Whistler Real Estate Co Ltd, #137- 4370 Lorimer Road, Whistler, BC V0N 1B4

Subject:             Update:  Horses and Horse related Activities in the Pemberton Area

SLRD Area C OCP Review

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Summary

Mr. Steve Olmstead has forwarded the DRAFT Agriculture Objectives and Policies section from the OCP Review.  A public meeting is scheduled for September 20.  Mr. Olmstead would appreciate receiving your comments and concerns well prior to the meeting.

The entire draft Agricultural Objectives and Policies is attached.  I have excerpted specific clauses below relating to horses and horse related activities, my comments appear in blue. 

Area C OCP Review

Agriculture Objectives

1.      Preserve the agricultural land base in the plan area

2.      Encourage diversification and economic sustainability of the farming community

3.      Minimize the impacts from non-agricultural development occurring at the edge of farming areas

4.      Accommodate housing that meets the needs of farmers and minimizes impacts on farm land

5.      Balance the interests of agriculture and the protection of the environment

Objective: Encourage diversification and economic sustainability of the farming community

Policies

Support for diversified and broadened farm uses

In 2002, the Agricultural Land Reserve Use, Subdivision and Procedure Regulation (B.C. Reg. 171/2002) expanded the scope of designated farm uses to include activities such as equestrian facilities, agri-tourism (other than accommodation), direct farm marketing, wineries and cideries (including food and beverage service), kennels and pet boarding facilities, unpaved helipads and airstrips.  SLRD bylaws may regulate, but cannot prohibit some of these uses.

The SLRD will work with the Agricultural Advisory Committee, Agricultural Land Commission, Regional Agrologist and the local farming community to determine the need for regulation of any of the designated farm uses in BC Reg 171/2002.

There will be a decision forthcoming about the need for regulation of any of the designated farm uses mentioned above.  The horse community should be represented during these discussions.

Electoral Area C Zoning Bylaw No. 765 should be amended to more clearly reflect the broader range of permitted farm uses and to incorporate, where appropriate, regulations intended to minimize impacts on existing and adjacent farm operations.

It is intended that the zoning bylaw will be amended to include regulations related to permitted farm uses.  Again, this could impact equestrian related activities and the horse community should be represented during these discussions.

Equestrian Facilities

The significance of horses, horse related activities and the horse industry in the Pemberton Valley is recognized.  Pemberton is home to a large horse population that provides significant economic as well as recreational benefits to the community.  As horse operations are recognized as a bona fide farming operation and are designated as "farm use" under the ALC Act, the SLRD will support and encourage the horse industry in Area C.

If you would like to see this section expanded please forward your suggestions to Steve Olmstead at the SLRD.

Objective:  accommodate housing that meets the needs of farmers and minimizes impacts on farm land

Policies

Consistency with ALC

Ensure additional farm houses are necessary for farm use or retired farmers, as permitted in Agricultural Land Commission legislation, regulations, or policies

Housing for farm help

To allow farmers the opportunity to provide additional housing for farm help where a bona fide need has been demonstrated, applications for dwellings for additional farm help will be considered at the building permit stage based on the following:

1.  
   1. the property has farm classification under the Assessment Act, and;
   2. comments of the Regional Agrologist with the Ministry of Agriculture, Food, & Fisheries, and;

c.   comments of the Area C Agricultural Advisory Committee

Siting of dwellings and access on Agricultural land

consider establishing conditions relating to siting of and access to dwellings on ALR land (in the Pemberton Meadows?) to maintain options for efficient agricultural use of the land. 

Consider implementation  through use of maximum setbacks in AGR zone and or provision for larger dwelling if located closer to road and a side parcel line. 

Such conditions and setback requirements could be detrimental to some livestock operations.  Usually the most efficient use of land in livestock operations has the outbuildings and dwelling located centrally on the property.  The horse community should be represented during these discussions.

Consider zoning to regulate the siting of driveways/access to parcels in the AGR zone (Pemberton Meadows)

Again, very difficult to put in blanket regulations that would not negatively impact some types of farming operations.  The horse community should be represented during these discussions.

Scale of dwellings on farm land

Review floor area cap and consider creation of a “farm home plate” regulation similar to the one under consideration in Delta

For the full Farm Home Plate definition please contact me.  Farm Home Plate essentially restricts the development of the farm house, additional farm house and accessory farm residential facilities to a 60m square portion located at the access road and a side line of the property with a 10 metre setback from the rear line of the farm home plate.  The horse community should be represented during these discussions.

Other

Review the “Pemberton Fringe” subzone in the Electoral Area C Zoning Bylaw with a view to changing it to Agriculture