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Farm Use on Lands Within the Agricultural Land Reserve Client R.G. (Bob) Holtby, MSc, PAg. Principal An Opinion on an Application for Non- Farm Use on Lands within the Agricultural Land Reserve Client: BK C&D Enterprise Ltd. Date: June 5, 2018 2533 Copper Ridge Drive, West Kelowna, BC, V4T 2X6, Phone: 250-707-4664, Cell: 250-804-1798, email: [email protected] 1.0 Introduction BK C&D Enterprise Ltd. owns three lots south of Revelstoke that they wish to develop for food production, a learning centre, nature interpretation centre and a wellness program. The lands are shown in Figure 1. Given a mix of farm and non-farm uses, the application is to allow the non-farm uses within the ALR. The applicants are considering consolidating the three parcels into one. Figure 1: Aerial View of Subject Parcels Subject Parcels The property descriptions are: Lot 1 Section 14 Township 23 Range 2 West of the 6th Meridian Kootenay District Plan Nep19478; PID 017-455-081 Lot A Section 14 Township 23 Range 2 West of the 6th Meridian Kootenay District Plan 7485; PID 013-876-147 Lot 2 Section 14 Township 23 Range 2 West of the 6th Meridian Kootenay District Plan 7029; PID 014-246-546 An Opinion on an Application for Non-Farm Use Page 2 BK C&D Enterprises Ltd. 2.0 The Plan The applicants propose the following uses of the property as outlined in their Master Plan:1 With reference to the Williamson Lake Conceptual Master Plan Key, a diversity of amenities, activities and building types have been planned for uses that are permitted on lands designated as Agricultural Land Reserve. Three key themes of farm to table food production, a learning center and a wellness program define the sub-neighborhoods of this 26 acre site. Hydroponic / Aquaponic + Garden Complex: The 'Farm to Table’ food production facility is accommodated in a hydroponic greenhouse and attached aquaponic fish farm that will operate year-round. An outdoor garden is located adjacent the greenhouse for additional production during non- winter months. The site has been partially cleared of forest cover and the complex is to be designed as a landmark gateway building that is located adjacent to the main entrance off Airport Way to the west. Food produced from the aquaponic / hydroponic facility and adjacent seasonal garden will be consumed in the dining facilities that will support on-site programs. Surplus food will be sold locally to restaurants and at the ‘Farmer’s Market’ and donated to the local food-bank. Organic waste from the operations will be composted and sold for topsoil. Fish will be transferred to the on-site aquaculture ponds that front the wellness center to mature. The fish may then be sold to local restaurants and markets, sold to stock private ponds, or donated to stock Williamson Lake in conjunction with the Freshwater Fisheries Society of BC. The facility will be available to school districts for educational programs, volunteers with the local food security program (Revelstoke Food Initiative) and open to the general public for educational tours during scheduled hours. Central Parking: A parking lot is located on the site adjacent to the main access road and along Airport Way. The parking lot will serve visitors who may only spend a few hours on site and visitors who spend extended periods participating in the many programs that will be offered year-round. The parking area will have extensive areas of landscaping to serve as a buffer to the adjacent lands. These landscape buffers will also incorporate sufficient areas for snow dump. Learning and Adventure Skills Centre: The Learning and Adventure Skills Centre is located adjacent the site’s northern boundary and the access road to Williamson’s Lake Civic Park. The site is gently sloping to the north with a second growth forest cover that is dense enough to create a buffer from the surrounding land uses. 1 BK C&D Enterprises Ltd., Conceptual Master Plan Design Rationale An Opinion on an Application for Non-Farm Use Page 3 BK C&D Enterprises Ltd. Buildings and outdoor gathering areas will be sited to preserve as much forest cover as possible. The Learning and Adventure Skills Centre consists of buildings that will accommodate students in various programs, a building that provides seminar rooms with a central atrium space and a common building with dining and lounge facilities. These buildings will be one story in height with small footprints that create an intimate campus blended into the forest. The architecture will express natural materials such as wood and stone. Extensive areas of glass will create a ‘free flowing space’ between the interior of the buildings and the forest. Produce and Crafts Confectionary: A confectionary is located to the east of the learning center and fronts the Williamsons Lake Park access road and access road to the Learning and Adventure Skills Centre parking. The confectionary will sell fresh produce and crafts from Williamson’s Lake Greenhouse, Orchard and Gardens. The store will also have an outdoor deck on the southwest corner for the consumption of coffee, tea and deli-oriented goods. Lodge, Lodge Out-Cabins + Pool: A main lodge will provide accommodations for guests involved in special programs that are offered in addition to those offered by the Learning and Adventure Skills Centre. The Lodge is located adjacent to Williamson Lake on sloping land that is not suited for agriculture. In addition to sleeping rooms, the Lodge will provide meeting/conference rooms, dining facilities, and spa/fitness and recreation facilities such as a gym, treatment rooms, and a outdoor terraced pool. Freestanding cabins are located to the north of the Lodge to diversify accommodation and may be used for both programs related to the Lodge and/or the Learning and Adventure Skills Centre. The cabins are oriented to families and small groups and will be accessible by footpath only. The architecture of the Lodge and cabins will express a contemporary style with gently sloping gable roofs, natural materials and large areas of glass to capture short distance views to the adjacent forest, lake, and outdoor amenities, and long- distance views to the surrounding peaks and glaciers. The Lodge will feature a floor to ceiling glass atrium on the east and west elevations that enables guests to view the lake from the arrival area to the west. Beach House + Gazebo: A ‘beach house’ will be located near the shoreline fronting the beach and a floating gazebo and wharf will be located on Williamsons Lake to the Northeast of the Lodge. These facilities will be accessible year-round to all guests and to private groups for special functions. Wellness Program Facilities: In addition to spa and wellness facilities such as treatment rooms and hydrotherapy facilities that will be in the Lodge and accessible to guests and the An Opinion on an Application for Non-Farm Use Page 4 BK C&D Enterprises Ltd. general public, facilities dedicated for the exclusive use of the wellness program are located to the south and west of the Lodge. These facilities consist of a dining and lounge facility, a center for group activities such as yoga, group meetings and instruction and 12 small retreat-oriented cabins The dining and lounge building and the cabins are located on sloping lands that are not suitable for agricultural use. The 12 cabins will be elevated on stilts to further reduce the impact of the footprints upon the sloping site. The center for group activities will be located in a water feature that consists of a series of interconnected ponds to be created in the field below the cabins. The aquiculture ponds will be stocked with fish from the onsite aquaponics facility to mature further prior to being sold to the market or used in stocking programs. Administration and Maintenance Centre: The existing farmhouse and shop will be retained and serve as a transition to the rural residential lands on the adjacent property to the southwest. The farmhouse will serve as an overall administration center for operations of the programs even though some administration spaces will be required in the Learning Centre, Aquaponics and Hydroponics complex and Lodge. The existing shop will be upgraded to serve as a structure for the storage and maintenance of equipment and machinery associated with all indoor and outdoor operations. Employee Accommodations: On-site accommodations for 30 employees will be provided in two, two story buildings to the north of the administration and maintenance center. This location adjacent Airport Way provides privacy for the employees from guests and visitors to the site. One building will accommodate 10 employees on each story, while the second building will accommodate another 10 employees on the upper level. The rooms will offer double and single occupancy and will be similar to those available at the Learning Centre. Cafeteria style dining facilities for all employees, a lounge, laundry, and storage will be provided on the ground level of the second building. The administration and maintenance center and employee accommodations will be buffered from visitors by trees that are part of a re- vegetation program that will include other areas of the site. The land use is shown in Figure 2. The Hydroponic/Aquaponic and Garden Complex will qualify for Farm Use. The balance of the land uses need to be approved for Non-Farm Uses. An Opinion on an Application for Non-Farm Use Page 5 BK C&D Enterprises Ltd. Figure 2: Master Plan for the Subject Parcels 3.0 Qualifications I am a licensed Agrologist and have been a full member of the B.C. Institute of Agrologists since 1971 (except 2001-2002).
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