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AGRICULTURAL LAND PRESERVATION and URBAN DEVELOPMENT in the NEW FRINGE: a Case Study of Small Lot Farming in Kelowna, British Columbia

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AGRICULTURAL LAND PRESERVATION and URBAN DEVELOPMENT in the NEW FRINGE: a Case Study of Small Lot Farming in Kelowna, British Columbia AGRICULTURAL LAND PRESERVATION AND URBAN DEVELOPMENT IN THE NEW FRINGE: A Case Study of Small Lot Farming in Kelowna, British Columbia by Edward Grifone, MCIP, RPP B.A., The University of British Columbia, 1976 A THESIS SUBMITTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF ARTS in THE COLLEGE OF GRADUATE STUDIES (Interdisciplinary Studies) THE UNIVERSITY OF BRITISH COLUMBIA (Okanagan) August, 2017 © Edward Grifone, 2017 Committee Approval The following individuals certify that they have read, and recommend to the College of Graduate Studies for acceptance a thesis/dissertation entitled: AGRICULTURAL LAND PRESERVATION AND URBAN DEVELOPMENT IN THE NEW FRINGE: A Case Study of Small Lot Farming in Kelowna, British Columbia submitted by Edward Grifone in partial fulfillment of the requirements of the degree of Master of Arts. Dr. Donna Senese, Faculty of Community, Culture and Global Studies Supervisor Bernard Momer, Faculty of Community, Culture and Global Studies Supervisory Committee Member Dr. Dave Connell, School of Ecosystem Science and Management Supervisory Committee Member Dr. Kevin Hanna, Faculty of Community, Culture and Global Studies Supervisory Committee Member Dr. Annamma Joy, Faculty of Management University Examiner Dr. Mary Stockdale, Faculty of Community, Culture and Global Studies External Examiner ii Abstract In 1973, the Province of British Columbia enacted the Agricultural Land Commission Act (ALC) implementing the Agricultural Land Reserve (ALR) to curb consumption of agricultural land by urban encroachment. The Central Okanagan was one of the main areas in the province where agriculture lands warranted protection. Today, the conflict between urbanization and agriculture is still simmering especially in Kelowna where 40% of the city’s land base is within the ALR. The objective of this thesis is to understand the impact of the ALR on the inner fringe where urban and agricultural uses vie for the same land base. Four research questions are posed to understand the implications of agricultural land preservation within a Kelowna: (i) Is agricultural land preservation working in the inner fringe; (ii) Is urban sprawl being avoided; (iii) Is farming being advanced in the inner fringe; and (iv) Can small lot farming play a role to help advance farming in the inner fringe? The mixed methods case study approach employs a combination of qualitative methods, including personal interviews with city planners, developers and farmers; and empirical methods including a spatial analysis of two ALR study blocks that are under pressure of urbanization. The research results suggest that land sales speculation in the inner fringe ALR continues to undermine agricultural land preservation goals. The ALR has helped avoid urbanization of inner fringe agricultural lands, however, suburban, low density residential neighbourhoods continue to grow as a result of leapfrog development, market demand, and municipal policy for low density development. Although inner fringe agricultural land is being preserved, speculative interest has had a negative effect on farming, especially in the study block adjacent to the City Core Area. Small lot farming could have a role in urban agriculture, however, the continuing concern about fragmentation impedes expansion of this industry sector. Other means to promote farming is required. More definitive agricultural land use and community planning are suggested to protect agricultural land, enhance farming and mitigate urban sprawl. Five recommendations are provided for cities to embrace agriculture not only for food security, but also to invent new urban forms. iii Preface This thesis was researched and prepared by Edward Grifone. I have practiced as a professional urban planner in the Okanagan for 25 years. The precedent for the topic was derived from this experience. It is also a result of trying to understand the dynamic of how restrictive zoning such as the ALR relates to a growing urban centre, since 1976 when I worked as a summer student at the Agricultural Land Commission. The research included interviews with three groups of informants: city planners, farmers/landowners in the ALR, and developers. As such, approval from the UBC Research Ethics Board was required and was obtained, November 24, 2016 (ID #H15-01939). The initial phases of this thesis served as background to presentations made at the Canadian Association of Geographers Annual Conference in Vancouver (June, 2015), and to the Central Okanagan Food Council (Field to Fork) Research Meeting in Kelowna (April, 2016). Otherwise, this thesis or parts thereof, have not been published in advance of this submission. iv Table of Contents Abstract .......................................................................................................................... iii Preface ............................................................................................................................ iv Table of Contents ........................................................................................................... v List of Tables ............................................................................................................... viii List of Figures ............................................................................................................... ix Acknowledgements ...................................................................................................... x Dedication ...................................................................................................................... xi 1. Introduction: Problem Statement, Research Questions and Study Area ................................................................................................................................... 1 1.1 Problem Statement ............................................................................................................................ 1 1.2 The Research Questions ................................................................................................................... 4 1.2.1 Is Agricultural Land Preservation working in the inner fringe?...................................... 4 1.2.2 Is urban sprawl being avoided?.......................................................................................................... 5 1.2.3 Is farming being advanced in the inner fringe of Kelowna? ............................................... 6 1.2.4 Can small lot farming play a role to advance farming in the inner city? ..................... 8 1.3 The Study Area: Kelowna, BC ......................................................................................................... 9 1.3.1 The ALR .......................................................................................................................................................... 13 1.3.2 Kelowna Inner Fringe Area ................................................................................................................. 14 1.3.3 Two ALR Blocks ......................................................................................................................................... 14 1.4 The Kelowna Situation .................................................................................................................. 16 1.5 Two Study Blocks ............................................................................................................................. 20 1.5.1 KLO-Benvoulin Block ............................................................................................................................. 22 1.5.2 South Lakeshore Block .......................................................................................................................... 27 2. A Review of the Literature ............................................................................... 31 2.1 Urbanization and Agricultural Land in Canada .................................................................... 32 2.2 Agricultural Land Preservation.................................................................................................. 33 2.3 Protecting Agricultural Land in British Columbia ............................................................... 34 2.4 The Impacts of Agricultural Land Preservation in BC ........................................................ 35 2.5 Agricultural Land and Its Preservation: The Rural-Urban Fringe as Battleground 36 2.6 Towards a Solution: Densification ............................................................................................ 41 2.7 Towards a Solution: Farming the Fringe with Small Plot Agriculture ......................... 43 2.8 Speculation ........................................................................................................................................ 45 2.9 Lands in Waiting .............................................................................................................................. 46 2.10 Barriers to Entry .............................................................................................................................. 47 2.11 Top-Down Legislation and Local Planning ............................................................................ 47 2.12 Land Use Policies ............................................................................................................................. 51 2.13 Summary ............................................................................................................................................
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