClere), and authorize the application to proceed to the Agricultural Land Commission as it is consistent with the OCP. OPTION 2: THAT the Regional Board refuse authorization for the subdivision application 075/2015 (LeClere) to proceed to the Agricultural Land Commission. LAND USE POLICIES AND REGULATIONS OFFICIAL COMMUNITY PLAN (OCP): Agriculture-Rural - PRRD Rural OCP Bylaw No. 1940, 2011 ZONING: A-2 (Large Agricultural Holdings Zone), PRRD Zoning Bylaw No. 1000, 1996 AGRICULTURAL LAND RESERVE (ALR): Within BUILDING INSPECTION AREA: Outside SITE CONTEXT The subject property is located north of the City of Fort St. John, at the intersection of Rose Prairie Rd and 266 Rd. The subject property is surrounded entirely by ALR lands. According to the applicant, the subject property is surrounded entirely by agricultural parcels with homesites. SITE FEATURES LAND: According to the applicant, the subject property is used for agriculture for the purpose of raising horses. Three petroleum leases exist on the southwest portion of the subject property. From aerial photos, the land is mostly cleared, with treed portions along the eastern and western border. STRUCTURES: According to the applicant, a home, shop, barn, and small sheds exist. From aerial photos, it appears that all structures are in the northeast portion of the property. CLI SOIL RATING: The majority of the subject property is rated 4 6 X5 4 W with the northern portion rated 4 8 W3 2 X. Class 3 soils have moderately severe limitations that restrict the range of crops or require special conservation practices. Class 4 soils have severe limitations that restrict the range Page 1 of 5 Printed on: 06-May-15 3:53:01 PM Department Head CAO Report prepared by: Bailey Chabot, Land Use Planner

2 FIRE: ACCESS: File No. 075/2015 of crops, require special conservation practices, or both. Class 5 soils have very severe limitations that restrict their capability in producing perennial forage crops, and improvement practices are feasible. Subclass c denotes adverse climate. Subclass x denotes soils having a moderate limitation caused by the cumulative effect of two or more adverse characteristics which singly are not serious enough to affect the class rating. Subclass W denotes excess water. Not within any fire protection area Rose Prairie Rd and 266 Rd PREVIOUS APPLICATIONS SUBJECT PROPERTY None on file PREVIOUS APPLICATIONS PROPERTIES WITHIN 100 M None on file COMMENTS AND OBSERVATIONS APPLICANT: The applicant is proposing to subdivide a 10 acres parcel from the southeast corner of the subject property to provide a residence for the applicant s adult child. The intent is to allow the applicant to have children nearby so that she can age in place (she is 88 years old). ALR: OCP: ZONING: The subject property lies within the Agricultural Land Reserve. Therefore, Agricultural Land Commission approval is required. Note: Pursuant to the Agricultural Land Commission Act, an application may not be considered by the ALC unless the Regional Board authorizes the proposal to proceed to the ALC. This is intended to provide local governments with latitude to consider and weigh the local community interests of each application, in addition to its zoning and official community plan. Should the Regional District forward the application to the ALC, the information and recommendation offered by the Regional District is taken into consideration by the Commission but should not be construed as being binding on the Commission s opinions or decisions. The subject property is designated as Agriculture-Rural within PRRD Rural OCP Bylaw No. 1940, 2011, wherein the minimum parcel size is 63 ha (155 acres). However, Policy 3(g) allows for the subdivision for the purpose of providing residence to the landowner, or a relative of the landowner where the subdivision is limited to not more than one lot per parent parcel and such a subdivision is approved on a one time only basis. Therefore, this proposal is consistent with the Official Community Plan. The subject property is zoned A-2 (Large Agricultural Holdings Zone) pursuant to Zoning Bylaw No. 1000, 1996, wherein the minimum parcel size is 63 ha (155 acres). However, the proposal appears to meet the requirements of Sec. 946 of the Local Government Act. Therefore, should the ALC approve the proposal and the applicants qualify under Sec. 946, amendments to the Zoning would not be required. IMPACT ANALYSIS AGRICULTURE: The proposal may remove 10 acres from agricultural production, however the applicant indicates that the land will remain as pasture CONTEXT: POPULATION AND TRAFFIC : This proposal is not consistent with existing area as the subject properties are surrounded mostly by complete quarter sections The proposal could possibly increase the population by 2.8 persons and approximately 2 vehicles SEWAGE: Water will either have to be hauled, or wells drilled, and sewage into a lagoon or septic system Page 2 of 5

3 File No. 075/2015 ALR SUBDIVISION REPORT LECLERE MAPS FILE NO. 075/2015 PRRD Rural OCP Bylaw No. 1940, 2011 (Map 5) Subject Property PRRD Zoning Bylaw 1000, 1996 (Index Map) Subject Property Page 3 of 5

4 File No. 075/2015 Agricultural Land Reserve ALR SUBDIVISION REPORT LECLERE MAPS FILE NO. 075/2015 CLI-Soil Classification Page 4 of 5

5 File No. 075/2015 ALR SUBDIVISION REPORT LECLERE MAPS FILE NO. 075/2015 Air Photo Page 5 of 5

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