COUNCIL REPORT
Report No.: PDS037-2015
Executive Committee
March 16, 2015
File No: 3020-20/D14-045
To:
From:
Subject:
Mayor and Council
Mateja Seaton, Planning Technician
Development Variance Permit application for the property, located at 1971
Dixon Road
Owner: Oranya Farms II Holdings Ltd.
(Directors: Cornelis Antonius Spitters, Jeffrey Matthew Spitters, Jordan
Andrew Spitters)
RECOMMENDATIONS
1.
THAT application 3020-20/D14-045 to allow variances, as detailed in Report No.
PDS037-2015, be approved in principle, and that a permit be prepared for 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. 1966, the appropriate motion will be:
2.
THAT application 3020-20/D14-045 to issue Development Variance Permit No.
1966, as detailed in Report No. PDS 037-2015, be approved;
3.
THAT the Mayor and Corporate Officer be authorized to execute all documents
relating to this matter.
SUMMARY OF THE ISSUE
The applicant is the owner and operator of Oranya Farms, an 11.27 hectare fully
certified organic chicken farm. The farm has 9 double deck (floor) broiler chicken
production barns with a total floor area of 23,662 m2 (254,694 ft2). The farm operation
currently grows 210,240 organic broilers in this facility at any given time, and places and
ships 26,280 birds per week. The applicant has indicated that the property is suited for
further expansion to accommodate upwards of 50,000 organic chickens placed and
shipped per week for a housed capacity of 400,000 chickens. In order to meet the
demands of an expanding farming operation, the applicant is proposing three variances
for the subject property.
BACKGROUND
Proposal:
The applicant is requesting three variances as follows:
a) A variance to the to the maximum permitted lot coverage as
per the Abbotsford Zoning Bylaw, 2014, to increase lot
coverage from 12% to 24% to accommodate the
construction of 6 new barns (see Figure 3)
L:\D14\D14-045\PDS037-2015.docx
Page 2 of 4
Report No. PDS 037-2015
b) A variance to the Streamside Protection Bylaw, No. 14652005, to reduce the setback from 15 m to 5 m on the
northern watercourse (approximate area of 1,100 m2 ) (see
Figure 4)
c) Variance 3: a variance to the Streamside Protection Bylaw,
No. 1465- 2005, to reduce the setback from 15 m to 5 m on
the eastern watercourse (approximate area of 580 m2 ) (see
Figure 4).
Applicant:
Oranya Farms II Holdings Inc. (Jeffrey Spitters)
Owner:
Oranya Farms II Holdings Inc.
Legal Description:
Lot 2 Section 14 Township 19 New Westminster District Plan 6374
OCP Designation:
Agricultural
Zoning:
Agricultural Two Zone (A2)
Site Area:
11.27 ha (27.84 acres)
Description:
The subject property is located near the community of Arnold, south
of the Trans-Canada Highway and west of the Interprovincial
Highway. The property is located in the Agricultural Land Reserve
(ALR) and is a certified organic chicken farm. Two ditches run
parallel to the north and east property lines. There is an existing
mobile home on the property, as well as nine barns and a shop.
Surrounding Uses: N:
S:
E:
W:
Vacant dairy farm (zoned A2)
Farm (zoned A2)
Small fruits (zoned A2)
Agricultural uses - vacant (zoned A2)
DISCUSSION
Official Community Plan (OCP)/Zoning
1. The Official Community Plan (2005) designates the subject property as Agricultural.
The intention of this category is to provide a stable, long-term land base for farming
and other uses that support farming operations. The proposal is consistent with the
policies contained within the OCP.
2. In 2011, Council approved the Agriculture Strategy which aims to enhance the health
and viability of the agricultural economy through seven key objectives. These
objectives include fostering agriculture-friendly regulations and enhancing
opportunities for agricultural enterprise. The proposed variances would allow for the
construction of several new buildings to expand the farm's operational capacity,
which is consistent with the strategy document.
3. The subject property is zoned Agricultural Two Zone (A2), which permits Agricultural
Uses, a Single Detached Dwelling, and Accessory Full-Time Employee/Seasonal
Employee Residential Uses. The applicant's proposal is in line with the permitted
uses. The applicant is applying to vary the maximum permitted lot coverage from
Report No. PDS 037-2015
Page 3 of 4
20% to 24% to build six additional barns, on-site manure storage, a mill, and two
residences to house the owner and farm employees (see Figure 3).
4. The Abbotsford Zoning Bylaw, 2014, determines the need for Accessory Full-Time
Employee Residential Use based on a minimum established level of operation - in
the case of chicken broilers, the minimum level is set at 56,000 birds at one time.
Oranya Farms grows 210,240 organic broilers at this facility at any given time quadruple the amount of the minimum established level of operation. One of the
proposed residential dwellings would be for the owner and the other for farm
workers .
Streamside Protection Bylaw
5. Two non-permanent, non-fish-bearing ditches run parallel to the north and east
property lines of the farm (see Figure 4). The applicant hired Scott Resource
Services (SRS) to complete a Fish Habitat Assessment Report (Attachment A) to
identify required stream setbacks for the proposed new buildings. The Streamside
Protection Bylaw (SPB) requires a 15m streamside setback for both ditches. The
SPB applies to the two proposed houses, but it does not apply to agricultural
buildings.
6. The applicant is proposing to reduce the streamside setbacks from the two ditches
running along the north and east property lines to 5 m (see Figure 4). Given that the
watercourses are classified as non-fish bearing ditches, SRS determined that the
provincial Riparian Areas Regulation (RAR) setback would be 2 m. They concluded
that a variance to the SPB allowing a reduction in setbacks from 15 m to 5 m would
not be detrimental to fish habitat.
7. Staff recommend support for the proposed variance for the following reasons:
a. SRS has indicated that the two ditches are non-permanent and non-fish bearing,
with very poor fish habitat value.
b. The applicant faces constraints on the available building envelopes due to
existing barns already constructed on the property and their positioning in
relation to the ditches.
c. The applicant recently planted a tree buffer along the full length of the north and
east property lines as part of their Environmental Farm Plan (EFP). The EFP
Program, launched by the Ministry of Agriculture in 2003, aims to complement
and enhance current environmental stewardship practices of producers. The tree
buffer consists of a total of 644 Western Red Cedars planted in two rows, with an
approximate area of 3,454 m2 .
d. The planted tree buffer has already provided compensation at an approximate
ratio of 2: 1 for the total area of both proposed Streamside Protection Bylaw
variances (1680 m2 ).
Ministry Referral
8. The Ministry of Agriculture was consulted on the application for the three proposed
variances. Ministry staff indicated that they would be willing to support a lot coverage
of up to 35% for farm buildings and structures, excluding residential lot coverage.
Ministry staff did not have issues with the streamside setback variances as they are
not required for any of the proposed agricultural buildings.
Page 4 of 4
Report No. PDS 037-2015
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
DIRECTION
COUNCIL
POLICIES,
STRATEGIC
PLAN
ANDIOR
COUNCIL
This parcel is consistent with the City's Official Community Plan.
SUBSTANTIATION OF RECOMMENDATION
The applicant is requesting variances to construct several new agricultural and
residential buildings to support an expanding farm operation. If approved, the proposed
lot coverage would exceed the maximum permitted lot coverage under the A2 zone by
4% . Variances to the Streamside Setback Bylaw are required to enable construction of
the two proposed residential dwellings. Staff supports this application as this proposal is
consistent with the Official Community Plan and the Agriculture Strategy.
Prepared by: Mateja Seaton
Planning Technician
Department Head Approval:
Siri Bertelsen
General Manager of Planning & Development
Services
Reviewed by:
Darren Braun
Director of Development Planning
Enclosures:
Figure 1 - Location
Figure 2 - Context Plan
Figure 3 - Proposed Lot Coverage
Figure 4 - Proposed Setbacks
Attachment A - Fish Habitat Assessment Report (Scott Resource Services Inc.)
Attachment B - Development Variance Permit No. 1966
FIGURE 1 LOCATION
ADDRESS:
APPLICANT:
1971 Dixon Road
Oranya Farms II Holdings Inc.
Jeffrey Spitters - Contact
~A
•
ABBOTSFORD
Planning and Development Services
FILE NO.
3020-20 I D14-045
March 16, 2015
SITE: PIAN OF LOT 2
SECTION 14 TOWNSHIP 19
NEW WESTMINSTE:R DISTRICT PIAN 6374
.
.~
- :!-I' -
••{
,~
..'
".
.-'
,',
.'
..'
." ."
."
.'
.,'
.'1<"
..
'
.,'
."
.,'
..'
..
'
.J
.J
.,'
.J
.J
."
.'
.-if''''
.-
.,'
~. ,. T ( r)y...y,,'(t'.J', dry.,J:
.... , , _ .. .,..;.J
.'
.J
.,'
.~
.J
.J
.J
.,'
.,'
.J
..-
.:~
.,'
.~
.,'
.,'
.-'
:;"'k
.,'
.,'
.,>
.J
i
it ..1.11"
.:.:.. ::-=.c
..
.~
.J
.J
.'
.J
.J
.'
."
.J
-
.-
~ ' ::'-':"
SooS£l5O'::J
.J
.,'
'~.f
.,'
,.;I •..;
..J
.J
.J
..'
.J
.'
.J
.,'
.,'
,1
.'
J
""'''''
.J
.~
.,-
.,'
.'
~
.~~
.,-
.:."
.,'
.
.,'
" ....
::,:- .~
.,'
.J
.,-
.J
..'
.,'
.J
.,'
.,'
.J
.,'
.J
.J
.,'
."
.J
.,'
.,'
.,'
.,'
NlCArFstan:Tlor_U.26/>Q
IIl£J.
NIrA
.'
.J
..t
•J
.J
.,'
.,-
.,'
.,'
.J
~
Of DlS1t.1:; BIIUJIHG FOOrPRIfTS. lJ.fJ9.5 m2 (12% rF
Of PIIOPCJStD MDIIGS. 9J2..5 m2 (Mlr OF SlJ6ECTtDT
.'
.,'
,'.
.-
tOT ARfA)
I
I
no. Of
:::: ~~ ~ =:
15m SE1B'.CK. 1.2J""
D.liIi':r------------------------------------
(15M Sl7BAOr - 5m SEJBjQ{) •
NIY. rFBUIlltNGS TO IItCCWSJ1lll:lW IImIIH 15m rF Itf'OFSAIIII" JaJ.5 m2
FIGURE 2 SITE PLAN
ADDRESS:
APPLICANT:
•
1971 Dixon Road
Oranya Farm II Holdings Ltd.
Jeffrey Spitters - Contact
irA
ABBOTSFORD
Planning and Development Services
FILE NO.
3020-20 I 014-045
March 16, 2015
PROPOSED
HOUSE 1
EXISTING BARN 9
PROPOS DARN 1
XISTING BARN
PROPOS D BARN 2
PROPOS D BARN 3
PROPOSED BARN 4
SOUTH PROPERTY LINE COVERD WITH B
TREES AND HEDGES. ROUGH CALCULATED AREA
= 70721'12
EXISTING
EXISTING
EXISTING
TREE BUFFER AREA IS APPROXIMATE) AREA
CALCULATED FROM PROPERTY LINE TO EXTENT
OF 3M MATURE TREES TOTAL = 34521'12
EXISTING BARNS 18.2 AREA = 1,0931'12 ea.
EXISTING BARNS 2,3,4,6,8.7 AREA = 1,1711'12 ea.
EXISTING BARNS 88.9 AREA = 2,4191'12 ea.
PROPOSED BARNS 1,2,8.3 AREA = 2,4191'12 ea.
PROPOSED BARNS 58.6 AREA = 1,1711'12 ea.
EXISTING SHOP AREA = 2221'12
PROPOSED HOUSE 1 AREA = 3181'12
PROPOSED HOUSE 2 AREA = 4411'12
PROPOSED MILL AREA = 3451'12
PROPOSED STORAGE AREA = 6691'12
PROPOSED WATER SHED = 801'12
COMPOSTING FACILITY = 22401'12
PROPOSED SHOP = 4461'12
TOTAL STRUCTURE COVERAGE AREA = 26,8391'12
TOTAL LAND AREA = 112,6521'12
PROPOSED LOT COVERAGE AREA = 247.
FIGURE 3 PROPOSED LOT COVERAGE
ADDRESS:
APPLICANT:
•
1971 Dixon Road
Oranya Farm II Holdings Ltd.
Jeffrey Spitters - Contact
~A
ABBOTSFORD
Planning and Development Services
FILE NO.
3020-20/ D14-045
March 16,2015
~:
,
ri'
:; l~:_-_~----,I.v'I
0'"
D~: ~: l~::~
,~-
fbt
_____-_____--"L~ .o)"~'5m~=
~~
e'rf'
,-
;~ :~':<kC------------YI.~ .~~
. rf ..~
;.~ LC-------,b-~~~
,
x""~ I",'' '
~
~t~
.,f
.,f>
5 m setback from
Top of Bank
L,
.?
.'I!
•.f
II
.>~
•.f
.J'
.~
..'
.v'
.'~
t:
~....~
.1'
.~
.>~
,. ...~
l,~
.~
.~
.>"....~I
.'It,t.
~PMJ
11>1'\
!2.O.IIO.M[J)~'\tt<V
'~':~~
.~
I."=
..t,
.,1-
%
'.""
~
I
PROPOSED VARIANCE
To reduce the streamside
setback from 15 m to 5 m
(variance area - 580 m 2 )
15 m setback from
Top of Bank
..
.1'
(;'
..l
.'
.~
.~
.~
AN
FIGURE 4 PROPOSED STREAMSIDE SETBACKS
ADDRESS:
APPLICANT:
•
1971 Dixon Road
Oranya Farms II Holdings Inc.
Jeffrey Spitters - Contact
........
A
ABBOTSFORD
Planning and Development Services
FILE NO.
3020-20/014-045
March 16, 2015
ATTACHMENT A
SCOTT RESOURCE SERVICES INC.
Environmental Consultants
31856 Silverdale Avenue, Mission, BC V2V 2K9
Tel: (604) 820-1415 Fax: (604) 820-1621
[email protected]/www.scottres.ca
RESOURCE SERVICES
August 21, 2014
Jeffrey M. Spitters
Oranya Farms
26965 20th Avenue
Aldergrove, BC, V4W 2P2
Re:
Fish habitat assessment for 1971 Dixon Road, Abbotsford Be.
1.0
Background
Project #: 1047.0102
---:---.~
Your #:
./oF
AB130
1-'.. RECEIVE;<P~
!
NOV 06 2014
,, P"'3fln
"~
ft./ ,!} & D
\Z:
erv.'
eVe/on
IIment
ICeS Dopa ... l"'lTien[
Scott Resource Services Inc. (SRS) has undertaken a fish habitat assessment of 1971 'tJix
Roa .
Abbotsford BC, to identify and document fish habitat on and immediately adjacent to the subject
property (Attachment 1). The watercourse assessment is required in order to identify the stream
setbacks to allow for the:
•
•
•
construction of a workshop;
construction of a new residential building; and
replacement of an existing building.
In addition, this report is intended to provide justification for a setback variance for the construction of
the new residential building.
2.0
Study Area
The study area included 1971 Dixon Road (civic address: Lot: 2 Sec: 14 Twn: 19 Plan: 6374) and the
adjacent properties.
3.0
Methods
Prior to the field assessment, a search of known watercourses within and adjacent to the study area was
conducted using the eOA WebMap, the Community Mapping Network's Sensitive Habitat Inventory and
Mapping (SHIML and the Fisheries Information Summary System (FISS) database.
The entire study area was traversed on foot on August 12, 2014, to confirm existing stream
classifications and to identify watercourses that drained onto or off of the site that could potentially
provide fish habitat. Identified watercourses were assessed to determine if they were fish bearing and
or provided a significant contribution of base flow, food, and nutrients to fish habitat. Watercourses
:c
0
J. Spitters: Fish habitat assessment
August 21, 2014
were considered to provide a significant contribution of base flow, food, and nutrients to fish habitat
when there was evidence of annual flow and or surface connectivity to fish habitat.
Setback recommendations for watercourses were made based on the COA Streamside Protection Bylaw
1465-2005 (SPB) and the Ministry of Agriculture's Factsheet "Agricultural Building Setbacks from
Watercourses in Farming Areas". While it is understood that the COA SPB is based on the now repealed
Streamside Protection Regulation (SPR), the Riparian Areas Regulation (RAR) detailed assessment
methodology was referenced to determine an appropriate baseline buffer width sufficient to protect
fish habitat values per provincial standards.
4.0
RESULTS
The subject property is located in south Abbotsford, near the community of Arnold, within the
Agricultural Land Reserve (ALR). There are currently ten barns and a residential building on the
property. The remainder of the property is used to harvest hay.
The COA WebMap identified an isolated ditch on the north property boundary. SHIM identified a fish
bearing watercourse on the east and west property boundaries, and a non-fish bearing ditch on the
south property boundary.
The field assessment occurred in mid-summer, following an extended period of dry weather. It was
raining on the day of the assessment. Two ditches were observed on the subject property (Ditch 1 and
Ditch 2). Ditch 1 was located on the east property boundary, adjacent to Dixon Road, and Ditch 2 was
located on the north property boundary, between the subject property and 2165 Dixon Road.
The watercourse on the south side of the subject property identified on SHIM mapping was not
observed during the field assessment. A large berm precludes the possibility of a stream at that
location.
A description of each watercourse, including fish habitat classification, is provided in the following
sections. Representative photographs are located in Attachment 3.
4.1
Ditch 1
Ditch 1 appeared to have been constructed to direct road and overland drainage from the southeast
corner of the subject property north along Dixon Road to a large, flowing ditch north of Campbell Road,
approximately 600 m north of the subject property. Fish presence in the ditch adjacent to Campbell
Road was visually confirmed during the field assessment. Ditch 1 was intermittently wetted and flowed
through multiple culverts under agricultural access roads between the subject property and Campbell
Road.
At the time of the assessment, Ditch 1 adjacent the subject property was intermittently wetted, with no
evidence of flowing water. As the portion of Ditch 1 adjacent the subject property represents the
uppermost extent of the ditch, it is likely only wetted during periods of heavy rain, or during the wet
season when the water table is higher. The bankfull width was approximately 2.5 m, with a depth of
approximately 1.0 m. Substrate consisted of fines.
Vegetation adjacent to Ditch 1 consisted predominantly of grasses with sporadic Himalayan blackberry
(Rubus armeniacus) immediately adjacent to the top of bank.
Although Ditch 1 is likely only wetted during periods of heavy rain, it currently drains overland flow
towards a known fish-bearing watercourse. As a result, it could be considered to provide a source of
food, nutrients, and base flows to fish habitat. However, as Ditch 1 currently functions as an agricultural
Scott Resource Services Inc.
Page 2 of 5
1. Spitters: Fish habitat assessment
August 21, 2014
and roadside drainage ditch, and does not provide a clean source of water to downstream habitat in the
driest time of the year, its contribution to fish habitat was considered marginal.
Ditch 1 was classified as a non-permanent, non-fish bearing watercourse.
4.2
Ditch 2
Ditch 2 appeared to have been constructed to direct overland drainage along the north property
boundary east to Ditch 1, and west to an unnamed ditch on the west property boundary of 2165 Dixon
Road.
At the time of the assessment, Ditch 2 was intermittently wetted, with no evidence of flow, and no
evidence of headwaters. As Ditch 2 did not have a spring or other source of flow, it is likely only wetted
during periods of heavy rain or during the wet season when the water table is higher. The bankfull width
was approximately 2.5 m, with a depth of approximately 1.0 m. Substrate consisted offines.
Vegetation adjacent to Ditch 2 consisted predominantly of grasses with sporadic Himalayan blackberry,
black hawthorn (Crataegus douglasii), and red-osier dogwood (Comus stolonifera) immediately adjacent
to the top of bank. Instream vegetation included reed canary grass and cattails (Typha latifolia)
Although Ditch 2 is likely only wetted during periods of heavy rain, it currently drains overland flow
towards a known fish-bearing watercourse. As a result, could be considered to provide a source of food,
nutrients, and base flows to fish habitat. However, as Ditch 2 currently functions as an agricultural ditch,
and does not provide a clean source of water to downstream habitat in the driest time of the year, its
contribution to fish habitat was considered marginal.
Ditch 2 was classified as a non-permanent, non-fish bearing watercourse.
5.0
DISCUSSION
Within the assessment area, Ditch 1 and Ditch 2 were considered to provide limited fish habitat, and
new buildings will be required to observe the setback as defined by the eOA SPB or the Ministry of
Agriculture's Factsheet "Agricultural Building Setbacks from Watercourses in Farming Areas".
Setbacks are not applicable to existing agricultural buildings or to agricultural practices.
5.1
Watercourse Setbacks
Streamside Protection and Enhancement Areas (SPEA) for watercourses located in the eOA are
determined by the eOA SPB. Per the bylaw, stream setbacks are determined based on:
existing or potential vegetation;
fish bea ring status; and
permanency of flow.
5.1.1
Ditch 1
Existing or potential vegetation is measured perpendicularly from the top of bank on either side of a
stream. Riparian vegetation for Ditch 1 was defined under Subsection (1) (a) of the eOA SPB:
"intact and continuous areas of Existing Vegetation or Potential Vegetation equal to or greater
than 30 m wide."
Ditch 1 was identified as a non-permanent, non-fish bearing stream. Under Subsection (2) (b), the SPEA
must be:
Scott Resource Services Inc.
Page 3 of 5
J. Spitters: Fish habitat assessment
August 21, 2014
"at least 15 metres wide measured perpendicularly away from the Top of Bank for all Non Fish
Bearing Streams that are Non-permanent Streams."
Per the RAR detailed assessment methodology, Ditch 1 would be classified as a non-fish bearing ditch
and a 2 m setback would be considered sufficient to preserve fish habitat values.
5.1.2
Ditch 2
Riparian vegetation for Ditch 2 was defined under Subsection (1) (a) of the COA SPB:
"intact and continuous areas of Existing Vegetation or Potential Vegetation equal to or greater
than 30 m wide."
Ditch 2 was identified as a non-permanent, non-fish bearing stream. Under Subsection (2) (b), the SPEA
must be:
"at least 15 metres wide measured perpendicularly away from the Top of Bank for all Non Fish
Bearing Streams that are Non-permanent Streams."
Per the RAR detailed assessment methodology, Ditch 2 would be classified as a non-fish bearing ditch
and a 2 m setback would be considered sufficient to preserve fish habitat values.
6.0
RECOMMENDATIONS
Setback recommendations for the construction of the new buildings on the subject property are
outlined below.
6.1
Workshop
As the proposed workshop is required for agricultural purposes, it is exempted from the eOA SPB. The
Be Ministry of Agriculture recommends that new agricultural buildings that present a low risk of
discharging contaminants be constructed at least 5 m from the top of bank of constructed ditches. As a
result, the footprint of the new workshop should be at least 5 m from the top of bank of Ditch 2.
6.2
New residential building
The new residential building is not required for agricultural purposes. As a result, per the COA SPB it
must be constructed at least 15 m from Ditch 1 and Ditch 2. However, the only suitable building location
that would not impact existing or future agricultural uses is situated within 15 m of Ditch 1 and Ditch 2.
Given that the ditches contribute marginally to downstream fish habitat, a setback of no less than 2 m
would be appropriate. As a 2 m setback width determined using the detailed RAR Assessment Methods
is recognized as sufficient to protect fish habitat health, a variance to the eOA SPB allowing a setback
reduction from 15 m would not be considered to negatively impact fish habitat. In addition, as the
agricultural land use will not change following development, and all avallable land will be used for hay or
other agricultural purposes, establishment of a 15 m wide SPEA on the subject property will not be
feasible or required.
The project owner has indicated that a 5 m setback is required for construction of the residential
building. Based on the above, a 5 m setback would not result in negative impacts to fish habitat. If a
variance is granted, the SPEA between the new building and the ditches should be protected from
encroachment and rehabilitated with native vegetation.
As construction works would occur in close proximity to Ditch 1 and Ditch 2, construction best
management practices and mitigation measures should be employed to prevent harm to fish habitat or
violation ofthe COA Erosion and Sediment Control Bylaw, 2010, 1989-2010.
Scott Resource Services Inc.
Page 4 of 5
J. Spitters: Fish habitat assessment
6.3
August 21, 2014
Residential building replacement
The existing residential building that will be replaced is not required for agricultural purposes, and is
located approximately 30 m from Ditch 1. Per the COA SPB, the replacement building and yard must be
constructed at least 15 m from the top of bank of Ditch 1. As there is sufficient room for construction
within the existing footprint, a variance to the SPB is not required.
7.0
Closing
I trust that this report meets your needs at this time . If you have any questions, please contact the
undersigned.
Sincerely,
Scon RESOURCE SERVICES INC.
- -'
.. ' i
Remi Massqn, B.5c., R.B.Tech.
Project Biologist
.~
/
'
/ .:<."..
Ryan Anaka, M.5c.
Project Manager
Attachments (3)
1. General Project Area
2. Annotated City of Abbotsford WebMap
3. Selected Site Photographs
Scott Resource Services Inc.
Page 5 of 5
Attachm ent 1. General Project Area
Figure 1. Annotated map of the study area. Base mapping source from the City of Abbotsford WebMap (2014).
Attachment 2. Annotated City of Abbotsford WebMap
Figure 1. Annotated Aerial photograph of 1971 Dixon Road, Abbotsford. Scale is approximate. Air
photograph sourced from the City of Abbotsford WebMap (2014).
Attachment 3. Selected Site Photographs
,
.
Photograph 1. View Ditch 1 on the subject property, facing north. At this
location, the ditch was dry. Riparian vegetation consisted of short grasses
and Himalayan blackberry along the length of the ditch. Photograph taken
August 12, 2014.
Photograph 2. View of Ditch 1 on the subject property. The approximate
upstream extend ofthe ditch is indicated with a white arrow. Photograph
taken August 12, 2014.
Photograph 3. View of Ditch 2 on the subject property, facing west. At
this location the ditch contained a small amount of standing water.
Photograph taken August 12, 2014.
Photograph 4. View of the substrate in Ditch 2 on the subject property.
There was no evidence of flowing water, and the red iron oxide is
indicative of low flow situations. Photograph taken August 12, 2014.
SCOTT RESOURCE SERVICES INC.
SCOIT
RESOURCE SERVICES
Environmental Consultants
31856 Silverdale Avenue, Mission, Be V2V 2K9
Tel: (604) 820-1415 Fax: (604) 820-1621
~ A 8 e~
[email protected]/ www.seottres.ca ~ OR
0 l-~~
"
NOV D6 2014
October 29, 2014
Jeffrey M. Spitters
Oranya Farms
26965 20th Avenue
Aldergrove, BC, V4W 2P2
Re:
ECEIVELl~
Project #: 1047.0
Your #:
of/anning & D .
Services D.. e!!el0pmem
• (;partment /
~J
Addendum to the fish habitat assessment for 1971 Dixon Road, Abbotsford
Be.
Scott Resource Services Inc. (SRS) submitted a watercourse assessment of 1971 Dixon Road, entitled:
"Fish habitat assessment for 1971 Dixon Road, Abbotsford Be', addressed to Jeffrey Spitters and dated
August 21, 2014.
This letter is intended to provide additional detail requested by the City of Abbotsford (COA).
1.
2.
3.
A total of 644 western redcedars (Thuja plicata excelsa) will be planted in two rows on the east
and north property boundaries. These will consist of 322 trees 1.00 m to 1.25 m in height, and
322 trees 2.25 m to 2.50 m in height. The row closest to the property boundaries will consist of
the smaller trees, while the inside row will consist of the larger trees. The total area of the
cedar hedge is anticipated to be 3454 m 2 •
The new residential building in the northeast corner of the subject property will have a footprint
2
of 173 m within 15 m of the top of bank of Ditch 1 and Ditch 2. There will be no encroachment
within 5 m ofthe top of bank.
A split rail fence is to be installed 2 m west of the top of bank of Ditch 1. The fence will be
located between the new residential building and Ditch 1 and is intended to prevent
encroachment into the ditch.
The attached drawing shows the location and areal coverage of the cedar hedge, and the footprint of
the residential building within 15 m of the top of bank (Attachment 1).
I trust that this letter meets your needs at this time. If you have any questions, please contact the
undersigned.
Sincerely,
SCOTI' RESOURCE SERVICES INC.
.
"
!(
.
Remi Ma;;son, B.5c., R.B.Tech.
Project Biologist
Attachments (1)
1. Survey Drawing
8yan Anaka, M.Sc.
Project Manager
~
7
Attachment 1
Survey Drawing
~wa
.~iS
~i~~
~ ' ~.
~ · :~i
:~iS.Ii
~nl~
"a~.
~~n
1'J~~
;
~~~
>
'1- ~ i ~
..~
~
~
i!!
[
~
i
~
-
'0
AT ~ ~
~;,;
~!l!g
... }~~
~ ~ ~
ii,
~~
~,
~~
a
~
. ~~
\:~
~
~
~
~
~r t
.' 1f
~~-
~
~": I
-;
~
i
'..~
~
il
~
".
~
".
"
-.
-:~
-:\0.>!
~
i
~
..,
'..
.....
~
i
",
'
".
'"
".
0.. :.
...
~
"
.
".
',.
'-
....
'-.
.. -,
".
-" /10
.....,
.
, ..
",
". ~ I'T "-
".
".
'.
--'--
".
",
'''~ ~: -~
.....
'-.
'.
",
-'"
'-;~
"
"0
".
'"
',.
". "·U".:: ".
.,, .
".
'.
; .'t,...
.j'" ,
'1
!<:t ;".,
'",.,:<.t.
~.
.~.
.....
'"
<'
".
1:,
ih
a
'.
~H~
I!,
'I~~~
~
l:~l'r
P2i
~~,i
~a.
~F§
9i~
~§ii
;;s~
~~
I;i~
r';'
~o
:e
!:~
~
".
.n,,§~
~~
~!5
4-
".
~,,~
:'F
';.
/'
-,
'.
~~~
~" ~ <
ar
-'.
".
",
~"
~:
....,
~"ii
-',
;:'"
"~
.~~.
~"~
'"
".
'"
-.
..
..<
~
\1
",
'''~
..
"
!tl'i
'<~
".
">
".
I
I
".
"<
I
'. ".
"t
I
I
I
'. I
i~
~(
/....... \ .. ~.
.
'-.
.
''''''t. _-,
'.
ATTACHMENT B
DEVELOPMENT VARIANCE PERMIT NO. 1966
1.
This Development Variance Permit No. 1966 is issued to
ORANYA FARMS II HOLDINGS INC.
26965 20 TH AVENUE
ALDER GROVE, BC
V4W 2P2
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 ("the City") described below, and any
and all buildings, structures and other development thereon:
Parcel Identifier: 011-191-376
Legal Description: Lot 2 Section 14 Township 19 New Westminster District
Plan 6374
(the "Lands")
1. 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.
2. City of Abbotsford Zoning Bylaw No. 2400-2014 shall be varied as follows:
a) Section 210.3.4 shall be varied to increase the maximum lot coverage from 20% to 24%
in accordance with Schedule "A".
3. Abbotsford Streamside Protection Bylaw No. 1465-2005, Section 5 shall be varied as
follows:
a) to reduce the Streamside Protection and Enhancement Area from 15.0 m to 5.0 m from
the top-of-bank along the watercourse at the east side of the property in order to
accommodate the construction of two new residences, as identified in Schedule B.
b) to reduce the Streamside Protection and Enhancement Area from 15.0 m to 5.0 m from
the top-of-bank along the watercourse at the north side of the northern new residence in
order to accommodate the construction of a new residence, as identified in Schedule B.
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 occul!lancy 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
,2015.
THIS PERMIT IS ISSUED this
The Corporate Seal of the CITY
OF ABBOTSFORD was hereunto
affixed in the presence of:
Mayor, Henry Braun
Corporate Officer, William Flitton
L:ID14ID14-045IDVP1966
day of
,2015.
day of
SCHEDULE "A"
DEVELOPMENT VARIANCE PERMIT NO. 1966
PROPOSED
HOUSE 1
EXISTING BARN 9
EXISTING BARN 6
PROPOS DARN 1
XISTING BARN
PROPOS D BARN 2
PROPOS
3
PROPOSED BARN 4
SOUTH PROPERTY LINE COVERD WITH B
TREES AND HEDGES. ROUGH CALCULATED AREA
= 7072M2
TREE BUFFER AREA IS APPROXIMATE) AREA
CALCULATED FROM PROPERTY LINE TO EXTENT
OF 3M MATURE TREES TOTAL
3452M2
=
,,0..
,,0..
,,0..
,,0..
,,0..
EXISTING BARNS 18.2 AREA = I,093M2
EXISTING BARNS 2,3,4,6,8.7 AREA
1,171M2
EXISTING BARNS 88.9 AREA = 2,419M2
PROPOSED BARNS 1,2,8.3 AREA = 2,419M2
PROPOSED BARNS 58.6 AREA
1,I71M2
EXISTING SHOP AREA = 222M2
PROPOSED HOUSE I AREA = 318M2
PROPOSED HOUSE 2 AREA
441M2
PROPOSED MILL AREA
345M2
PROPOSED STORAGE AREA
669M2
PROPOSED WATER SHED
80M2
COMPOSTING FACILITY = 2240M2
PROPOSED SHOP
446M2
=
=
=
=
=
=
=
=
·
=
26,839M2
TOTAL STRUCTURE COVERAGE AREA
TOTAL LAND AREA
112,652M2
PROPOSED LOT COVERAGE AREA
24X
.,...",;;
ABBOTSFORD
Plann ing and Development Services
=
EXISTING
EXISTING
SCHEDULE "8"
DEVELOPMENT VARIANCE PERMIT NO. 1966
PROPOSED VARIANCE
To reduce the streamside
setback from 15 m to 5 m
(variance area - 1,180 m 2)
~:: .. ~
.-"
D~: (:
CO<SEIE
•'01'
.~
,of
,~
-
,~
,1'
,-i'
,~
"P
,..t
_
......
-
L
~----------------------~
./'
,~
ft~
:
~=,~~ 1J.L_ _ _ _ _ _ _ _......L"
~
.,'1'
S>
,v'
;I •."
,~ .~
"
,..t
C
5 m setback from
Top of Bank
To reduce the streamside
setback from 15 m to 5 m
(variance area - 580 m 2 )
AN
"""'A
O·
ABBOTSFORD
Planning and Development Services