REPORT TO

MAYOR AND COUNCIL

PRESENTED: APRIL 6, 2008 - REGULAR MEETING REPORT: 09-48

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 14-06-0125
SUBJECT: PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)

PROPOSAL:
Exclusion application under Section 30(1)
of the Agricultural Land Commission Act
to exclude 1.8 ha (4.5 acres) of land
located at 27078 – 56 Avenue from the
Agricultural Land Reserve for future
industrial development.

SUMMARY RECOMMENDATION:
That Council support the application for
exclusion from the Agricultural Land
Reserve.

RATIONALE:
The proposed exclusion complies with
the Township’s Official Community Plan
and the Gloucester Community Plan.
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 2 . . .

RECOMMENDATION:
That Council advise the Provincial Agricultural Land Commission that the Agricultural Land
Reserve exclusion application for property located at 27078 – 56 Avenue is supported, as the
proposal complies with the Township’s Official Community Plan and the Gloucester Community
Plan.

EXECUTIVE SUMMARY:
The application is pursuant to Section 30(1) of the Agricultural Land Commission Act to exclude
1.8 ha (4.5 acres) of land located at 27078 – 56 Avenue from the Agricultural Land Reserve.
The purpose of the exclusion is to facilitate future industrial rezoning of the site in accordance
with the Gloucester Community Plan. Staff note that the subject property is one of the last two
properties in the Gloucester Community Plan area that has not been excluded from the
Agricultural Land Reserve. Staff recommend that the exclusion application be supported by
Council and forwarded to the Agricultural Land Commission for review as it complies with the
Township’s Official Community Plan and Gloucester Community Plan. Support of the exclusion
is required by Council prior to the proponent obtaining approval from the Agricultural Land
Commission.

PURPOSE:
This report is to provide Council with a recommendation with respect to an Agricultural Land
Reserve exclusion application for 1.8 ha (4.5 acres) of land located at 27078 – 56 Avenue,
submitted under Section 30(1) of the Agricultural Land Commission Act.
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 3 . . .

AGRICULTURAL LAND RESERVE MAP

SUBJECT
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 4 . . .

GLOUCESTER COMMUNITY PLAN

SUBJECT
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 5 . . .

ZONING BYLAW NO. 2500

PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 6 . . .

ADDITIONAL INFORMATION:
Owners: John and James Zall
#19 – 35060 Clayburn Road
Abbotsford, BC V2S 6A9

Agent: Pacific Land Resource Group Inc.

#101 – 7485 130 Street
Surrey, BC V3W 1H8

Legal Description: Lot 3 Except: Part Road on Plan 83209 Section 6

Township 14 New Westminster District Plan 5223
PID: 011-142-499

Location: 27078 – 56 Avenue

Area: 1.8 ha (4.5 acres)

Existing Zoning: Rural Zone RU-1

(minimum lot size 1.7 ha / 4.2 acres)

Gloucester Community Plan: Service and General Industrial

E.S.A. Designation: E.S.A.# 32 – Upland between West Creek and

Coghlan Creek (Rating - #3)
E.S.A.# 42 – West Creek (Rating - #1)

BACKGROUND:
The Agricultural Land Commission Act allows Council the opportunity to provide
recommendations on exclusion applications made to the Provincial Agricultural Land
Commission. The basis on which Council normally makes its recommendations is the policies
of the Township’s Official Community Plan and, in this case, the land use policies of the
Gloucester Community Plan. The subject property is designated “Service and General
Industrial” in the Gloucester Community Plan.

DISCUSSION/ANALYSIS:
The application is pursuant to Section 30(1) of the Agricultural Land Commission Act to exclude
1.8 ha (4.5 acres) of land located at 27078 – 56 Avenue from the Agricultural Land Reserve.
The purpose of the exclusion is to facilitate future rezoning to an industrial use in accordance
with the Gloucester Community Plan.

The subject property and the property immediately west are the last two properties in the
Gloucester Community Plan area that have not been excluded from the Agricultural Land
Reserve despite being designated “Service and General Industrial.” Several other surrounding
properties south of 56 Avenue have been excluded from the Agricultural Land Reserve since
2001. The subject property, and several surrounding properties, are privately held and were not
part of the lands originally assembled and developed by the developer of Gloucester Industrial
Estates.
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 7 . . .

In accordance with the Agricultural Land Commission’s procedures for exclusion applications,
the applicant has circulated details of the proposal to the adjacent property owners, posted a
sign on site, and placed advertisements in the local newspaper indicating that the property is
under application for exclusion. One (1) submission (Attachment B) was received from the
public regarding the application.

Adjacent Uses:
Surrounding land uses include:

North: 56 Avenue, beyond which is an industrial development (Freybe Gourmet Foods)

zoned Industrial Zone M-2A and property designated as conservation area;
South: Vacant lands zoned Rural Zone RU-10;
East: Property zoned Rural Zone RU-1 with a home and a barn; and,
West: Property zoned Rural Zone RU-1 with a home and a barn in the Agricultural Land
Reserve.

It is noted that a small watercourse flowing south-north bisects the subject site. Protection of
the watercourse will be secured at the subsequent rezoning stage.

Servicing:
Full urban services (road, water, sanitary sewer and storm sewer) exist to the site. Prior to
future development occurring, the applicant will be required to confirm the adequacy of each
service for the proposed use.

AGRICULTURAL ADVISORY COMMITTEE:

Pursuant to Council policies and in consideration of the proposal’s compliance with the
Township’s Official Community Plan, it is recommended that the application be forwarded to the
Agricultural Advisory Committee of Council for information.

POLICY CONSIDERATIONS:
Although currently located in the Agricultural Land Reserve, the subject property is designated
“Service and General Industrial” in the Gloucester Community Plan. Staff recommend that the
exclusion application be supported by Council and forwarded to the Agricultural Land
Commission for review as it complies with the Township’s Official Community Plan and the land
use policies of the Gloucester Community Plan. Support of the exclusion is required by Council
prior to the proponent obtaining approval from the Agricultural Land Commission.
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100177 (ZALL)
Page 8 . . .

If the exclusion application is approved by the Agricultural Land Commission, the proponent will
be required to make rezoning and Development Permit applications in order to develop the site
for industrial purposes. When such occurs, Council will have the opportunity to review the
development details and obtain public input.

Respectfully submitted,

Patrick Ward
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

PW/pw

ATTACHMENT A ALR Application

ATTACHMENT B Public Submission

This report constitutes the “Local Government Report” as required under Section 12 or 29 of the
Agricultural Land Reserve Use, Subdivision and Procedure Regulation.
Attachment A
 Attachment B

March 27, 2009

Attention: Colin Moore,

As per our telephone conversation on March 27, 2009, regarding Plan # 5223 the
property at 27078 56th Avenue. I am apposed to their application from the ALR exclusion
for the following reasons:

1) The property being considered for exclusion should be subject to the same study
as other properties attempting to be excluded from the ALR, Employment Land
Study of Stantel Consultants for the Langley Township;
2) The property to the East, of said property for exclusion, is an active farm;
3) The property to the West, of said property for exclusion, has farm animals living
on the land and;
4) The said property for exclusion is a bare piece of land.

For these above listed reasons I, Barry McCall, am apposed to the exclusion of the above
said property subject to follow up of these conditions.
Thank you

Sincerely,
Barry McCall