CITY OF WEST KELOWNA

MINUTES OF THE AGRICULTURAL ADVISORY COMMITTEE MEETING

Wednesday, February 08, 2023 at 5:00 P.m. - 7:00 P.m.

COUNCIL CHAMBERS

2760 CAMERON ROAD, WEST KELOWNA, BC

MEMBERS PRESENT:

• Geoffrey Oliver, Chair
• Jan Bath, Vice Chair
• Philip Gyug
• Serina Penner (virtual)
• Anton Schori
• Nikko Shankman

Staff Present:

• Chris Oliver, Planning Supervisor
• Yvonne Mitchell, Planner II
• Dan Ricciuti, Utilities Supervisor
• Dylon Fellner, Utilities Technical Coordinator
• Natasha Patricelli, Recording Secretary

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1.

CALL THE AGRICULTURAL ADVISORY COMMITTEE MEETING TO ORDER

The meeting was called to order at 5:00 p.m.

This meeting was open to the public.  This meeting was webcast live and archived on the City's website.

1.1

Appointment of Chair and Vice Chair

• It was moved and seconded

  THAT Geoffrey Oliver act as Chair for 2023.

  CARRIED UNANIMOUSLY

• It was moved and seconded

  THAT Jan Bath act as Vice Chair for 2023.

  CARRIED UNANIMOUSLY

2.

INTRODUCTION OF LATE ITEMS

3.

ADOPTION OF AGENDA

• It was moved and seconded

  THAT the agenda be adopted as presented.

  CARRIED UNANIMOUSLY

4.

ADOPTION OF MINUTES

4.1

Minutes of the Agricultural Advisory Committee meeting held Wednesday, July 6, 2022 in the City of West Kelowna Council Chambers

• It was moved and seconded

  THAT the minutes of the Agricultural Advisory Committee meeting held Wednesday, July 6, 2022 in the City of West Kelowna Council Chambers be adopted.

  CARRIED UNANIMOUSLY

5.

PRESENTATIONS

6.

DELEGATIONS

7.

UNFINISHED BUSINESS

8.

REFERRALS

8.1

A 23-01; Non-Farm Use Application; 2901 Boucherie Road

Highlights of the presentation include:

• Located in the Lakeview Heights neighbourhood;
• Zoned A1 - Agricultural (in ALR);
• Land Use Designation is Agricultural;
• Surrounding land use is all Agricultural Zone (A1);
• Property was subdivided in 2002 as homesite severance;
• Property currently has existing single detached dwelling with detached garage;
• Proposal to demolish existing home and detached garage to construct a tea house on the property;
• Non-Farm Use proposal is not consistent with Agricultural Land Use Designation. An OCP amendment to the Commercial Land Use Designation would be required;
• A commercial Development Permit would also be required;
• Proposed use is not permitted in A1 Zone; Commercial Zone would be required;
• Application has been referred to internal departments and external agencies;
• Non-farm use application to permit a tea house in the ALR;
• Not permitted in the A1 Zone, Zoning Bylaw Amendment would be required.

Questions on the presentation:

• Would a setback buffer be required? Yes, reduction not permitted for commercial use;
• Any agricultural zoning regulations relate to Commercial Zone? A zone could be crafted to accommodate key considerations;
• Can something be zoned Commercial in ALR that is not farm related? ALC could issue non-farm use to accommodate any non-farm use but still needs to meet City regulations.

Applicant, April Reimer, presented virtually and was available for questions:

• Unique business and property; 
• Wants to keep farm land in farm use;
• Building a home, technically for commercial use;
• Keep land agritourism with tea leaves, gardens;
• Tea house will have indoor seating, porches and surrounding agriculture will enhance the experience.

Highlights of the discussion include:

• Original home site severance required property to be fenced and not sold for 5 years;
• Odd parcel in the middle of agricultural land;
• Application sets precedent for future applications;
• Not the right mechanism for this property;
• Interesting to have a pub across the street but not a tea house for this site;
• Wineries are allowed on agricultural properties but farms cant have a business.

• It was moved and seconded

  THAT the Agricultural Advisory Committee not support application A 23-01; Non-Farm Use Application; 2901 Boucherie Road, due to lack of compliance with zoning bylaw, Official Community Plan, ALR regulations and buffer distance.

  CARRIED; Member Penner opposed

   

8.2

Cross Connection Control

Highlights of the presentation include:

• The City of West Kelowna has four separate water systems, with water sources coming from: Powers Creek, Bear Creek, and Okanagan Lake;
• Our largest water system is Rose Valley Water System formally known as Lakeview Irrigation District;
• Powers Creek Water Service Area formally Westbank Irrigation District;
• Pritchard/Sunnyside Water System sourced from Lake Okanagan, serves 26 hectares of agricultural land;
• West Kelowna Estates Water System sourced from Lake Okanagan providing water to residential customers;
• The new Rose Valley Water Treatment Plant will connect Pritchard/Sunnyside with West Kelowna Estates to merge into Rose Valley Water System;
• Cross Connection Control is to prevent contamination to the public drinking water supply and is achieved through backflow prevention devices;
• Interior Health requires a Cross Connection Control program to be in place and the BC Plumbing Code requires backflow preventers to be installed;
• Canadian Standards Association provides criteria for blackflow preventers;
• City of West Kelowna Bylaw 274 - Water Regulations Bylaw - Section 1- Cross Connection Control must have protection in place;
• Backflow prevention assembly is being requested to be installed on agricultural properties;
• It is the responsibility of agricultural customers to source a testable Double Check Valve Assembly; install on existing water line after water meter and tested by certified technician from BCWWA (BC Water and Waste Association); test report and photo of installation to be provided to the City; then tested annually;
• Water Meter Regulations for Agricultural connections requires water meters on every parcel. If the meter is damaged, failed or deemed inoperable the cost for repair or replacement of the water meter is the responsibility of the parcel owner;
• Letters were sent out to agricultural customers to have a backflow prevention device installed by the deadline of April 1, 2024.

Questions on the presentation and highlights of the discussion include:

• Do most systems already have these installed? New infrastructure does but some older agricultural parcels do not;
• Provincial or grant funding available? No funding available through the City;
• Did Council give consideration for a tax break or incentive to land owners? Decision was made per BC Plumbing Code with no incentives provided;
• Water meters are required to be replaced by land owner? Yes their responsibility to replace it and City will provide guidance on what to purchase;
• Comment from AAC - New costs being passed forward that didn't exist previously;
• Comment from AAC - Benefit to the farmers, they will now be provided with great water.

9.

CORRESPONDENCE AND INFORMATION ITEMS

10.

OTHER BUSINESS

10.1

Agricultural Advisory Committee Meeting Schedule 2023

• It was moved and seconded

  THAT the Agricultural Advisory Committee approve the 2023 meeting schedule.

  CARRIED UNANIMOUSLY

11.

ADJOURNMENT OF THE MEETING

The meeting adjourned at 5:58 p.m.