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2004 City in the Country Plan

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2004 City in the Country Plan City in the Country Plan Enhancing Agriculture Preserving Community Sustainability FINAL REPORT CITY OF ABBOTSFORD MAY 2004 City in the Country Plan TABLE OF CONTENTS Changes from the Draft Plan................................................................................................................. iv Executive Summary ............................................................................................................................... v City in the Country Plan Highlights ...................................................................................................... vii Royal LePage Advisors’ Commentary ................................................................................................. ix Acknowledgements................................................................................................................................ xiii Milestones and Plan Development Process ........................................................................................ xiv Section 1 Introduction................................................................................................................... 1 1.1 Goals and Objectives of the Plan ...................................................................... 1 1.2 Relationship of the Plan to the FVRD Regional Growth Strategy ..................... 2 1.3 Relationship of the Plan to the City of Abbotsford OCP.................................... 2 1.4 Relationship to the Agricultural Land Commission Act ..................................... 4 Section 2 Sustainable Development............................................................................................ 5 Section 3 A City Defined by Agriculture...................................................................................... 7 3.1 Rural Urban Economy ...................................................................................... 7 3.2 Agricultural Employment ................................................................................... 8 3.3 City Support of Agriculture ................................................................................ 9 3.4 Infrastructure .................................................................................................... 11 3.4.1 Drainage and Dyking Infrastructure...................................................... 11 3.4.2 Water Infrastructure.............................................................................. 12 3.4.3 Road Infrastructure............................................................................... 12 Section 4 Regional Context ......................................................................................................... 13 4.1 Lower Mainland ................................................................................................. 13 4.1.1 Population and Employment Trends in the Lower Mainland ............... 13 4.1.2 Industrial Location ............................................................................... 14 4.1.3 Changing Nature of Industry ............................................................... 14 4.1.4 Industrial Floor Space .......................................................................... 15 4.1.5 Industrial Density.................................................................................. 15 4.1.6 Abbotsford International Airport............................................................ 16 4.2 Fraser Valley Regional District .......................................................................... 17 Section 5 Local Context................................................................................................................ 19 5.1 Land Use ........................................................................................................... 19 5.1.1 Residential............................................................................................ 20 5.1.2 Commercial .......................................................................................... 20 5.1.3 Industrial ............................................................................................... 21 5.1.4 Abbotsford International Airport............................................................ 21 5.1.5 Agriculture ............................................................................................ 21 5.1.6 Hillside Development............................................................................ 22 5.2 Agricultural Land Reserve ................................................................................. 23 5.3 Sand and Gravel Extraction .............................................................................. 24 5.4 Industrial Development in Abbotsford ............................................................... 25 Section 6 Facing the Challenge ................................................................................................... 27 6.1 The Challenge for Agriculture............................................................................ 27 6.2 Challenges for the City ...................................................................................... 27 i City in the Country Plan 6.3 Industrial Land Supply....................................................................................... 28 6.3.1 Existing Land Supply............................................................................ 28 6.3.2 Lot Configuration .................................................................................. 29 6.3.3 Land Ownership ................................................................................... 31 Section 7 Community Land Requirements ................................................................................. 32 7.1 Influencing Factors ............................................................................................ 32 7.2 Consistency with GVRD estimates ................................................................... 33 7.3 Community Requirements Based on Employment Demand............................. 33 7.3.1 Population Growth................................................................................ 34 7.3.2 Employment Forecast .......................................................................... 35 7.3.3 Employment’s Relationship to Floor Space ......................................... 41 7.3.4 Floor Space ratio .................................................................................. 43 7.4 Requirements Based on Floor Space Demand................................................. 43 7.5 Independent Review of City in the Country Plan Demand Analysis ................. 45 7.6 Twenty Year Land Requirement........................................................................ 46 7.7 Requirements Based on Economic Sustainability............................................. 46 7.8 Looking Beyond the Twenty-Year Horizon........................................................ 48 Section 8 Meeting the Community Need..................................................................................... 49 8.1 Intensification of Existing Designated Lands..................................................... 49 8.2 Existing Industrial Land Supply ......................................................................... 50 8.3 ALR Exclusion as a Last Resort........................................................................ 53 Section 9 Agriculture Land Reserve Exclusion Proposal ......................................................... 54 9.1 Assessment Criteria .......................................................................................... 54 9.2 Decision Matrix .................................................................................................. 56 9.3 Sites of Interest.................................................................................................. 57 9.3.1 Mount Lehman...................................................................................... 57 9.3.2 Airport Reserve A and B....................................................................... 58 9.3.3 Cascade ............................................................................................... 58 9.3.4 Townline ............................................................................................... 58 9.3.5 Clearbrook ............................................................................................ 59 9.3.6 Neufeld ................................................................................................. 59 9.3.7 Mount Lehman South ........................................................................... 59 9.3.8 Clearbrook Interchange........................................................................ 60 9.4 Other Candidate Areas Identified During the Public Consultation Process and Ultimately Eliminated.................................................................... 60 9.4.1 Gravel Pits Located in the ALR ............................................................ 61 9.4.2 Fraser Highway .................................................................................... 62 9.4.3 The Reimer Property ............................................................................ 62 9.4.4 Downes Road....................................................................................... 63 9.4.5 McCallum Industrial Area North ........................................................... 63 9.4.6 East Gloucester...................................................................................
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