FARMLAND HOUSING REGULATIONS OPEN HOUSE Welcome Richmon Farmlan Housing Regulations Open House Summary Presentations in the Council Chambers at 5:30 p.m. an 7:00 p.m. i Farmlan Housing Regulations Open House March 2017
WHAT IS AT ISSUE? Agriculture is an important part of Richmon s history. Early settlers were attracte to Richmon ue to the fertile soils of Lulu an Sea s an the promise of agricultural prouctivity. Over the years, Richmon has grown an evolve into a vibrant, cosmopolitan urban centre. Despite the ramatic changes, a significant portion of Richmon s lan area remains agricultural. Toay, agriculture forms an important part of the local an regional economy as well as a major lan use in the City. With the tren of increasing house sizes in Richmon s farmlans, the areas that may be use for agricultural activies are slowly shrinking. To protect Richmon s farmlans by minimizing further impacts to these areas, the City of Richmon is consulting the public regaring possible upates to farmlan housing regulations. 1 Farmlan Housing Regulations Open House March 2017
AGRICULTURAL LAND RESERVE (ALR) Establishe in 1973, the Agricultural Lan Reserve (ALR) was create to protect farmlan across British Columbia. Of the 21 municipalities, one treaty First Nation an one Electoral area in the Metro Vancouver region, the following contain lans in the ALR: Bowen Burnaby Delta Barnston Coquitlam Langley Township Langley Maple Rige Pitt Meaows Port Coquitlam Richmon Surrey Tsawwassen First Nation Vancouver Metro Vancouver ALR Lans West Vancouver North thvancouver District Anmore North Vancouver City Belcarra Port Mooy Vancouver Burnaby Coquitlam Port Coquitlam Pitt t Mea o ow ws Maple Rige New Westminste ter Surrey Richmon Langley Township Delta Langley City Use for farming Not use for farming 0 5 km White Rock Source: Metro Vancouver (2014) Of the region s 2,821 farms, 94% are locate in Langley Township, Surrey, Maple Rige, Richmon, Delta an Pitt Meaows. 2 Farmlan Housing Regulations Open House March 2017
RICHMOND S FARMING PROFILE Main fiel crop types by % Approximately 4,993 ha (12,338 ac) of Richmon s lan base, or 39% of the City, is within the ALR as shown in the map below. The total amount of area within the ALR an area zone Agriculture outsie of the ALR is approximately 5,563 ha (13,746 ac), or 43% of the City. These figures o not inclue ALR bounaries on Sea. Richmon s ALR Lans Woo s Sea Ric hm on Mitchell City of Richmon Bounary Knight Street Twigg Is lan Oak Street Arthur Laing Vancouver International Airport Nort ha Airport Connector rm Fra se r BRIDGEPORT RD Riv er Tre e Is la n KNIGHT ST Moray Channel H BOUNDARY RD CAMBIE RD IG H W A Dinsmore Y 99 HIGHWAY 91 ALDERBRIDGE WAY Mi le Arm Fraser River No. 2 Roa QUEEN RD R/W Swish wash NO 9 RD NELSON RD NO 8 RD WESTMINSTER HWY Annacis Don Lio n HIGHWAY 99 Is la n GRANVILLE AVE NO 7 RD Sturgeon Bank BLUNDELL RD City of t ou ha F rm rase Rich mon Bounary r r Rive NO 6 RD S SIDAWAY RD NO 5 RD SHELL RD NO 4 RD GARDEN CITY RD NO 3 RD GILBERT RD NO 2 RD RAILWAY AVE NO 1 RD FRANCIS RD WILLIAMS RD STEVESTON HWY City of exten Richm 9.25 s appro on Boun km. west ximately ary of No. 1 Ro a. George Massey Tunnel lan s Is Dea Stev esto n Is lan tw Whi n Isla orth Kirklan Woowars Rose on Williams Gunn Duck Approximately 3,072 ha (7,591 ac) of Richmon is farme by 211 farms (2011 Statistics Canaa). The remaining lans in the ALR are either vacant or occupie by non-farm uses (incluing roas, institutional uses, golf courses, ecological areas etc.). 3 Farmlan Housing Regulations Open House March 2017
RICHMOND S ALR PARCELS The vast majority of the parcels in Richmon s ALR are zone as Agriculture (AG1). Size of parcels fronting a roa (ha) There are 1,369 parcels in Richmon s ALR that have resiential evelopment potential. Of the 1,369 parcels in the ALR, 1,138 parcels (83%) have a house on them an 231 (17%) o not have a house on them. 1272 (93%) are zone Agriculture (AG1) or partially zone AG1. The vast majority of those parcels (75%) are less than 2 ha (5 acres) in size. Zoning in the ALR an AG1 Zone Woo s Mitchell Ric hm on Is Knight Street Twigg lan City Oak Street of Ric hmon Bou na ry Arthur Laing Vancouver International Airport Nort h Arm Airport Connector Fra se rr BRIDGEPORT RD ive r KNIGHT ST Moray Channel Tr ee Isla n H BOUNDARY RD CAMBIE RD IG H W A Y 99 Sw ish wa sh Isl Dinsmore an Mi le Arm Fraser HIGHWAY 91 ALDERBRIDGE WAY River No. 2 Roa NO. 9 RD NELSON RD NO. 8 RD WESTMINSTER HWY GRANVILLE AVE Annacis Isla n Lio n Is la n Don NO. 7 RD S NO. 6 RD NO. 5 RD SHELL RD NO. 4 RD GARDEN CITY RD NO. 3 RD GILBERT RD NO. 2 RD RAILWAY AVE FRANCIS RD NO. 1 RD City of HIGHWAY 99 Sturgeon Bank SIDAWAY RD BLUNDELL RD ou th r r Rive rase mf Ar Richmon Bou nary Legen ALR Bounary Zoning Classification Within ALR WILLIAMS RD RS - Single Detache ZR8 - Other Site Specific Resiential STEVESTON HWY CN - Neighbourhoo Commercial CL - Local Commercial CR - Roasie Stan City of extens Richmon Bouna app 9.25 ry km. Wesroximately t of No. 1 Roa ZC20 - Site Specific Commercial George Massey Tunnel IL - Light Inustrial Dea Stev esto n lan s Is AIR - Airport SI - School & Institutional Whit rth wo ASY - Assembly Kirklan AG1 - Agriculture AG4 - Cranberry Processing Woowars son Williamn Isla Rose Gunn GC - Golf Course ZA - Site Specific Agriculture LUC - Lan Use Contracts Duck 4 Farmlan Housing Regulations Open House March 2017
HOUSE SIZES IN THE ALR Resiential Builing Application Trens (2010 2016) In 2010, the average house size of receive Builing Permit Applications in Richmon s ALR was 795 m 2 (8,557 ft 2 ) an by 2015, it increase to 1,169 m 2 (12,583 ft 2 ). The table below inicates resiential builing application trens between 2010 an 2016. The photos below inicate how recent resiential construction in the ALR tens to occupy a large portion of lan that coul be available for farming. Lot size: 2ha (5 acres) Farm Home Plate (approx): 3000 m 2 (32,291 ft 2 ) House size: 2,118 m 2 (21,800 ft 2 ) Lot size: 0.6ha (1.46 acres) Farm Home Plate (approx): 2,400 m 2 (25,833 ft 2 ) House size: 1,755 m 2 (18,900 ft 2 ) Lot size: 5.68ha (14 acres) Farm Home Plate (approx): 11,040 m 2 (118,833 ft 2 ) House size: 1,672 m 2 (18,000 ft 2 ) 5 Farmlan Housing Regulations Open House March 2017
RICHMOND S AGRICULTURE (AG1) ZONE The majority of parcels in Richmon s ALR are zone as Agriculture (AG1). The table below provies a summary of some of the key regulations in the AG1 zone. One house is allowe on each parcel. Agriculture (AG1) Zone Requirements Builable Setback (Maximum): Floor Area Ratio* (FAR) (Maximum): Distance between house an accessory resiential builings or structures (i.e.; garages, shes, swimming pools): No portion of a house, incluing any aitional houses, shall be locate further than 50.0 m from a constructe public roa proviing access an abutting the property. 0.6 FAR for all builings on the parcel except where greenhouses are locate on the lot, in which case the maximum FAR is 0.75, of which at least 0.70 FAR must be use for greenhouses 1.2 m to 50 m Aitional Houses Aitional houses for full-time farm workers may be consiere if justifie by a certifie agrologist: 1 aitional house on a lot 8.0-25 ha; or 2 aitional houses on a lot 25-30 ha; or 3 aitional houses on a lot over 30 ha *Floor Area Ratio (FAR) is the numerical value of the floor area of the builing or structure relative to the site upon which it is locate ivie by the area of the site. Although a house must be setback no further than 50 m (164 ft) from the roa, accessory builings to the house can be setback a further 50m (164 ft) as illustrate to the right. 6 Farmlan Housing Regulations Open House March 2017
FARM HOME PLATE Restricting the area an location of the resiential footprint an all resiential improvements (e.g., riveways, lanscaping) is an effective way of limiting the negative impacts of resiential uses on farmlan. Farm Home Plate is efine as the area of the property that may inclue the following: principal house, aitional houses an any accessory resiential builings an structures, riveways, ecorative lanscaping, artificial pons, an sewerage septic tanks an fiel. Ministry of Agriculture Guielines The Ministry of Agriculture s Guielines suggest that the maximum size of the farm home plate shoul be: 2,000 m 2 (21,528 ft 2 ) for the principal house, Plus 1,000 m 2 (10,764 ft 2 ) for each aitional house where permitte. All accessory resiential builings an structures incluing septic fiels an tanks must be locate on a farm home plate an cannot be split into multiple farm home plates. The Guielines o not aress the size an location of septic fiels an tanks. A typical farm home plate 7 Farmlan Housing Regulations Open House March 2017
FARM HOME PLATE Other Municipalities In Delta, the maximum farm home plate area is 3,600 m 2 (38,750 ft 2 ) for the principal house, accessory resiential builings, structures an septic tanks. Delta allows one aitional house for a full-time farm worker regarless of the size of the lot. The maximum farm home plate area for two houses is 5,000 m 2 (53,819ft 2 ). The City of Surrey an District of Maple Rige have a maximum Farm Home Plate area of 2,000 m 2 (21,528 ft 2 ), wheras the City of Port Coquitlam s maximum Farm Home Plate area is proportionate to parcel size. Illustrate below is how the City of Port Coquitlam etermines the size of a farm home plate for a lot that is less than 1ha, between 1 2ha, an greater than 2ha. Figure 1: Lots 0 1ha Maximum Farm Home Plate = 1,000 m 2 (10,764 ft 2 ) Figure 2: Lots 1 2ha Maximum Farm Home Plate = 10% of the parcel area (1,000 m 2 to 2,000 m 2 ) Figure 3: Lots 2ha or greater Maximum Farm Home Plate = 2,000 m 2 (21,527 ft 2 ) Other Metro Vancouver municipalites with ALR lans o not use a Farm Home Plate to limit farmlan housing evelopment. 8 Farmlan Housing Regulations Open House March 2017
COMPARISON OF FARM HOME PLATES An example of a resiential evelopment in the Richmon ALR illustrates the limitation to resiential evelopment if a maximum farm home plate of 2,000m 2 (21,528 ft 2 ) were use (Ministry of Agriculture Stanars) an 3,600m 2 (38,750 ft 2 ) were use (Delta Stanars). Current Richmon Example Farm Home Plate: 10,000 m 2 (107,639 ft 2 ) Ministry Farm Home Plate: 2,000 m 2 (21,528 ft 2 ) Delta Farm Home Plate: 3,600 m 2 (38,750 ft 2 ) 9 Farmlan Housing Regulations Open House March 2017
BUILDABLE SETBACKS Regulating the siting of resiential uses through a maximum builable setback can limit the negative impacts of resiential uses on farmlan. The maximum setback woul be measure from the roa that the property is fronting. Since 1994, Richmon has ha a maximum builable setback of 50 m (164 ft) for houses in the City s Agriculture (AG1) zone. Any accessory resiential builings (e.g., etache garage, she) or structures (e.g., tennis court, swimming pool) can be separate from the house an aitional 50 m. Ministry of Agriculture Guielines The Ministry s Guielines suggest that all houses be within a 50 m (164 ft) maximum from the fronting roa regarless of lot with. Figure 1: On lots that are 33 m (108 ft) or wier, the maximum setback for houses an accessory resiential builings an structures is suggeste to be 60m (197 ft). Other Municipalities For houses: Corporation of Delta, District of Maple Rige, an City of Surrey also use the 50 m (164 ft) setback stanar for single houses. City of Port Coquitlam s builable setback of 50 m (164 ft) inclues accessory resiential builings for lots 33 m (108 ft) or narrower. For accessory resiential builings: Corporation of Delta, District of Maple Rige, an City of Surrey use the maximum builable setback of 60 m (196 ft). City of Port Coquitlam uses a builable setback of 60 m (196 ft) for accessory resiential builings on lots wier than 33 m (108 ft). Other Metro Vancouver municipalites with ALR lans o not use a Builable Setback to limit farmlan housing evelopments. Figure 2: On lots that are narrower than 33 m (108 ft), the Guie suggests that the maximum setback for houses an accessory resiential builings an structures may excee 60 m (197 ft), up to the maximum farm home plate area of 2,000 m 2 as illustrate below. Figure 1: Lots 33 m or wier Figure 2: Lots less than 33 m Note: In Richmon, 39% of parcels that front a roa in the ALR have a lot with of 33 m (108 ft) or less. 15% of parcels that front a roa in the ALR have a with of 33 m or less an a lot epth of less than 60 m. 10 Farmlan Housing Regulations Open House March 2017
HOUSE SIZE LIMITATIONS House size limitation is another approach to limit resiential evelopment on farmlan. Ministry of Agriculture Guielines Type of Dwelling Principal House (one per lot) Aitional House (for full time workers on the farm where permitte by the local government) Maximum Floor Area Lesser of floor area: *comparable with urban areas or a maximum of 500 m 2 (5,382 ft 2 ) 300 m 2 (3,229 ft 2 ) (Guielines o not specify the maximum number of aitional welling units; this woul be up to the local government) *For a floor area to be comparable with urban areas, the Guie suggests using the ensity calculations commonly foun in urban resiential zones. For Richmon, this woul be the Single Detache (RS1) zone. If the floor area ratio from the RS1 zone were use, a property in the ALR woul require a lot size of 1,279.6 m 2 (13,767 ft 2 ) in orer to achieve the suggeste maximum principal resiential floor area of 500 m 2 (5,382 ft 2 ). Other Municipalities The following maximum resiential floor areas outline for Delta s Agriculture (A1) zone is outline below. Type of Dwelling Lots < 8 ha (20 acres) in area Maximum Floor Area Lots 8 ha or greater in area Principal House (one per lot) 330 m 2 (3,552 ft 2 ) 465 m 2 (5,005 ft 2 ) Aitional House (for full time workers on the farm where permitte; no more than one is permitte per lot) 180 m 2 (1,937.5ft 2 ) 233 m 2 (2,508 ft 2 ) Note: 93% of Richmon s AG1 parcels are less than 8 ha (20 acres) Examples of maximum house sizes that are use in other municipalities inclue: City of Port Coquitlam: 500 m 2 (5,382 ft 2 ) District of Maple Rige: 650 m 2 (6,996.5 ft 2 ) City of Burnaby: The lesser of a FAR of 0.60 or 590 m 2 (6,350 ft 2 ) Note: 7% of Richmon s AG1 parcels are greater than 8 ha (20 acres) The City of Surrey, which has a maximum farm home plate, oes not have a maximum house size. Other Metro Vancouver Municipalities with ALR lans o not use a maximum house size to limit farmlan housing evelopment. 11 Farmlan Housing Regulations Open House March 2017
ACCESSORY RESIDENTIAL BUILDING SIZE LIMITATIONS Accessory Resiential Builings In aition to house size regulations, regulations to manage the size of accessory resiential builings an structures on farm properties may also impact farmlan. The AG1 zone oes not have a floor area cap for accessory resiential builings but they must be within the allowable FAR of 0.60. The Ministry of Agriculture oes not suggest regulations for limiting accessory resiential builings or structures. For other municipalities, the following maximum accessory resiential builings sizes have been use: City of Port Coquitlam: 90 m 2 (969 ft 2 ) District of Maple Rige: The lesser of 279 m 2 (3,003 ft 2 ) or 10% of the parcel area Other Metro Vancouver Municipalities with ALR lans o not use a maximum accessory resiential builing size to limit farmlan housing evelopment. 12 Farmlan Housing Regulations Open House March 2017
COMPARING EXISTING ALR HOUSING REGULATIONS IN METRO VANCOUVER Item to Regulate Type of Structures Existing Ministry of Agriculture Existing Corporation of Delta Existing City of Surrey Existing Port Coquitlam Existing Maple Rige Existing City of Richmon Builable Setback (Maximum) All houses incluing seasonal farm labour accommoation Accessory resiential builings an structures (e.g., pools, garages, septic tanks) 50 m (164 ft) 50 m for a house, an 100m (328 ft 2 ) for a house an seasonal farm labour accommoation 60 m (197 ft) 60 m (197 ft) 60 m (197 ft) 50 m (164 ft) 50 m (164 ft) On lot with of more than 33m (108 ft), up to 60 m (197 ft) with accessory facilities 50 m for a house. The max istance between the SFD an any of the aitional workers house, seconary suite, boaring, an be & breakfast uses shall not excee 20 m. 60 m (197 ft) 50 m (164 ft) Distance between house an accessory builing from 1.2m-50 m (4ft -164 ft) Farm Home Plate (Maximum) House Size (Maximum Floor Area) Principal house (one per lot) Aitional House(s) for fulltime farm workers Seasonal Farm Labour Accommoation for temporary farm workers Principal House (one per lot) Aitional House(s) Seasonal Farm Labour Accommoation 2000 m 2 (21,528 ft 2 ) 3,600 m 2 (38,750 ft 2 ) Plus 1000 m 2 (10,764 ft 2 ) for each aitional house (where permitte by the local government) Plus 35 m 2 (376.7 ft 2 ) for each temporary worker s resience up to 1,400 m 2 (15,069 ft 2 ) (where permitte by the local government) Lesser of a floor area comparable with urban areas or 500 m 2 (5,382 ft 2 ) 300 m 2 (3,229 ft 2 ) for each aitional house (where permitte by the local government) 15 m 2 (161 ft 2 ) for each occupant of a seasonal farm labour accommoation up to a total area of 400 m 2 (4,305ft 2 ) (where permitte by the local government) Plus 1,400 m 2 (15,070 ft 2 ) if there are two houses (only one aitional house permitte for a full-time farm worker) Plus 1,400 m 2 (15,070 ft 2 ) (only one builing permitte on a lot size greater than 8 ha) On lots less than 8 ha (20ac.), 330m 2 (3,552 ft 2 ) On lots less than 8 ha, 180m 2 (1,937ft 2 ) On lots 8 ha or greater, 465m 2 (5,005 ft 2 ) On lots 8 ha or greater, 233m 2 (2,508 ft 2 ) 10 m 2 (107 ft 2 ) for each occupant of a seasonal farm labour accommoation (only one builing permitte on a lot size greater than 8 ha) with a total floor area of up to 420 m 2 (4,521ft 2 ) per farm 2000 m 2 (21,528ft 2 )for one house an accessory resiential builings. Aitional houses an seasonal farm labour accommoations are not permitte. Not specifie Not permitte The greater of 10% of the lot area, or 1000 m 2 (10,764 ft 2 ). 10% of the lot area can be use up to a maximum of 2,000 m 2 (21,528 ft 2 ). Aitional houses an seasonal farm labour accommoations are not permitte. Max. floor area of 500 m 2 (5,382 ft 2 ) for SFD Max. floor area of 90 m 2 (969 ft 2 ) for accessory builings Max. floor area of 250 m 2 (2,692 ft 2 ) for aitional houses 2000 m 2 (21,528ft 2 ) for one SFD, aitional house, seconary suite, etache garen suite, an be an breakfast uses site within farm home plate. Seasonal Farm Labour Accommoations not permitte. Max. floor area of 650 m 2 (6,996.5 ft 2 ) for SFD Not permitte Not permitte Not permitte Max floor area of 279 m 2 or 10%, whichever is lesser, for accessory builings Max floor area of 279 m 2 or 10%, whichever is lesser, for aitional houses The Farm Home Plate is not currently regulate in the Richmon Zoning Bylaw A maximum 0.6 floor area ratio (FAR) for resiential an farm builings, except where greenhouses are locate on the lot, in which case the maximum FAR woul be 0.75, of which at least 0.70 FAR must be use for greenhouses 10 m 2 (107 ft 2 ) for each occupant (only one builing permitte on a lot size greater than 8 ha; subject to rezoning to AG3) with a total floor area of up to 400 m 2 (4,305.5 ft 2 ) per farm A maximum of 40 occupants per farm A maximum of 42 occupants are permitte A maximum of 40 occupants are permitte Farm-Relate Builings (e.g. barns, stables) Permitte subject to local government setback regulations Permitte subject to setback an site coverage regulations Permitte subject to setback regulations Permitte subject to setback an site coverage regulations Permitte subject to setback an site coverage regulations Permitte subject to 0.6 FAR minus resiential builing size an setback regulations Septic System (subject to Vancouver Coastal Health regulations) Not specifie Septic tanks are inclue within the 60 m builable setback (resiential accessory structure) Not specifie Not specifie Not specifie Siting of septic fiels an tanks is not currently regulate in the Richmon Zoning Bylaw 13 ALR Housing Regulations Open House March 2017
FARMLAND HOUSING REGULATIONS OPEN HOUSE Thank you for attening Please complete our online survey form an submit it to the City of Richmon by 11:59 p.m., Sunay March 12, 2017 14 Farmlan Housing Regulations Open House March 2017