Planning for Compatibility along the ALR Edge Township of Langley MAFF Edge Planning Process

1
Planning for Compatibility along the ALR
EdgeTownship of Langley - MAFFEdge Planning
Process

• Karen Thomas
• Land Use Agrologist
• Resource Management Branch Ministry of
  Agriculture Food Fisheries

2

• Limited habitable land base

• Competing needs and interests

• Incompatible uses next to the ALR

3
Current Issues

• Local governments asking for ways to ensure
  compatibility on the edge e.g. Kelowna, Delta,
  Langley, Comox-Strathcona

• Farming activity reduced on the edge

• Many local governments prohibit or severely
  restrict some types of farming in the ALR

4
Farming Living on the Edge

• Extensive edges throughout BC

• Langleys ALR coastline is 197 km

• Limited edge treatment

• Opportunity for conflict

5
Tools to Promote Compatibility

• Section 86, Land Title Act

• Section 920 (10), Local Government Act

• Section 917, Local Government Act

6
Land Title Act (s.86) - Urban-side tool -

• An approving officer may refuse a subdivision if
  

• it would unreasonably interfere with nearby
  farming operations due to inadequate buffering or
  separation or

• its road patterns would unreasonably or
  unnecessarily increase access to land in the ALR.

Tools
7
Local Government Act (s.920)- Urban-side tool -

• A local government may establish a development
  permit area to protect farming...
• .through the provision of buffering or
  separation of development from farming on
  adjoining or reasonably adjacent land

Tools
8
Local Government Act (s.917)- Farm-side tool -

• A local government can use a farm bylaw to
  address farming activities.

• Farm bylaws require the approval of the minister.

Tools
9
Compatibility Options for Local Governments

• Prohibitions next to the ALR boundary

• Special farm siting and management next to the
  ALR boundary and Development Permit Area on the
  urban side to protect farming

Options
10

Development of Guidelines
Goals

• increase compatibility between ALR and non-ALR
  land use

• widest possible range of agricultural uses

• ensure any regulation of agriculture along the
  edge is practical and workable

• shared responsibility special requirements on
  both sides of the ALR

11
Edge Planning Areas
Urban and agricultural land near the ALR boundary
that requires special management in the spirit of
shared responsibility.
Definition
12
Edge Planning Areas- 300 m each side of ALR
boundary -

• Most significant impacts are felt within this area

• Research supports 300 m

• Local governments have set 300 m urban-side DPAs

13
Edge Planning

• Inventory analysis of both sides of the
  boundary

• Determine sensitivity of rural-urban interface

• Determine where EPAs should apply
• topography
• landscape features
• adjacent land uses
• existing farm uses

14
Township of LangleyEdge Planning Process

• Initiated in 2004
• Part of the bylaw review process

15
Edge Planning Area - proposal -
Langley (24,000 ha in the ALR)
300 m each side of ALR boundary
- 1,600 ha ALR- 1,380 ha non-ALR
16
Implementing the EPA Techniques

• Development Permit Areas -
• urban-side requirements

Shared Responsibility

• Farm Bylaws -
• farm-side requirements

Implementation
17
Urban-side Considerations

• Buffering along ALR boundary
• Register ALR proximity on title
• Farm-friendly subdivision design
• No road endings directed at the ALR boundary
• Storm water detention

18
Farm-side Considerations - based on existing
good practices -

• Setbacks from ALR edge (certain structures)

• Building orientation

• Manure spreading

• Noise making devices

• Visual buffers

19
Process to date

• Langley AAC sub-committee provided feedback on
  farm management standards

• Presentation made to UDI Langley chapter

• Workshop held with farmers along the EPA

• Presentation to Council and Public Open Houses
  scheduled for May

20
Summary

• Increase urban-rural compatibility

• Widest possible range of agricultural uses

• Shared responsibility between land users

• Respond to request from local governments

• Provide certainty on both the agricultural and
  urban sides of the boundary

21

Questions Discussion
Planning for Compatibility along the ALR Edge -
Langley
www.agf.gov.bc.ca/resmgmt/sf