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Printed on: __________________________________ ____________________________ Department Head CAO Report prepared by: Owen Bloor, Land Use Planner

PEACE RIVER REGIONAL DISTRICT DEVELOPMENT SERVICES

REPORT ON NON-FARM USE WITHIN THE AGRICULTURAL LAND RESERVE (ALR)

FILE NO. 184/2011

APPLICANT: James and Fred Haagsman DATE: November 15, 2011 AREA: Electoral Area B LEGAL: District Lot 1254, PRD LOT SIZE: 259ha (640 acres) LOCATION: North of Hudson’s Hope on the Beryl Prairie Road

PROPOSAL To allow for a temporary worker camp for 250 men to be utilized by Talisman Energy Employees for an anticipated period of 3 years.

RECOMMENDATION: OPTION 3 THAT the Regional Board support and authorize the application to proceed to the Agricultural Land Commission for non-farm use for a period not exceeding three years as the applicant has made application to include 29.5 ha of cultivated land in exchange for permission to utilize 7.6 ha of the subject property for non-farm uses.

OPTIONS OPTION 1: THAT the Regional Board support and authorize the application to proceed to the Agricultural Land

Commission for non-farm use for a period not exceeding 3 years as the applicant has made application to include 29.5 ha of cultivated land in exchange for permission to utilize 7.6 ha of the subject property for non-farm uses.

OPTION 2:

OPTION 3:

OPTION 4: OPTION 5:

THAT the Regional Board support and authorize the application, as submitted, to proceed to the Agricultural Land Commission.

THAT the Regional Board refuse authorization for the application, as submitted, to proceed to the Agricultural Land Commission as the proposal does not meet OCP and Zoning requirements.

THAT the Regional Board hold a Public Information meeting in Hudson’s Hope to obtain public input regarding this proposed application. THAT the Regional Board refer the application the PRRD Agricultural Advisory Committee for review and comment prior to considering a decision.

LAND USE POLICIES AND REGULATIONS OFFICIAL COMMUNITY PLAN (OCP): Agriculture - Rural - Bylaw No. 1940, 2011 ZONING: A-2 (Large Agricultural Holdings Zone), Bylaw No. 1000, 1996 AGRICULTURAL LAND RESERVE (ALR): Partially within BUILDING INSPECTION AREA: Outside

SITE CONTEXT

ALL MEMBERS PARTICIPATE.

File No. 184/2011

Page 2 of 3

The subject property is located along Beryl Prairie Road, ~1.5 km north of the District of Hudson’s Hope. The area is a mix of cultivated and uncultivated lands with property sizes ranging from quarter-sections to full-sections. The subject property borders cultivated lands on all sides.

SITE FEATURES LAND: The subject property is partially cleared for agriculture.

STRUCTURES: There are several buildings utilized for farming operations within the south half of the property along with the property owner’s home.

ACCESS: The subject property is accessed from Beryl Prairie Road.

SOIL: The CLI Soil Classification of the subject property is Class 5CP and 4X. Class 5 soils have very severe limitations that restrict their capability in producing perennial forage crops, and improvement practices are feasible. Subclass C indicates adverse climate; subclass P indicates stoniness. Class 4 soils have severe limitations that restrict the range of crops or require special conservation practices while subclass X indicates limitations resulting from the cumulative effect of two or more adverse characteristics.

FIRE: The subject property is not within a fire protection area.

PREVIOUS APPLICATIONS – SUBJECT PROPERTY APPLICANT: James & Fred Haggsman LEGAL: District Lot 1254, PRD PROPOSAL: To seek permission to develop a 250 person temporary worker camp DECISION: PRRD: Refused the proposal by Resolution #RD/11/10/16 (27), October 27, 2011. PREVIOUS APPLICATIONS – PROPERTIES WITHIN 100 M

NONE ON FILE COMMENTS AND OBSERVATIONS APPLICANT: The applicant proposes to allow a temporary worker camp to accommodate up to 250 people for a

period of approximately 3 years to be utilized by Talisman Energy employees. In exchange for this non-farm use on 7.6 ha of uncultivated, unfarmed land, the applicant has agreed to include 29.5 ha of cultivated and actively farmed land into the Agricultural Land Reserve. (see attached inclusion application)

ALR: The subject property lies partially within the Agricultural Land Reserve and therefore is subject to the Regulations of the Agricultural Land Commission Act. Therefore, the proposal will require the approval of the Agricultural Land Commission (ALC).

OCP: Pursuant to the North Rural Area Official Community Plan Bylaw No. 820, 1993, the subject property is designated “Agriculture-Rural” whereby industrial activities are not a permitted use. However, the applicant has filed an associated Temporary Use Permit application.

For additional guidance and information the pertinent policies from Section 7 – Agriculture - Rural include:

Policy 6: Commercial and industrial uses should be directed to areas designated a Rural Community.

Policy 9: When considering applications concerning land in the Agriculture-Rural designation the Regional Board may seek the advice of the PRRD Agricultural Advisory Committee……

Section 18 provides that Temporary Use Permits may be allowed throughout the plan area.

Should the applicant obtain a Temporary Use Permit this proposal will not require an

File No. 184/2011

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amendment to the OCP. Otherwise an OCP amendment would be required.

ZONING: The subject property is zoned A-2 (Large Agricultural Holdings) within Peace River Regional District Zoning Bylaw No. 1000, 1996, wherein a temporary worker camp is not permitted. However, the applicant has applied for a Temporary Use Permit. Therefore, should the Temporary Use Permit be issued, a zoning amendment would NOT be required.

IMPACT ANALYSIS AGRICULTURE: The proposed worker camp will have limited long term effects on the agricultural potential of the

subject property or surrounding agricultural lands.

CONTEXT: The proposed worker camp is not consistent with the agricultural character of the area however on a recent visit to the area it has been determined the character of the area is changing due to a massive increase in oil and gas sector activities in the area.

TRAFFIC: The proposed camp will not increase the number of industrial vehicles in the area because even if the camp does not get approval the vehicles are still going to travel through the area to get to the work sites.

POPULATION: Population will increase by approximately 250 people for the duration of the camp while the number of vehicles is difficult to determine as these camps often house crews that travel in one vehicle.

Peace River Regional District

Application # ____184/2011________

Agriculture Land Reserve (map#___94 – B - 020___)

CLI-Soil Classification (map#____94 – B-01____)

Peace River Regional District

Application # ____184/2011_____

PRRD Rural Official Community Plan By-law No. 1940, 2011 (Map #13)

PRRD Zoning By-Law No. 1000, 1996 (Map #1)

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does not address actual use of the land or the actual soils that exist on this lot. The soils inthe proposed inclusion are superior in production of forage crops as compared to thosewithin the area to be excluded.

The area being requested to be excluded from the ALR contains a layer of shallow soilwhich overlays a shale deposit which limits agriculture crops to either pasture or toforage crops with low productivity. In addition this area has been compromised by thedevelopment of Petroleum Facilities which includes an access road and Weilsite which isadjacent to the ALR. The road located where it is, will be in place for the length of timethat the petroleum development exists. It will be difficult to restore the area to a usablecondition for agriculture when the road is no longer required because of the type of soils(lack thereof overlying shale)

This proposal for exclusion was discussed with the land commission to determine if aconsideration would be made for both the exclusion and inclusion. We were advised tomake the application as it appears that there would be support at the Land Commissionfor this proposal.

We request the both the Exclusion application and the Inclusion application beconsidered to be forwarded to the Agriculture Land Commission.

Mr. Haagsman is requesting a reconsideration of decision to not approve PRRD File NO.143/2011 for the issuance of TUP NO. 143/2011 on October 18, 2011.

Thank you for your assistance with these applications.

Yours sincerely, -

Jks Little RI’F, P.Ag.Pc: James HaagsmanAttachments: 1-4 above

13 Sep 11 09:Ola Grizzco Camp Seivices Inc62/6S/2011 66:55 256-783-5299

250-788-3286aE & JAMIE HAAGSMAN

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PAGE 63

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Authonze Jame€ Little of MACKENO VENTURES to act as our agent lbithe purpose of obtainmg nocessary permits and tes as iqired.

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APPLICATION BY LAND OWNER

NOTE: The information required by this form and the documents you provide with it are collected to process your applicationunder the Agricultural Land Commission Act and regulation. This information will be available for review by any member ofthepublic. Ifyou have any questions about the collection or use of this information, contact the Agricultural Land Commission andaskfor the staffmember who will be handling your application.

TYPE OF APPLICATION (Check appropriate box)

EXCLUSION SUBDIVISION in the ALRunder Sec. 30(1) of the Agricultural Land Commission Act under Sec. 21(2) of the Agricultural Land Commission Act

iNCLUSION Non-farm USE in the ALRunder Sec. 17(3) of the Agricultural Land Commission Act under Sec. 20(3) of the Agricultural Land Commission Act

APPLICANT

Registered Owner: Agent:James Edward Haagsman James LittleAddress: Address:Box 151 SS 2 Site 13 Comp 23

Hudson Hope Fort St. John,Postal Code Postal Code

BC VOC 1VO BC V1J 4M7Tel. (home) (250 )783-5286 (work) (250 )783-1 107 Tel. (250 ) 785-5365Fax (250 ) 783-5299 Fax (250) 785-5353E-mail E-mailsusanne@pris.ca jalittle@awink.com

LOCAL GOVERNMENT JURISDICTION (Indicate name ofRegional District or Municpalily)

Peace River Regional District

LAND UNDER APPLICATION (Show land on plan or sketch)

Title Number Size of Each Parcel Date of Purchase(Ha.) Month Year

PID :008-886-423 259.09 0

OWNERSHIP OR INTERESTS IN OTHER LANDS WITHIN THIS COMMUNITY(Show information on plan or sketch)

If you have interests in other lands within this community complete the following:

Title Number(s):

Application by a Land Owner 1 2003

PROPOSAL (Please describe and show on plan or sketch)

CURRENT USE OF LAND (Show information on plan or sketch)

List all existing uses on the parcel(s) and describe all buildingsThis parcel of land was the original development for the Haagsman Family in this area in the 1 970s. There are aseries of buildings required to operate a farm/ranch within the South 1/2. The family house is located in the South1/2 of the lot. A copy of the photo mosaic for this site is included.

USES ON ADJACENT LOTS (Show information on plan or sketch)

North Private Land, ranch homesite with about 50% of the land area cultivated rest is treed

East No buildings has about 70% of land area cultivated.

South Private land. Ranch headquarters and developed farmland. Non arable still treed.

West Private land E 1/2 lot 1270. Portion developed for ranching remainder forest land

DECLARATION

Jlwe consent to the use of the information provided in the application and all supporting documents to process theapplication in accordance with the Agricultural Land Commission Act and regulation. Furthermore, I/we declare thatthe information provided in the application and all the supporting documents are, to the best of my/our knowledge,true and correct. I/we understand that the Agricultural Land Commission will take the steps necessary to confirm theaccuracy of the information and documents provided.

AitJ - s’Date Signat r fOwner o Agent Print Name

Date Signature ofOwner or Agent Print Name

Date Signature ofOwner or Agent Print Name

Please ensure the following documents are enclosed with your application: Qy’a-

• Application fee payable to the Local Government • Map or sketch showmg proposal adjacent uses• Certificate of Title or Title Search Print • Proof of Notice of Application• Agent authorization (if using agent) • Photographs (optional)

Mr. Haagsman is requesting that the area outlined on the attached map be excluded from the ALR. Mr Haagsman isapplying to have this area which has been isolated in the North East Corner of this section by Petroleum Companyacitvities be excluded from the ALR. He has also applied to place an industrial campsite on this area for a 3 yearperiod. This area contains very thin soils overlying shale. Shale is exposed on some areas of this application.Thearea under application for exclusion is 18.8 acres or 7.6 ha. An additional application is being made to include anarea of 73 acres or 29.5 acres into the ALR to replace the land under application for exclusion. This makes for a netgain to the ALR of 54.2 acres or 21.9 ha. The area to be included into ALR is mainly cultivaed and will complimentthe adjacent cultivated lands. Lot 1254 was leased at the time of establishment of the ALR.The East 1/2 of DistrictLot 1270 is entirely within the ALR.

Application by a Land Owner 2 2003

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James Haagsman Application for Exclusion from ALR

District Lot 1254 PRD

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