Os ,~A COUNCIL REPORT ABBOTSFORD
Report No.: PDS 060-2015 Executive Committee
October 19, 2015
File No: 6970-20
To: Mayor and Council From: Mateja Seaton, Planning Technician Subject: Clarification of Variances for Processing Uses on Agricultural Lands
RECOMMENDATIONS
THAT Report No. PDS 060-2015, dated October 19, 2015, from the Planning Technician regarding clarification of Processing Uses on Agricultural Lands, be received for information.
SUMMARY OF THE ISSUE
At the March 30, 2015, Executive Committee of Council meeting, Council received Report No. PDS044-2015 to consider a Development Variance Permit (DVP) application for 260 Short Road (see Attachment C). The applicant proposed to increase the maximum permitted floor area of all buildings and structures used for a berry processing 2 2 facility from 3,731 m , approved under a previous variance, to 4,308.57 m . Council approved the DVP to proceed, but directed staff to report back to Council to clarify their recommendation of non-support outlined in report PDS044-2015 for any future applications requesting a variance to increase the maximum permitted facility size 2 beyond the permitted 2,000 m .
DISCUSSION
1. In a Planning Development Services (PDS) report dated March 16, 2015 (see Attachment C) for a Development Variance Permit application for 260 Short Road, staff indicated that any application without previous Agricultural Land Commission (ALC) approval, where the subject property is in the Agricultural Land Reserve (ALR), zoned A 1 or A2 and designated as Agricultural in the Official Community Plan (OCP), would be brought forward with a recommendation of non- support by staff.
2. At the March 30, 2015 Executive Committee of Council meeting, Council requested a follow-up report for 260 Short Road to clarify staff's recommendation regarding DVP applications for berry processors within the ALR. At the time the follow-up report was about to be brought to Council in June, the federal government announced a $65 million trade deal with China and the provincial government announced new regulations to promote the use of cooperatively owned processing facilities (see Attachments A & B). Both of these announcements are anticipated to have a significant positive impact on blueberry production in the coming years.
3. Since the senior government announcements were released, Development Planning staff have been conducting additional follow-up research into the topic of on-farm berry processing, including correspondence with the B.C. Blueberry Council and Ministry of Agriculture staff. According to the B.C. Blueberry Council, blueberry crop
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production has increased by 69% in the last 5 years, from approximately 90 million pounds in 2010 to approximately 152 million pounds in 2014. This increase in crop volume is indicative of a trend toward greater berry production and yield over the next few years. With more than $1 billion in sales in the past five years, British Columbia is now the largest highbush blueberry-growing region in the world.
4. Planning staff met with the Ministry of Agriculture on June 9, 2015, to discuss processing facilities and berry industry trends. Ministry staff estimate that blueberry crop volumes will increase to approximately 170 million pounds next year, and forecast 10-15 million pounds per annum growth between 2016 and 2024. Ministry staff are divided regarding increased processing and storage capacity in the berry industry. They understand the need to expand processing capacities within the Fraser Valley, but also note concerns around the use of ALR land for industrial scale processing facilities on agricultural land, and the need for regulations which differentiate between, and regulate, fresh packing, freezing, and cold storage uses.
5. The City is currently undertaking a comprehensive Agricultural Lands Review, during which the maximum permitted size of processing facilities on agricultural properties will be reviewed in more detail and in consultation with stakeholders such as the ALC and Ministry of Agriculture. Abbotsford Zoning Bylaw No. 2400-2014 currently permits farm product processing in agricultural zones (A 1 and A2) when accessory to an Agricultural Use (e.g. growing of berries). A condition of use for Processing is that it is permitted as long as buildings and structures housing such uses together do 2 not exceed a floor area of 2,000 m • As part of the Agricultural Lands Review, it is anticipated that the maximum size of processing facilities appropriate in an agricultural setting, and any conditions that should be considered when exceeding that threshold, will be reviewed in more detail with senior levels of government and other City departments. The initiative will also include a review of all water supply requirements to ensure that adequate fire protection is provided to these facilities, as well as Ministry of Environment requirements for waste discharge permits.
6. Based on the new information received through announcements and consultation with other agencies regarding the anticipated blueberry industry future growth production trends, staff will be recommending a revised approach to these type of variances (as compared to the March 16, 2015 Council Report) for on-farm berry processing facilities, as follows: • Continue to review each application as it is submitted, and consider each proposed variance on its individual merits, in particular in relation to its servicing and transportation impacts to the city's infrastructure; and • Complete an in-depth policy review on the policy topic of on-farm processing in conjunction with the Agricultural Lands Review, including consultations with blueberry industry stakeholders, the ALC, Ministry of Agriculture, and the general public.
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FINANCIAL PLAN IMPLICATION
No financial plan implications are anticipated.
IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION
This strategic direction is consistent with the Agriculture Strategy.
SUBSTANTIATION OF RECOMMENDATION
Staff recommend that Development Variance Permit applications for processing facilities be reviewed on a case-by-case basis until such time as the Agricultural Lands Review is complete. This recommendation is in line with recent senior government announcements and policy changes that promote the expansion of the blueberry industry in British Columbia.
Prepared by: Mateja Seaton Department Head Approval: Planning Technician Siri Bertelsen General Manager of Planning & Development Services
Reviewed by: Darren Braun Director of Development Planning
Enclosures:
Attachment A - Government of Canada - News Release - Harper Government Secures Access for Fresh British Columbia Blueberries to China
Attachment B - Ministry of Agriculture - B.C. Government News - New Regulations Encourage Farming on ALR Land
Attachment C - Report No. PDS044-2015, dated March 16, 2015
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Government Gouvernement ATTACHMENT A of Canada du Canada •••Home .. News .. News Releases .. Harper Government Secures Access for Fresh British Columbia Blueberries to China
...... Agriculture and Agric:ulture et News Release • ...,... Agri·Food Canada Agroali mentaire Canada
e Share this page Harper Government Secures Access for Fresh British Columbia Blueberries to China
June 24, 2015 -Abbotsford, British Columbia -Agriculture and Agri-Food Canada (AAFC)
The Honourable Gerry Ritz, Minister of Agriculture, and the Honourable Ed Fast, Minister of International Trade, and Member of Parliament for Abbotsford, today announced that Canada and China have agreed to sustained market access for fresh British Columbia blueberries.
Chinese inspectors are expected to visit Canada this summer to carry out a pre-shipment inspection and to authorize the first shipments of blueberries to China. Once fully implemented, the Canadian blueberry industry estimates new access to this important market to be worth $65 million annually.
On the occasion of this important announcement, Minister Fast and the Honourable Norm Letnick, British Columbia's provincial Agriculture Minister, visited Westberry Farms in Abbotsford, British Columbia (B.C.) today to see first-hand how blueberry producers will benefit from this new market access.
Quick Facts
• British Columbia is the largest highbush blueberry-producing region in the world, with production more than doubling in the last decade. • In 2014, British Columbia produced about 65,500 tonnes of highbush blueberries, worth more than $110 million.
http://news.gc.ca/web/article-en.do ?nid=99 l 209 10/8/2015 Harper Government Secures Access for Fresh British Columbia Blueberries to China - Ca... Page 2 of 3
• With a population of more than 1.4 billion, China is one of the fastest-growing economies in the world. • Blueberries are Canada's largest fruit export in terms of value and volume.
Quotes
"By continuing to promote Canada's food and agriculture sector as a reliable and safe supplier of choice for Chinese consumers, we are making sure our agriculture industry remains a key driver of the Canadian economy."
- Agriculture Minister Gerry Ritz
"This is great news for B.C.'s world-class blueberries. Our government's top priority is to create jobs, growth and long-term prosperity for all Canadians, including British Columbians. This market access win to the most populous country in the world is another example of how our government's pro-trade plan is getting results for Canadian businesses, workers and their families."
- International Trade Minister Ed Fast
"I want to congratulate the governments of Canada and China on reaching the important initialling stage. Building markets for B.C. products is part of the B.C. government's efforts to encourage young farmers to enter the profession, support food security in our province, and grow B.C.'s agrifood revenues to $14 billion a year by 2017."
- British Columbia's Agriculture Minister Norm Letnick
"We were extremely pleased to be in China on the momentous occasion of the protocol signing between Canada and China on fresh blueberry exports. This comes at a time when the demand for fresh Canadian blueberries in China is very high due to the health benefits and quality of our product. We look forward to providing the Chinese consumer with a beneficial Canadian agri-food.''
- Executive Director, B. C. Blueberry Council, Debbie Etsel/
http://news.gc.ca/web/article-en.do?nid=991209 10/8/2015 Harper Government Secures Access for Fresh British Columbia Blueberries to China - Ca... Page 3 of 3
Contacts
Jeff English Director of Communications Office of the Honourable Gerry Ritz Minister of Agriculture 613-773-1059
Media Relations Agriculture and Agri-Food Canada Ottawa, Ontario 613-773-7972 1-866-345-7972 Follow us on Twitter: @AAFC Canada
Max Moncaster Press Secretary Office of the Honourable Ed Fast Minister of International Trade 343-203-7332
Media Relations Office Foreign Affairs, Trade and Development Canada 343-203-7700 [email protected] Follow us on Twitter: @CanadaTrade Like us on Facebook: Canada's International Trade Plan-DFATD
Search for related information by keyword [ Hon. Gerry Ritz } [ Hon. Ed Fast ] [,--A-g-ri-cu-1-tu-re-a-nd_A_g-ri--F-o_o_d_C_a_n_a_d_a ____ '--A_g_ri_cu_l_tu_re__J
Date modified: 2015-06-24
http://news.gc.ca/web/article-en.do ?nid=991209 10/8/2015 New regulations encourage farming on ALR land I BC Gov News Page 1of3 ATTACHMENT B British Columbia News New regulations encourage farming on ALR land https://news.gov. bc.ca/0864 3
Monday, June 15, 2015 12:15 PM VICTORIA - New regulations under the Agricultural Land Commission Act will encourage farming and help B.C.'s agricultural community fill the growing demand for B.C. food, locally and around the world, Agriculture Minister Norm Letnick announced today.
The regulations will help farmers throughout B.C. take advantage of the demand for value-added B.C. goods by promoting the use of co-operatively owned processing facilities. The changes make it easier, for example, for berry growers to use co-operatively owned facilities to make value added products like jams or sauces, or flash freeze them for off-season sales.
Similarly, the regulation creates opportunities for producers in the north and east to pool resources and establish value-added facilities for fruits, grains, honey and other crops. The opportunity for B.C. farmers to increase their income through value-added products also encourages farmers to expand their business models and consider growing additional crops in the ALR.
The regulations also support the growing appreciation of B.C. wines, beers and spirits by locals, as well as those visiting B.C. Breweries, distilleries and meaderies will be permitted to operate on ALR land on terms similar to wineries, requiring at least 50% of the products used to make the beverage be grown on the farm. Another change, subject to the results of consultations being conducted by the Liquor Control and Licensing Branch, will permit alcohol producers in the ALR to offer alcohol from other producers to their lounge and restaurant guests, so winery guests who prefer a beer with their meal can have one.
Government is consulting on this, with plans to open up the opportunity to manufacturers later this year, so that any winery, brewery, cidery, distillery or meadery can sell products made off-site in their lounges - aligning with a recommendation made in the B.C. Liquor Policy Review. The change will create more opportunities for B.C. farmers to grow and produce crops used for these beverages, as well as building on British Columbia's growing international reputation for culinary tourism.
In 2014, two ALC-administered zones were created to better recognize the province's regional differences. Zone 2 includes the Interior, Kootenay and North regions, where growing seasons are shorter than elsewhere in the province. One other change in the regulation supports succession planning in Zone 2, by allowing retiring farmers to continue living on their family farm after they've sold it using a lease for a life term. The retiring farmers can continue to live on the farm they have worked on, while sharing their knowledge with the next generation of farmers who have purchased their farm, and keeping the entire piece of land in production, growing crops and food.
The Regulations are one part of the B.C. government's efforts to grow the Agrifood Sector to $14 billion by 2017, by supporting high-quality, high value products, building domestic and international markets and securing a strong future for farming.
A backgrounder with a complete list of regulatory changes follows
"'"""'-- - ... - - - https ://news. gov. be.ca/stories/new-regulations-encourage-farming-on-air-land 10/8/2015 New regulations encourage farming on ALR land I BC Gov News Page 2of3
B.C. Agriculture Minister Norm Letnick -
"We heard in our extensive consultations with representatives of about 100 farming groups and local governments, that British Columbians wanted these regulations to help preserve farmland and encourage agriculture, and that's what we've delivered. These regulations provide farming families the chance to earn a higher income, and prepare for the transition of the farm from one generation to another, ensuring B.C. has a growing agrifoods economy and reliable food source for years to come."
BC Agriculture Council chair Stan Vander Waal -
"These regulations are good news for BC agriculture. BC farmers have been calling for the modernization of the Agriculture Land Commission Act for some time. With these regulations BC farmers can explore new farm business opportunities under continued proactive oversight by the independent Agriculture Land Commission (ALC). BCAC trusts the ALC to administer these new regulations in accordance with the commission's primary purpose, which is to keep BC farmland for farming."
Media Contacts:
Dave Townsend Government Communications and Public Engagement Ministry of Agriculture 250 356-7098 250 889-5945 (mobile)
BACKGROUNDER
New regulations encourage farming on ALR land
The new regulations, applicable in both Zones 1 and 2, are intended to:
• Encourage farming by allowing landowners to lease portions of their land for agricultural production without an application to the ALC. • Support value-added farming by updating a regulation that requires farms in the ALR with on-site packing and processing facilities to grow at least 50% of the fann products packed or processed. The update allows facilities owned by co-operative associations to count all produce provided by their members as part of the 50%. This change encourages farming operations to pool resources and establish a single co-operative processing facility, rather than building individual facilities on multiple farms. Individual farmers with a facility at one location are also able to include crops they produce on other parcels of land they own or lease, as part of the 50% calculation. • Encourage value-added farming by allowing breweries, distilleries and meaderies on ALR land on terms similar to wineries, requiring at least 50% of the farm products used to make the beer, spirits, and mead be grown on the fann. • Expand opportunities for additional revenue for farn1ers by allowing wineries, cideries, breweries, distilleries and meaderies in the ALR to sell alcohol that was not produced on the farm in their lounges and restaurants, subject to the Liquor Control and Licensing Act and local government regulations. Retail sales of products will remain restricted to those nr()rl11rPrl ()n thP farm https ://news.gov. be.ca/ stories/new-regulations-encourage-farming-on-air-land 10/8/2015 New regulations encourage farming on ALR land I BC Gov News Page 3of3
In addition, succession planning in Zone 2 is being supported by allowing:
• Retiring farmers who sell their property to continue living on their family farm using a lease for a life term. The retiring farmer may sell their farmland and lease back their family farm residence from the person who purchased the farm. The lease terminates when the retiree dies or leaves the property. To take advantage of this lease option, the farmer must have owned and operated the farm for at least 15 years; the farm must be at least five hectares in size; and the portion of the land that is leased back to the retiring farmer must be no larger than one hectare. • Owners of larger ALR parcels (50 hectares and over), to build a second single family dwelling for family or rental income purposes, providing the total area used for residential purposes on the parcel of land is less than 4,000 m2 (43,000 sq. ft.) or 0.4 of a hectare. The area used for residential purposes includes the total area occupied by all residences and residential facilities, roads and service lines, and all land between them.
The changes follow and were guided by extensive consultations with representatives of about 100 farming groups and local governments as well as the hundreds of individual farmers and citizens who contributed their thoughts and ideas. A summary of the consultation process and results is available at: http://www2.gov .bc.ca/govtogetherbc/consultations/ ALC regulations.page
Media Contacts:
Dave Townsend Government Communications and Public Engagement Ministry of Agriculture 250 356-7098 250 889-5945 (mobile)
https://news.gov.bc.ca/stories/new-regulations-encourage-farming-on-alr-land 10/8/2015 ATTACHMENT C
Os ,~A COUNCIL REPORT ABBOTSFORD
!REVISED I Report No.: POS044-2015 Executive Committee
March 16, 2015 File No: 3020-20/015-001
To: Mayor and Council From: Mateja Seaton, Planning Technician Subject: Development Variance Permit application for the property, located at 260 Short Road Owner: Fraser Valley Packers Holdings Ltd. (Directors: Gurdip Singh Buttar, Malkit Singh Dhesi, Daljit Singh Dhesi, Sukhminder Singh Gill)
RECOMMENDATIONS
1. THAT application 3020-20/D 15-001 for a Development Variance Permit, as detailed in Report No. PDS 044-2015, be approved in principle, and proceed for public comment at an upcoming Council Hearing;
and after considering the comments and concerns of surrounding property owners and occupiers at the Council Hearing, if Council wishes to proceed with the issuance of Development Variance Permit No. 1970, the appropriate motion will be:
2. THAT application 3020-20/015-001 to issue Development Variance Permit No. 1970, as detailed in Report No. PDS 044-2015, be approved, subject to addressing all Works and SeNices Requirements dated February 13, 2015, including road dedication (Attachment A);
3. THAT Development Variance Permit No. 1353 be discharged concurrently with the registration of Development Variance Permit No. 1970; and
4. THAT the Mayor and Corporate Officer be authorized to execute all documents relating to this matter.
SUMMARY OF THE ISSUE
Fraser Valley Packers Holdings Ltd. processes approximately 11 million pounds of their own berry product, and 9 million pounds of local product, on approximately 700 acres of land that forms part of their farming operation. The owner is proposing to vary the maximum permitted processing facility size from a previously approved 3,731 m2 to 4,308.57 m2 (15.5% increase). The expansion of the buildings on the subject property is proposed to accommodate additional staging cooler areas and freezer rooms. The applicant has indicated that improved on-site capacity for product storing and processing would allow the business to better meet the demands of their purchasers, and would help the owners meet the requirements for obtaining organic certification in the future (Attachment B).
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BACKGROUND Proposal: The applicant is proposing to increase the maximum permitted floor area of all buildings and structures used for a berry processing 2 facility from 3,731 m , approved under a previous variance, to 2 4,308.57 m .
Applicant: Greenline Management Ltd. (Lee Mackenzie)
Owner: Fraser Valley Packers Holdings Ltd.
Legal Description: South Half Legal Subdivision 7 Section 4 Township 16 New Westminster District
OCP Designation: Agricultural
Zoning: Agricultural One Zone (A 1)
Site Area: 8.1 ha (20 acres)
Description: The subject property is located south of Huntingdon Road close to the Canada-USA border, between Mccallum and Gladwin Roads. The property is located in the Agricultural Land Reserve (ALR) and there is currently an existing blueberry farm and processing facility on site.
Surrounding Uses: N: Single Family Dwelling, zoned Agricultural One Zone (A1 ), and Coppertone Farms Ltd. (cattle farm) zoned Agricultural One Zone (A1) S: Farm, zoned Agricultural One Zone (A 1) E: Farms, zoned Agricultural One Zone (A 1) W: Small fruits farms, zoned Agricultural One Zone (A 1)
DISCUSSION
Official Community Plan/Zoning/Agricultural Policies
1. The Official Community Plan (OCP) (2005) designates the subject property as Agricultural. The intent of this category is to provide a stable, long-tenn land base for farming and other uses that support farming operations. The OCP does not presently contain any policy regarding the maximum size of a processing facility considered appropriate in.an agricultural setting. The proposal to increase the maximum size of the processing facility supports the expansion of the farm operation, and contributes to enabling long-term agricultural uses on the property.
2. In 2011, Council approved the Agriculture Strategy which aims to enhance the health and viability of the agricultural economy through seven key objectives. One of these objectives include fostering agriculture-friendly regulations and enhancing opportunities for agricultural enterprise. The proposed variance would allow the farm to expand their operational capacity and enable the owners to store and freeze a larger volume of harvested products.
3. The subject property is zoned Agricultural One Zone (A 1), which permits an Accessory Processing Use as long as buildings and structures housing such uses together do not exceed 2,000 m2 in floor area. The applicant is proposing to vary the Report No. PDS 044-2015 Page 3 of 5
maximum permitted facility size from 3, 731 m2 approved under a previous variance to 4,308.57 m2 (see Figures 2 and 3). The applicant has supplied the City with leases and processing estimates that confirm the farm operation meets the ALC's policy on permitting farm product processing on a farm in the ALR where at least 50% of the farm product must be produced on the farm where the processing takes place {see Attachment C).
ALC Approval I Variance Request
4. Under previous regulations, the ALC required landowners to submit an application for processing of agricultural products on a farm if not grown or reared on that farm. Through Resolution #192/2003, the ALC allowed for a maximum processing facility size of 4,308.57 m2 which accommodated the applicant's immediate plans and allowed for future expansion. In 2003, Council approved a variance to increase the maximum permitted floor area for an Accessory Processing Use on the subject property from 2,000 m2 to 3,731 m2 (DVP1353). The applicant is now requesting a second variance which would increase the size of the facility previously approved by Council, to match the maximum size approved by the ALC.
Berry Processing in Abbotsford
5. Under the Zoning Bylaw, farm product processing is permitted in agricultural zones (A1 and A2) when accessory to an Agricultural Use (e.g. growing of berries) or in industrial zones {12, 13) as a manufacturer.
6. According to the ALC's Use, Subdivision and Procedure Regulation (BC Reg. 171/2002), the storage, packing, product preparation and processing of farm products are permitted farm uses within the ALR provided a minimum of 50% of the product being processed originates from that particular farm operation. If a facility meets this criterion, a local government is not able to prohibit the use; however, the ALC's Regulations do allow a municipality to set a reasonable, but not prohibitive, maximum building area or site coverage for processing uses. Abbotsford's Zoning Bylaw presently establishes a maximum size of 2,000 m2 for an Accessory Processing Use occurring on lands zoned A1 and A2. Processing facilities located in industrial zones do not have any restriction on size.
7. According to the most current information from the B.C. Blueberry and Raspberry Councils, there are 13 berry processing facilities operating in Abbotsford (see Figure 4), although staff acknowledge that there are also other existing facilities processing products other than berries. Of these 13 berry processors, 6 are operating in 12 zones, while all others are located in A 1 and A2 zones. In recent years, the City has dealt with variance requests to increase facility floor areas on an ad-hoc basis, with the following berry processors being granted approval:
- ·- ; Name of OwAer Zone Size of Fac::ilitv ·-i- Oate of Appr;ov,:.al A & P Fruit Growers A1 4,566 m2 January 11, 2010 Ltd. Fraser Valley Packers September 15, A1 3,731 m2 Inc. 2003 -- 2 2 May 28, 2007 I Lally Farms A2 4,013 m , later amended to 5,513 m January 12, 2009
8. Based on data from the B.C. Blueberry and Raspberry Councils, berry fields in the Fraser Valley are maturing, which indicates a trend toward greater berry production
.J Report No. PDS 044-2015 Page 4of 5
and yield over the next few years. Additionally, it is more cost effective to establish these facilities in agricultural zones than in industrial zones due to lower Works and Services standards, lower Development Cost Charges (DCCs) and lower taxes required in agricultural areas. Given these factors, staff expect an increase in the number of requests for variances to accommodate this type of use.
OCP/Zoning Bylaw Update
9. In June 2014, Council directed staff to review agri-industrial uses within the broader context of the Official Community Plan (OCP). In conjunction with Phase 2 of the Zoning Bylaw and during the upcoming Agricultural Lands Review, staff anticipate completing research regarding OCP and Zoning Bylaw provision related to agriculture. As part of this, it is anticipated that the maximum size of processing facilities appropriate in an agricultural setting and the conditions, if any, that should be consideration when exceeding that threshold, will be reviewed in more detail with senior levels of government and other City departments.
10. As part of the processing facility research, staff will also need to review servicing capacities within the agricultural areas. Generally, processing facilities have significant sanitary and water demands, and the maximum permissible size may be fimited by available capacities.
11. Until such time as Phase 2 of the Zoning Bylaw and the Agricultural Lands Review are complete, any application without previous approval from the ALC, where the subject property is: a. In the ALR; b. Zoned A 1 or A2; and c. Designated as Agricultural in the Official Community Plan will be brought forward with a recommendation of no support by staff. Any applications requesting variances to maximum permitted size under a different combination of circumstances will be dealt with on a case-by-case basis until such time that the Zoning Bylaw update and Agricultural Lands Review are complete. Staff believe that it is important to create a clear and transparent regulatory structure governing the size and location of processing facilities, to ensure consistency and equitability between agricultural and industrial processors.
12. Notwithstanding the above, staff do not object to this application given that the requested variance proposes to align the permitted size with an existing ALC Resolution.
Communication Plan
If supported by Council, a permit will be prepared for an upcoming Council Hearing. The City will notify in writing the adjacent property owners and occupiers of the date and time of the Council Hearing.
FINANCIAL PLAN IMPLICATION
No financial plan implications are anticipated.
IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION
This parcel is consistent with the Agriculture Strategy. Report No. PDS 044-2015 Page 5 of 5
SUBSTANTIATION OF RECOMMENDATION
Staff has no objection to this application given that this variance request proposes to align the permitted size with a previous approval granted by the ALC.
Prepared by: Mateja Seaton Department Head Approval: Planning Technician -fo r ·. Siri Bertelsen General Manager of Planning & Development Services
Darren Braun Director of Development Planning
Enclosures: Figure 1 - Location Figure 2 - Proposed Site Plan Figure 3 - Proposed Variance Figure 4 - Existing Processing Facilities Attachment A - Works & Services Report Attachment B - Letter of Intent Attachment C - Farm Operation Owner/Lease Agreements Attachment D - Development Variance Permit No. 1970 FIGURE 1 LOCATION FILE NO. ADDRESS: 260 Short Road 3020..20 I 015-001 APPLICANT· Greenline Management Ltd. Lee Mackenzie - contact ..:::_~A ABBOTSFORD March 16, 2015 Planning and Development Serviaes -· i '! 1:---~i~~;~·- · ------:! . --~ :;:::~· . - · r ,, A -...... r:-·~'.:' µ"~-..· !: ..~ N 'I -. . . ::::'. . . :.' .. . '.·" 3·- .. ·1 [E-~....- -r-:--· ~ - ..,.;_,;J~. 1 J 0 ~:J:~~~ .. _. .,
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FIGURE 2 PROPOSED SITE PLAN FILE NO. ADDRESS: 260 Short Road 3020-20 I 015-001 APPLICANT: Greenline Management Ltd. Lee Mackenzie - contact _:_.....-A ABBOTSFORD Man::h 16, 2015 Plannlng end OIW8!opment SeNlces -+ 6 0 s +- •hon rd ,------! f 1- existing =2797mi ~ 2- new l I ""15Um2 I 3-Totol ~ 4308 m2 Bulldln~#i I I ~ I I I I md 1 1 0 md I i Existin9tiiJildin9l I '7 ------"-' od illlln2 I I ~__,....,..--!!- lf2 H3 cd,lfrd ""
9 13~ W.ll!!il 1!00sq ft
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(130ft)
office e~trant"e
wa~i · ne ITa:a: An!a Is 5 Aert!s (217,800 sq ft)
rock pit PROPOSED VARfANCE to dialnai• increase the maximum floor area for an Accessory Processing Use SEptiC fle-td from 3,731 m2 to 4,308.57 m2. A truck en!nlnce N I
FIGURE 3 PROPOSED VARIANCE FILE NO. ADDRESS: 260 Short Road 3020-20 I 015-001 APPLICANT: Greenline Management Ud. Lee Mackenzie - contact •• &r...,.; ABBOTSFORD March 16, 2015 Planning and Development Seivtces RASPBERRIES BLUEBERRIES & Narang Fanns • 351 Bradner Road RASPBERRIES Berryhill Foods Ltd. 2887 Mt. Lehman Road BLUEBERRIES Fraser Valley Packers Inc. 260 Short Road
Kahlon Farms Ltd. 262 Columbia Street
Lucama Foods Ltd. 31122 South Fraser Way
g\ Mukhtiar Growers Ltd. ' 287Townline Road
ff@ Pacific Coast Fruit Products ·· ~ 34352 Industrial Way
•'f1• Snowcrest Foods Ltd. ,. 1925 Riverside Road
q~ Triple Crown Packers Lid. '"' 2283 Peardonville Road
FIGURE 4 LOCATION OF BERRY PROCESSORS DEVELOPMENT VARIANCE FILE NO. PERMITS (DVP) ISSUED 3020-20 I 015-001 ADDRESS: 260 Short Road 1. A&P Fruit Growers Ltd. APPLICANT: Greenline Management Ltd. 4,566 m2 (DVP 1718) Lee Mackenzie - Contact 2. Fraser Valley Packers Inc. 2 e ~.A 3,731 m (DVP 1353) 3. Lally Farms Inc. March 16, 2015 ABBOTSFORD 2 2 Plan~lng and Development Seivlces 4,013 m / 5,513 m (DVP 1549) ATTACHMENT A .__•• vh i ~ ABBOTSFORD DEVELOPMENT ENGINEERING DlVISIOl'J DEVELOPMENT PERMIT WORKS AND SERVICES REQUIREMENTS
File No: I 015-001 ,_P_l-an_n_e_r._ -·-----l Ma~~~ton, Planning Techn-ic--ia_n_____ ------·-- - - .. - . - -· .. _----· ------i-I ---·-----·------· ------· ------Prepared By: j Kim Fleming, Development Technologist 2
l . 2Coo~ Approved By: 1-kobert ~o~~~. Ma~ag~r-o~~~~elop~~ Engineering ------i· ------Date: I February 13, 2015 >--.----·-· --1·------·------Applicant: Greenline Management Ltd. ------· · - --- ... ·--· --- -260 stiorfRoad- - - - · - --- · .. . ------...... -- ·------·-· -
Development Property: i South haft Legal subdivision 7 Section 4 Township 16 New Westminster . District
The Local Government Act authorizes local governments to require development to meet current works and services standards as set out in the City's Development Bylaw and Policies.
This report includes the Existing Conditions of the site, the Works & Seivices Requirements to meet the applicable bylaws and policies and Future Considerations that may apply to the next phase of development.
Please have your consulting engineer call Kim Fleming, Development Technologist 2 at 604~ 864-5689 in regard to this report and any other seivicing matters relating to this application.
Page 1of3 015-001 •• ·~h ABBOTSFORD DEVELOPMENT ENGINEERING DIVISION
Administration & Inspection Fee • Pay 5% of the first $300,000 + 3% of the remainder of the estimated construction cost for administration and inspections.
Power/Telecommunications • Provide overhead or underground power and telecommunications services.
Lot Grading • A Lot Grading Plan will be required with any future building permit
EXISTING CONDITIONS
Highways (Rights-of-Way) Short Road is an existing 1O m wide right-of-way.
Roadways Short Road is constructed with a 6.5 m wide paved surface, no curb and gutter, no sidewalk, no drainage, no street lighting and overhead power/telecommunications wiring.
Drainage System No drainage exists on Short Road fronting the Lands.
Sanitary Sewer System No sanitary sewer main exists on Short Road fronting the Lands.
Water Distribution System A 300 mm diameter DI water main exists on Short Road fronting the lands.
Street Lighting No street lighting exists on Short Road fronting the Lands.
Power{felecommunications Wiring The existing power/telecommunications wiring on Short Road fronting the Lands is overhead.
Access Access to the Lands is currently from short Road.
Page 3 of 3 015-001 Os ·~h ABBOTSFORD DEVELOPMENT ENGINEERING DIVISION REQUIREMENTS
At this time, based on the limited information supplied at Development Permit stage, the following comments are to be brought to the attention of the applicant. Highways - Dedications and Rights-of-Ways
The OCP designates this road as a Rural Local which is required to be a minimum 20 m wide highway right-of-way.
On Short Road a dedication of 10 m is required along the full frontage of the Lands from the north property line to the south property line.
FUTURE CONSIDERATIONS Upon further development an additional works and services review will apply related to that application. Listed below are some items to consider. Bylaws • the applicant is to be familiar with the Development Bylaw to ensure an understanding of possible future Works and services that may impact the development Stormwater Management • Evaluate capacity of existing infiltration facility and upgrade as necessary to service any additional development area. Ensure that adequate room and proper placement has been reviewed. • Relocate any of the existing drainage system located under proposed buildings. • Infiltration and/or Detention rights-of-way (PL-201 developer maintains) Service Connections • Water service to properties forming part of this application must comply with current Council approved Policy which allows for only one (1) waler service for each legal property in the Rural area. • calculations related to the required domestic and fire water demand will be reviewed. There may be a service, meter or flow restrictions. • Fire Department review may result in geometric changes to onsite roadways, additional fire hydrants, emergency access and building placement. Sewage Collection and Disposal • Certification of adequacy for existing septic field and demonstration that a reserve system can be provided if existing system fails
Development Cost Charges. • Development Cost Charges (DCCs) shall be pald in accordance with the DCC Bylaws applicable at time of Building Permit. Works & Services Security & Warranty Deposit • Provide as Security Deposit, the estimated construction cost plus 10% for engineering (min $25,000) and 5% for as-constructed drawings (minimum $15,000) in cash or letter of credit.
Page 2 of 3 015-001 m GREENLINE MANAGEMENT LTD. t Project Management and Owner's Representative 11579-19Gth B st z Land Development/Agricultural/EnvironmentfALR· Projects Pitt Meadows, B.C w Permit Applications I Due Diligence Reports V3Y-1P2 :E "Pennit Specialists" :c (J ph: 604-319-6638 fax: 604-460-7198 e-mail: [email protected] ~ Date Mar gt\ 2015 1- To : Blake Collins Senior Planner City of Abbotsford Re: Development Variance Permit for Expansion at 260 Short Rd. Re: Letter of Intent Dear Sir: On behalf of the Owner's of this property I'm applying for a development variance to increase the allowable square meters of building square meter coverage for this A-1 zoned 8 ha property from 3731 sq m up to 4308 sq m. (The current amount approved by the ALC.) Fraser Valley Packers is a farm that processes and produces approximately 11 million pounds of their own product (55 %) on about 700 acres of land they farm. They process about 9 million pounds of local product (45 %) from local growers. They have been in operation since 1999. The business has steadily grown and now faces pressure from similar packers in the area that have all been allowed to expand their building facilities beyond the allowable 2000 square meters. Packers located on 534 7 Gladwin Rd and 1794 Peardonville Rd have recently been allowed variances to increase their total lot coverage of buildings, their building coverage is up to three times the 2000 square meters. They have completed their construction of their freezers, coolers and or IQF tunnels. I have attached a letter from Tony Pellet where he clearly states the ALC has no issue with farms expanding their business for our stated reasons. The total sq m of the buildings onsite is approximately 2797 square meters. We require an additional 1511 square meter of buildings for a total of 4308 square meters of building coverage for the followings reasons: 1 1- The expansion building (steel frame and insulated panel construction) to the east of the existing building is necessary for; - A (1511 sq m) IQF cooler room that will hold a new IQF freezer tunnel that freezes up to 20,000 lbs per hour. Nearly 50 % of their business is in the frozen market. (they currently freeze off site in other municipalities). The extra employment will be in Abbotsford instead of other municipalities. - the cooler room will have all the related and connected in-feed and out- feed equipment necessary to operate the tunnel. - this area will house the dry totes in the offseason which is a condition of the Food Safety regulations 3-The blueberry industry is facing stricter regulations for food safety and food handling. By expanding, Fraser Valley Packers will be able to better control the entire food handling cycle. - currently, they have to ship product off site to freeze and this causes multiple concerns with respect to food safety. This moves jobs out of the City of Abbotsford area to other municipalities. 4- Fraser Valley Packers want to become Organically certified and the new building will allow them to better process and package the crops under the requirements of the food safety and Organic safety measures. They would have the space to pack non organic crops and organic crops separately. 5- the expansion will decrease the large truck traffic in the area as all the product would not have to be relocated several times before it is sold 6- the expansion has an area where all incoming traffic will be located onsite and off of Short Rd. 7- Fraser valley Packers has lost a major contract with Costco Canada that was worth approximately $12 million dollars a year because their operation could not process and store the product within a cooler type room as soon as the product entered the site. 8- Driscoll Strawberry Associates Inc. is the major purchaser of Fraser Valley Packers fresh blueberries product and they are the largest fresh fruit marketing company in the world. Fraser Valley Packers has an exclusive contract with them and they have voiced concerns over the our inability to do the following onsite: a- process and store the berries in a cooler room upon arrival b- the product being shipped offsite for processing and or cooling. c- the inability to properly store product that is not immediately sold 2 Fraser Valley Packers can't afford to lose Driscoll's as a customer, the effects of such a loss would be devastating to the company. They have spent over 14 years developing their relationship with Driscoll. All construction will have engineered approved permitted drawings. In our permit package we will cover the following: a- storm management system b-soils, structural and mechanical engineering c- related septic field requirements for the additional washrooms ( if necessary) d- road survey dedication for Short Rd that is required to be updated e- meet all codes for construction Any other Engineering deemed necessary will be undertaken and completed. The site plan for the expansion is for the total square meters of buildings, however some changes in the design and actual square meters of each building may occur during the Engineering of the project. The variance should be roughly based on the site plan but generally allowed for the 4308 square meters of buildings. It is vitally important for the future of this business to be able to expand their facilities in a manner in which there competition has been allowed to do. They employ mainly Abbotsford residents at their farm and these jobs will be in jeopardy without the expansion. The above noted issues are important reasons why Fraser Valley Packers needs to expand their business and the buildings onsite to the 4308 square meters. I trust this letter of intent for the approval of the Variance Development Permit is clear. ·Please contact me directly if you have questions and or concerns. Thank You Lee Mackenzie Project Manager 3 ATTACHMENT C "Grower & Packers of the Finest Berries in the World" BLUEBERRY LANO LEASE AGREEMENT THIS AGREEMENT made the .{ft.... dayof~_dE_jJ BETWEEN: u Name: _____s"'u""'k""'h""m""in""'d""e,,_r=S_,G=il,,_l &~S,._at..,p"""a'-'I G::: i...,_ll ______"Lessor" Adtlress: ___ _ -"-'32::.:9,,,2,,.0..... H.:..::u,,,_,n"'ti""ngt=o_,_,_n""'R.=.oa,,,d,,,_._,_A,,,,b,,,.b""ots,,,_t:'""o:.:..;rd:::.i,-=B""'C'-'V_,,2"'-S "'"'7ZS=------ AND: FRASER VALLEY PACKERS INC. " Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S BA 7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 32920 Huntington Road, Abbotsford, BC V2S 7Z3 7 8,000 56,000 2 3 4 5 Totals 7 8,000 56,000 ]Srm of the Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are_7_ which produce approximately __""56 ... 0""0"""'0~_lbs of blueberries per year. Lease rayable: 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the agreement in writing. Slgn•d ~ Lessee ~ Lessor www.fraservalleypackers.com "Grower & Packers of the Ffnest Berries in the World" BlUEBEl'lRV LAND LEASE AGREEMENT THIS AGREEMENT made the __ day of ______, BETWEEN: Name: -----"'"D'"'"he=s~i~Fa"'"rrn-"=s-=L"'-'td,______"lessor" Address: ____--=26=-=0'-'S"'"h""o"'"'rt.._,R_,.,o,_,,a""d....,, A'""b::..:b:.::o.,.ts"'"fo""r""d'""'B""C'""V'""2""S-"8"-A.,_7 ______ ANO: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 '- 25 Short Road, Abbotsford BC V2S 8A8 7 10,000 . 70,000 2 (Note New planting will be done in Sept 2015) 11 3 4 5 Totals 7 10,000 70,000 Term of the tease: 1. The Lessor grants the Lessee the right to lease·the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are_7_ which produce approximately __.._70=00""'0,___lbs of blueberries per year. Lease Pavable: 1. Lessee shall pay to the .Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the agreement in writing. Signed Signed ______Lessee Lessor www.fraservalleypackers.com "Grower & Packers of the Finest Bernes in the World" BLU£BERRY LAND LEASE AGREEMENT THIS AGREEMENT made the __ day of _____, BETWEEN: Name: ----~D~h=e=si-'"F=a~rm~s~Lt=d~------"Lessor" Address: _____.2=6"""0._,S'"""h=o"'"'rt'""'R.;.,o=a=d,_,. A"""b"""b=o=ts'"'"fo""'r""'d-=B=C"-'V=2=5=8'-'A"'""7 ______ AND: FRASER VALLEY PACKERS INC. "lesseen 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 225 Short Road, Abbotsford BC V2S SAS 10 15,000 150,000 2 3 4 5 Totals 10 15,000 150,000 Term of the bease: 1. The Lessor grants the Lessee the right to !eas~ the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are_1.Q__ which produce approximately ___..1..,.so,...... 0... 00,._ __lbs of blueberries per year. Lease Payable: 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the •weem'""" ~:;,~_'_ ~ Signed ~ Signed ______a;:> Lessee Lessor www.fraservalleypackers.com NGrower & Packers of the Finest Berries in the World" BWEBERRY LAND LEASE AGREEMENT THIS AGREEMENT made the __ day of ___-.J BETWEEN: Name; -----"'D,,..he,.,s"'-i'-'Fae.:.r.!.!m..,,s_,,L""td.______"Lessor" Address: _____=26""0'""'S=h=o~rt,_,R=o"'a""d.._., A""b""b"'o"'tsf""'o,.,r-=d-=B=-=C'-'V-=2::.S-=8 ... A.._7 ______ AND: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 285 Short Road, .Abbotsford BC V2S 8A8 10 15,000 150,000 2 3 4 5 Totals 10 15,000 150,000 Ierm of the Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are-1.Q__ which produce approximately __-=1=50""',,,._00><-'0"--_Jbs of blueberries per year. Lease Payable; 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold . 2. This Lease Agreement automatically renews every year unless Lessor and or lessee termlnates the agreement in writing• A~ Signed .~L Signed ______. Lessee Lessor www.traservalleypackers.com - "Grower & Packers of the Finest Berries in the World" Bt.UEBERRY !.ANP LEASE AGREEMENT TI-115 AGREEMENT made the __ day of _____, BETWEEN: Name: _____D=-h'-"e=s"--l F,_,a=r"'m=s-"'Lt,_,,d,______"Lessor" Address: ______,2=60=-"S"-'h=ort'-'-"R""o"'"'ad,,,,_,_A=h""b"'"ots""'""fo'""'rd=-=cBC::...:.V:2S::.=BA'""7'------ANO: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estim ated Farm address Acres lbs/acre Lb s 1 685 Short Road , Abbotsford BC V2S 8A8 14 15,000 210,00 0 2 3 4 5 Totals 14 15,000 210,000 Term of the Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are__M_ which produce approximately --=21=0"",0""Q""O__ lbs of blueberries per year. I.ease Pavable: 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the ''"'m'"' ;o w,;tiog. h• Signed __~ .... ~"------"C--- Signed ______Lessee Lessor www.fraservalleypackers.com "Grower & Packers of the Finest Berries in the World" BLUEBERRY LANQ LEA5E AGREEMENT THIS AGREEMENT made the __ day of _____, BETWEEN: Name: ______,,D:..:.h""'e""s·'""', F'""'a"'rm"""'"s""'Lt""d'------"Lessor" Address: ___-"2=6=0-=S..,h=or~t...-R=o""ad=-,.._A""b=b"'-ot_s"""fo""'rd""'""'B""'C""""V=2S"'-="8A'"'"7'------ AND: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 35625 Fore Road, Abbotsford, BC V3G 1P7 41 15,000 615,000 2 3 4 5 Totals 41 15,000 615,000 Term of the Le§se: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are----1.L_ which produce approximately --=6=15..,.,0""'0"-'0,___lbs of blueberries per year. Lease pavable: 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold . 2. This Lease Agreement automatically renews every year unless Lessor and or lessee terminates the agreement in writing. Signed------Lessor www.fraservalleypackers.com "Grower & Packers of the Finest Berries in the World" f?LUEBERBY LAND LEASE AGREEMENT THJS AGREEMENT made the __ day of _____, BElWEEN: Name: _____D~h=e=s~i '""Fa=r--.m=s=l.=td~------"lessor" Add ress: ____--'2=-=6=0-=S'-"h=o~rt~R=o=ad=,~A=b=b=ots=f~o~rd~BC"'"""V=2S=-8=A~7------ AND: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 8675 & 8765 Garrison Road , Everson, WA 98295 50 15,000 750,000 2 3 4 5 Totals 50 15,000 750,000 Term of :the Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are-2.Q__ which produce approximately __7"""5""0~00~0 __.lbs of blueberries per year. lease payable; 1. Lessee shaJI pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the agreement in writing. Signed~ Signed ______;;> Lessee Lessor www.fraservalleypackers.com "Grower & Packers of the Finest Berries In the World" (!LUEBERRV !AND LEASE AGREEMENT TH IS AGREEMENT made the _6_ day of January_, _2012 __ BETWEEN: Name: _Kulblr Kajla "Lessor" Address:_4365-104 Th Delta B.C. V4K-3N3 ____ AND: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 4365-104 th street delta 60 15000 900000 2 3 4 5 Totals Term ofthe Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are_60_ which produce approximately q6Ci iO OD lb5 ~of blueberries per year. bei!se Pavab!e: 1. Lessee shill! pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. Thls Lease Agreement automatically renews every year unless Lessor and or Lessee ter tes the '~"~""~ ··2-._------~ Signed_="---~~-----..,______Signed Lessee www.fraservalleypackelll.com •Grower & Packers of the Finest Berries in the World" BLUEBERRY LAND L£ASE AGREEMENT THIS AGREEMENT made the 5 ~ay of /f /3~V¥'(, Jo{.::;;-- BETWEEN: Name: S -.f (.; fYJ/TLLH ( r fi-4 YY) "Lessor" Address: f, 2{, 1 '-t "j y'K Sft---f..t..-1- ;t/d.eJt'in1L1 ~ c_,..; AND: FRASER VAlLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated lbs/acre 1 21:,q -H.. 2 lo --f-1,, 3 4 5 Totals Term of the Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are!tJJ.. which produce approximately i/'i?, () {IV lbs of blueberries per year. Lease Pavab!e: 1. Lessee shall pay to the Lessor a minimum of 2, 000 lbs per acre after the blueberries are sold . 2. This Lease Agreement auto atically renews every year unless Lessor and or Lessee terminates the agreement in writing. Signed~L (}~ Lessor www.fraservalieypackers.com "Grower & Packers of the Finest Berries in the World" BWEBERRY LAND LEASE AGREEMENT -ft.. THIS AGREEMENT made the ~ day of~ :1-t;:i ( 2- BE'TWEEN: ~ F~~~ Name: f t4c r Fu. Df:<6.M1 l. 'gt.vf"~f'~~ h '"Lessor" Address: 3 Lf=°i Lf .;- fl Au,.~ r Ro/>riO,, B fu7 S Fote D,, .8 C- ANO: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre lbs 1 .3 'f t\ If- S" l+A--1--\-. [,,e .,. /2cAQ .4 /!. l?r::::rf Jl'n """' r Term of the Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. Tue total acres are./_E__ which produce approximately 9 O 0 OV lbs of blueberries per year. Lease Pavabfe: 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the agreement_;,:ritmg~ '"'"'' Siwo•'LA -~Lessee /_jLesso~ s:/r./7 www.fraservalleypackers.com "Grower & Packers of the Finest Berries in the World" BWEBEBRY LAND LE/ISE AGREEMENT THIS AGREEMENT made the!!!" day of ;:;;.I #?I?= I _!!:__~2. BETWEEN: Name: Cl'l6t..!f MovA'i'A-11\J &~m L-rD. "Lessor" Address: 'ii<.. oB L-o u t. ttj?E-D H ((, H WA.-'j; IJ 13'"-.o c 1-f-:t C- 1 /3 ANO: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 1 IS, oo" 3, Lft£,oov 2 2. 3tS-,Doo 3 loo /S-oo oo(,) 4 5 Totals '3S'"2- Term of the Leasg: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are3 52. which produce approximately 5,Z.(;o 1 ()() 0 lbs of blueberries per year. J&ilse Pavablei 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatica11y renews every year unless Lessor and or Lessee terminates the agreement in writing. Signed~--- . Lessee www.fraservalleypackers.com "Grower & Packers of the Finest Berries in the World" BLUEBERRY LAND LEASE AGRE£MENT THIS AGREEMENT made the _ll_ day of :5\iclE... , ~ BETWEEN: L"f"-' Name: HtHHfM'" !?wlo.\ RL\lEitFJ?.:ty 4fl.ri~f1.l."Lessor" Address:~ 1-z..~0 ,5'\ ;5.JP...p;s.'1 ,SL ~V-J "12-16' AND: FRASER VALLEY PACKERS INC. "Lessee" 260 Short Rd., Abbotsford, BC, Canada, V2S 8A7 Estimated Estimated Acres lbs/acre Lbs Y 0 ooO 00 1.:L'\ SOO Ot>O Term of the Lease; 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are-11:3.. which produce approximately I 31 '$65""' lbs of blueberries per year. Lease pavab!e: 1. Lessee shall pay to the Lessor a minimum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the agreement in writing. • / ,,,.---. Signed~ Signed------.i:ii~~------Lessee lf·~ www .fraservalleypackers.com "Grower & Packers of the Finest Berries in the World" BLUEBERRY LAND LEASE AGREEMENT THIS AGREfMENT made the __ day of ___~ 2..on BETWEEN: Name: 51t•rt..J4H ? 1/)0!.;-r_ , "Lessor" Address: l3(!9 {.'J!f 64'tJ Sv#Rt' Y, .dC V3/JJ t::>l'f'1 AND: FRASER VALLEY PACKERS INC. ''Lessee" 260 Short Rd., Abbotsford, · BC, Canada, V2S 8A7 Estimated Lbs 1 2 3 4 5 Totals 13 Term of the lease; 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are/3-7- which produce approximately lti Z-SO lbs . bease Pavabfe: 1. Lessee shall pay to the Lessor a minimum of2,000 lb:, per acre after the blueberries are sold. 2. This Lease Agreement automatically renews every year unless Lessor and or Lessee terminates the agreement in writing. Signed ____5 j~r ""'--= www.fraservalleypackers.com ''Grower & Packers of the Flnest Berries in the World" BLUEBERRY LAND LEASE AGREEMENT THIS AGREEMENT made the _2nd __ day of _January, _2015 __ BETWEEN: Name: J.R.T. Berry Farms Inc. "Lessor" Address:_2396 - 272 Street, Aldergrove, BC, V4W 2Rl AND: FRASER VALLEY PACKERS INC. "lessee" 260 Short Rd., Abbotsford, BC, Canada, V'lS 8A7 Estimated Estimated Farm address Acres lbs/acre Lbs 5926 Sumas Prairie Road, 1 Ch illiwack, BC 70 13,000 910,000 2 3 4 5 Totals 70· 13,000 910,000 Term oftne Lease: 1. The Lessor grants the Lessee the right to lease the lands noted above for the cultivation and the production of the blueberries. 2. The total acres are_70_ which produce approximately _13,000 __lbs per acre of blueberries per year. Lease Pavable: 1. Lessee shall pay to the Lessor a mrnlmum of 2,000 lbs per acre after the blueberries are sold. 2. This Lease Agreement automatlcally renews every year unless Lessor and or lessee terminates the ,~,m~tln-~tin:~~ Signed ~ Signed _ _ -.;zt-p::.-1.<=..::..::_y:...~==--..._- -. Lessee www.fraservaneypackers.com DEVELOPMENT VARIANCE PERMIT N0.1970 ATTACHMENT D 1. This Development Variance Permit No. 1970 is issued to FRASER VALLEY PACKERS HOLDINGS LTD., INC.NO. 0582757 260 SHORT ROAD ABBOTSFORD, BC V2S 8A7 as the owner (the "Permittee") and shall apply only to ALL AND SINGULAR that certain parcel or tract of land within the City of Abbotsford rthe City") described below, and any and all buildings, structures and other development thereon: Parcel Identifier. 013-379-950 Legal Description: South Half Legal Subdivision 7 Section 4 Township 16 New Westminster District (the "Lands") 2. This Development Variance Permit is issued pursuant to and in accordance with the applicable bylaws of the City and is issued subject to compliance with all of the bylaws of the City except as specifically varied by this Permit. 3. Abbotsford Zoning Bylaw, 2014 Section 210.7.6 (b) shall be varied to allow a berry 2 packing facility having a maximum floor area of 4,308.57m , as shown on Schedule "A". 4. This Permit does not constitute subdivision approval, a Soil Removal/Deposit Permit, a Tree Removal Permit or a Building Permit and does not entitle the Permittee to undertake any work without the necessary approvals or permits. Site work must be in compliance with the Soil Deposit/Removal Bylaw and the Tree Protection Bylaw; other works must be constructed in accordance with engineering plans and specifications acceptable to the City's General Manager of Engineering; and buildings and structures can only be altered, changed in occupancy or constructed in accordance with the B.C. Building Code following issuance of a Building Permit. 5. This Permit expires two years from the date of issuance, as provided for in the Local Government Act, Section 926. AUTHORIZING RESOLUTION PASSED by Abbotsford City Council on the day of I 2015. THIS PERMIT IS ISSUED this day of '2015. The Corporate Seal of the CITY ) OF ABBOTSFORD was hereunto ) affixed in the presence of: ) ) ~~~~~~~~~~~~~~-) Mayor, Henry Braun ) ) ) ~~~~~~~~~~~~~~~-) Corporate Officer, William Flitton L:\D14\D14-051\DVP1970 SCHEDULE "A" DEVELOPMENT VARIANCE PERMIT NO. 1970 -+- 6 0 5 +- short rd ,------~---~------'1 1~existtng =2797m2 1 ! 1 2-new • :!511m2 I 3~ Tot:u • 4308m2 Bulldi!llt#1 I I ~ 1 I I I 1 1 D I ~~tinQbuildilliJ ... I ""'Ott llil.m2 I 1 #l! Jd/trd "" 9 mtz ~ lJ 13Z!l.m2 f!OOsq ti (;41~.l "_:Ji"=-__,_o' _,....,--1 fl~~l - '==....o--,_,_..,.....__.__ _ I I I ! -- offlce entrance- waterline (Total Area Is;; .\tres {217,800 sq frl PROPOSED VARIANCE To increase the maximum floor area for an Accessory Processing Use septic field from 3, 731 m2 to 4,308.57 m2 . A truck entrance N I e ~A ABBOTSFORD Planning ancl Development Services