REPORT TO

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2009 - SPECIAL MEETING REPORT: 09-19

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 13-08-0012
SUBJECT: PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100174
(ANDERSON MANAGEMENT INC. AND RIPPEN FUR FARM LTD.)

PROPOSAL:
Application to ‘include’ property into the
Agricultural Land Reserve (ALR) at 27413 8
Avenue.

RECOMMENDATION SUMMARY:
Support inclusion application to the
Provincial Agricultural Land Commission.

RATIONALE:
The proposed inclusion application complies
with the Township’s Rural Plan and Zoning
Bylaw, and completes a previously approved
Agricultural Land Reserve land exchange
proposal.
PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 2 . . .

RECOMMENDATION(S):
That Council advise the Agricultural Land Commission that the inclusion application submitted
by Anderson Management Inc. (co-owners with Fred and Carol Rippin of Rippin’s Fur Farms)
for property located at 27413 8 Avenue is supported as it complies with the Rural Plan and the
Township of Langley Zoning Bylaw.

EXECUTIVE SUMMARY:
Agricultural Land Reserve (ALR) Application No. 100174 proposes to include a parcel of land
located at 27413 8 Avenue into the Agricultural Land Reserve. The inclusion proposes to
finalize a previous inclusion/exclusion application from Anderson Management Inc. that was
approved by the Agricultural Land Commission in 2002. The original application saw the
exclusion of two (2) parcels of land adjacent to Aldergrove in return for inclusion of three parcels
of land in South Langley. The current inclusion application was triggered by Anderson
Management Inc’s concern that it will take too long to complete the reclamation of one of the
original inclusion parcels on 8 Avenue (Lot 2, Section 7, Township 13, N.W.D. Plan 55627) and,
in exchange for not completing the reclamation of a portion of those lands proposes instead to
incorporate the Rippin’s Mink Farm parcel (W1/2 of E1/2 of S1.2 of SW1/4 Section 8, Township
13, N.W.D.) into the Agricultural Land Reserve. Final approval of the proposal rests with the
Provincial Agricultural Land Commission.

PURPOSE:
This report provides Council with information and a recommendation with respect to an inclusion
application under Section 13(6) (Inclusion) of the Agricultural Land Reserve Act to allow the
subject 7.89 ha (19.5 acres) parcel to be incorporated into the Agricultural Land Reserve. The
inclusion application request is a variation on a previously approved inclusion/exclusion
exchange of lands in Aldergrove and South Langley approved by the Provincial Agricultural
Land Commission in 2002.
PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 3 . . .

ORIGINAL PARCEL
EXCLUSION IN 2002

ORIGINAL
INCLUSION
PARCEL

SUBJECT
PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 4 . . .

AGRICULTURAL LAND
RESERVE

102 AVE

96 AVE

88 AVE

80 AVE

72 AVE
D
R
R
E
V

64 AVE
LO

HW
G

Y
NO
1
56 AVE

48 AVE
FR
AS ORIGINAL PARCEL
ER
HW EXCLUSION IN 2002
40 AVE Y

32 AVE

ORIGINAL PARCEL
24 AVE INCLUSION

16 AVE SUBJECT

8 AVE

0 AVE
240 ST

248 ST

264 ST
200 ST

208 ST

272 ST
216 ST

256 ST
224 ST

232 ST
PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 5 . . .

ZONING BYLAW NO. 2500

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 6 . . .

ADDITIONAL INFORMATION:
Owners: Anderson Management Inc.
(Brian Anderson)
A-4220 Shearwater Drive
Abbotsford, BC V3G 1K2
and
Fred and Carol Rippin
27413 8 Avenue
Langley, BC V4W 2P5

Applicant: Anderson Management Inc.

A-4220 Shearwater Drive
Abbotsford, BC V3G 1K2

Legal Description: Part West ½ of East ½ of South ½ of Southwest

¼, Section 8, Township 13,
New Westminster District
PID: 013-331-400

Location: 27413 8 Avenue

Area: 7.89 hectares (19.5 acres)

Existing Zoning: Rural Zone RU-2

Minimum Parcel Size: 8.0 ha (19.8 acres)

Rural Plan Designation: Agriculture / Countryside

(8.0 ha / 19.8 acres minimum lot size)

Agricultural Land Reserve: Not currently in the Agricultural Land Reserve

E.S.A. Designation: ESA 96 – SE Aquifer Pepin Creek

(Rating – 1)

BACKGROUND/HISTORY:
In 2002 Anderson Management Inc. submitted an inclusion/exclusion application to the
Provincial Agricultural Land Commission. The application was supported by Council. It was
subsequently approved by the Provincial Agricultural Land Commission in 2002, subject to
conditions, one of which was the reclamation of a number of properties for farm purposes and
their inclusion into the Agricultural Land Reserve. The reclamation and inclusion was imposed
by the Provincial Agricultural Land Commission to ensure that there was no net loss to
agriculture. Because the land reclamation project on one of the inclusion sites has been delayed
for environmental reasons, Anderson Management Inc. is seeking to substitute another property
to satisfy the requirements of the Provincial Agricultural Land Commission.
PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 7 . . .

The original site required to be reclaimed and included into the Agricultural Land Reserve is
located at 26859 – 8 Avenue, while the subject inclusion site is located at 27413 8 Avenue.

DISCUSSION/ANALYSIS:
The subject 7.89 ha (19.5 acre) property located at 27413 8 Avenue currently operates as a fur
farm with no changes proposed other than it will now be in the Agricultural Land Reserve.
Located directly south of the Greater Vancouver Regional District Transfer Station on 272 Street
the property is generally flat, sparsely vegetated and contains a single family dwelling together
with several farm buildings. A small yellow coded watercourse is located on the north edge of
the property.

Adjacent Uses and Property Sizes:

Surrounding lands include the following uses:

North: Greater Vancouver Regional District Transfer Station zoned Limited Institutional Zone P-
5 (out of the ALR).
South: 8 Avenue beyond which is the Aldergrove Lake Regional Park zoned Civic Institutional
Zone P-1.
East: an actively farmed agricultural property zoned RU-2 and which was part of the original
Agricultural Land Reserve inclusion application, and
West: two rural properties zoned RU-2 (out of the ALR).

Langley Agricultural Advisory Committee:

In accordance with Council’s policy, the application will be forwarded to the Langley Agricultural
Advisory Committee (LAAC) for information purposes.

Servicing:
Services exist to a rural standard (septic system, private well and drainage) to serve the existing
property. If the application proceeds no additional Township services will be required.
PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100174
(RIPPEN FUR FARM LTD.)
Page 8 . . .

POLICY CONSIDERATIONS:
The Township’s Rural Plan designates the site as Agriculture/Countryside. Staff believe that the
proposed inclusion into the Agricultural Land Reserve can be supported on the basis of its
current Rural Plan designation; its existing Rural (RU-2) zoning and intent to complete the
conditions (on an equivalent basis) of the previous inclusion/exclusion application. On this basis
staff are supportive of the application. The final decision with respect to the inclusion request
rests with the Provincial Agricultural Land Commission.

Respectfully submitted,

William Ulrich
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

WAU/ JG

ATTACHMENT A ALR Application form

ATTACHMENT B Title searches
ATTACHMENT C Letter from applicant describing proposed amendment requested
ATTACHMENT D Site plan
ATTACHMENT E Previous Approval Letters from PALC

This report constitutes the “Local Government Report” as required under Section 13(6)
(Inclusion) of the Agricultural Land Reserve Use, Subdivision and Procedure Regulation.
ATTACHMENT A
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D
ATTACHMENT E