MK Delta Development Proposal

7/25/2019 MK Delta Development Proposal

1/19

PUBLICINFORMATION

MEETINGMK DELTALANDS GROUP

WELCOME

Welcome toThe Corporation of Deltas

Public Information Meetingfor the MK Delta Lands Group

industrial development applicationfor the property at

7969 Highway 91 Connector

Date: May 25, 2016

Time: 4:00 pm to 8:00 pm (Open House)

Location : Main Hall


2/19

COMPONENTS OF THELAND USE APPLICATION

The applicant, the MK Delta Lands Group, has applied for thefollowing applications for the property at 7969 Highway 91Connector.

Agricultural Land Reserve Exclusion

To exclude the entire 62.7 ha (155 ac) property from theAgricultural Land Reserve.

Official Community Plan Amendment

To amend Schedule A of Deltas Official Community Plan bychanging the land use designation from Agricultural toIndustrial; and

To amend the Regional Context Statement Map inSchedule A of Deltas Official Community Plan by changingthe land use designation from Agriculture to Industrial.

Regional Growth Strategy Amendment

To amend the Regional Growth Strategy by changing theregional land use designation from Agricultural to Industrial;and

To amend the Urban Containment Boundary in the RegionalGrowth Strategy to include the subject property.

Sewer Area Extension

To include the subject property in Deltas Sewer Area Bylawand in Metro Vancouvers Fraser Sewerage Area.

Rezoning

To rezone the subject property from I3 Extraction Industrialto a new industrial zone that would permit the followingtypes of uses: large distribution and logistics centres (e.g.warehouse, wholesaling, distribution and storage buildings),goods handling, equipment repair and servicing operations,light manufacturing and processing industries, transportation,communication and other utility uses, offices, trade schools,and eating and drinking establishments.

Development Permit for Streamside Protection andEnhancement

The property is located within the development permit areafor Streamside Protection and Enhancement. Compliance

with environmental regulations is required.Subdivision

To subdivide the subject property into 9 industrial lots.The applicant is also proposing a list of community amenitiesthat are proposed to be provided should the application beapproved. Proposed amenities involve land transfer of Lots A,B and C, a total of 132.7 ha (328 ac) as shown on the abovemap, to The Corporation of Delta for protection from furtherdevelopment, and financial contributions.

9 2 S T

HWY 17

8 0 S T

64 A VE

F R A S E R R I V

E R

C N

500 m0

DeltaNature

Reserve

Burns Bog Ecological

Conservancy Area(BBECA) BBECA

River Rd andSunbury Industrial Lands

Tilbury IslandIndustrial

Park

R A IL W A Y

1 1 2 S T

72 A VE

80 A V E

H W Y 1

7

Lot A

Lot CLot B

7969Highway 91Connector

R I V E R R D

B B E C A

Further information on the community amenitiescan be found on the Proposed Amenities board.


3/19

MK DELTALANDS GROUPAPPLICATION PROCESS

SUMMARY

If revisions

required

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T i m i n g

D e p e

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A g e n c i e

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T i m i n g

D e p e

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A g e n

c i e s

1 - 2 M o n

t h

If revisions

required

as needed

Referrals to External Agencies& Stakeholders

Agricultural Land Commission

Land Reserve Exclusion

Public Hearing

rd Reading andreferral to Agricultural Land Commission

of 1 st & 2 nd Readings and referral to

Public Hearing

Report to Council to Provide Update

1st & 2 nd Readings

th Readings

Metro Vancouver

Delta Council

RGS Amendment

Delta referral of RegionalContext Statement


4/19

The Agricultural Land Reserve and the Agricultural Land CommissionThe Agricultural Land Commission, created in 1973 by the Province, established the Agricultural Land Reserve (ALR) to protectBCs agricultural land. Only farming activities and uses accessory to farming are permitted within the ALR. Subdivision and non-farmuses may be permitted subject to the Agricultural Land Commissions (ALC) approval.

Burns Bog Ecological Conservancy AreaThe Burns Bog Ecological Conservancy Area consists of approximately 2,000 ha (5,000 ac) of bog lands. The lands were purchasedin 2004 in a collective agreement between senior governments and The Corporation of Delta. As par t of this agreement, aconservation covenant is registered on title of these lands which ensures that the ecological integrity of the bog will be protectedin perpetuity.

AGRICULTURALLAND RESERVEBURNS BOG ECOLOGICALCONSERVANCY AREA

The subject property is located within the Agricultural Land Reserve, butoutside of the Burns Bog Ecological Conservancy Area.


5/19

BURNS BOG HISTORY Burns Bog was used by First Nations peoples for thousands of years. The specific groups that have been identified as having a connection to Burns Bog include the Tsawwassen, Semiahmoo, Sto:lo, Katzie, and Musqueam First Nations.

The bog produced an abundant supply of blackberries, blueberries, cranberries, and salal berries, and would have been an important source of food for people in the region.

There are many medicinal plants in Burns Bog, such as Labrador tea, western bog laurel, sundew, and Sphagnum moss.

Hunting was also common in

Burns Bog, particularly for Black Bear, Black tailed Deer, elk, and perhaps ducks.

First Nations

Burns Bog is named afternic Burns, who purchasedGreat Delta Bog in 1905 $26,000, which is about $650,000 in todays dollaThats a pretty good dealering that most of Burnspurchased by governmen2004 for $73 million, butwere not as highly valuedthey are today.

The Burns family ran a hicessful cattle business anternational chain of butchstores. The Great Delta Bcame known as Burns Rawould have been used tocattle and sheep, althougranching was not success

cause of the wet, mushythe bog.

Pioneering D

Peat Mining In 1929, Western Peat Company was organized to explore the use of local peat deposits. The United States was expected to be the largest market for the peat, and it was noted that the Burns Bog peat was of exceptionally good quality (Delta Optimist, June, 1938).

Atkins & Durbrow Ltd. took over production later on, and successfully operated in the bog until

Map of Delta, circa 1910 (Delta Museum & Archives)

Ha

1964, at which time they were bought out by Western Peat Moss Ltd. (The Delta Centenary 1878 1979).

Peat mining really took off during World War II when the U.S. Government sourced peat from Burns Bog to use as a catalytic agent in refining magnesium for fire bombs. During the war, there were 1,600 workers on the payroll of Western Peat Company.

Two peat plants were established in Burns Bog, one on the east side in 1942 and one on the west side in 1944. After the war, peat was harvested for horticultural use.

Harvested fields restoring to former bog conditions

Photo by Marlene Graham


6/19

RESTORING BURNS BOG

urns Bog has a long history of disrbance, including peat extraction, ainage, filling, fire, conversion to

griculture, and adjacent urban nd industrial areas. Drainage tches from the peat mining era

ersist to this day, and have caused arts of the bog to dry out. This has aved the way for widespread owth of pine and birch trees.

lthough forests are usually desirble, they are bad news for bogs. ense stands of trees evaporate a eat deal of water, which is the

feblood of a bog. Trees also create hade and a forest duff layer on the ound. These conditions allow fort shrubs (e.g. salal) to take over

nd out compete the Sphagnum osses and bog plants.

Why are we restoring

Burns Bog?

Historic plant communities

he main goal is to block the interal drainage ditches so the bog can tain more rainwater. The only

ource of water to a bog is precipition (e.g. rain, snow), so its imortant that the bog holds onto as uch water as possible to get rough the dry summer months.

he ditches are blocked with dams ade of wood and peat. Once the

ams are in place, the water table ses. The wetter conditions allows phagnum mosses to grow and reeate the wet, acidic conditions at are unique to a bog. Other bog ants can then start to grow, creatg the special bog plant communies that support rare and endanered wildlife.

How are we restoring Burns Bog?

Current plant communities

Photo by Paul Whitfield

Photo by Paul Whitfield

30 m long dam across a peat mined field in

Yesterday: diout the peat

Small dam that has regenerated with bog plants

Sphagnum moss starting to grow at the site of the 2005 fire. The fire benefitted the bog in one way, because it killed mature trees and burned away the forest duff layer. The wetter peat that was left after the fire is able to support Sphagnum mosses.


7/19

The subject property is proposed to be excluded from theAgricultural Land Reserve. This requires approval from theAgricultural Land Commission.

Agriculture CapabilityThe applicant completed an Agricultural Capability study forthe subject property. The key study findings are:

An unimproved rating of organic Class 6 soils with soilmoisture and excess water limitations ( 6AW) for 80%of the lands.

An unimproved rating of organic Class 5 soils with excesswater limitations ( 5W) for 20% of the lands.

An improved agricultural capability classification oforganic Class 4 soils with excess water ( 4W) for 100%of the lands.

Artificial drainage would be required to improve theagricultural capability of the soils. Drainage is furtherimpeded due to the elevated Highway 91 and Highway 17road network on the nor th and east sides of the property.

Even with adequate drainage, the sites proximity to themuch larger Burns Bog Ecological Conservancy Area willensure that surface drainage for any crops other thancranberries will be a significant undertaking andpotentially have adverse impacts on the ecologicalcapability of BBECA and its associated nature reserves.

Agriculture Capability Classes

Class 1 land is capable of producing the very wide range of crops.Soil and climate conditions are optimum, resulting in easymanagement.

Class 2 land is capable of producing a wide range of crops. Minorrestrictions of soil or climate may reduce capability but pose nomajor difficulties in management.

Class 3 land is capable of producing a fairly wide range of cropsunder good management practices. Soil and/or climate limitations aresomewhat restrictive.

Class 4 land is capable of restricted range of crops. Soil and climateconditions require special management considerations.

Class 5 land is capable of production of cultivated perennial foragecrops and specially adapted crops. Soil and/or climate limitations.

Class 6 land is important in its natural state as grazing land. These

lands cannot be cultivated due to soil and/or climate limitations. Class 7 land has no capability for soil bound agriculture.

Agriculture Capability Subclasses

A & M Soil moisture deficiency N Salinity

C Adverse climate (excludingprecipitation) P Stoniness

D undesirable soil structure R Shallow soil over bedrock and/or bedrockoutcroppingE Erosion S & X Cumulative and minor characteristics

F Low fertility T Topography

I Inundation adverse (flooding bystreams, etc.) W Excess Wate r

Unimproved ratings describe the land in its native condition withoutany improvements to the soil.

250m0

SCALE

LEGEND

Subject Property

Agricultural Land Reserve

Unimproved: Organic Class 5 soils with excess water limitations ( 5AW ( 4W*))

Unimproved: Organic Class 6 soils with soil moisture and excess water limitations

( 6AW ( 4W*))

(* 4W: Improved Agricultural CapabilityOrganic Class 4 soils with excess water)

AGRICULTURALCAPABILITY &AGRICULTURAL LAND

RESERVE EXCLUSION


8/19

The subject property is designated Agricultural in Schedule A of the Official CommunityPlan. This land use designation is intended for general and intensive agricultural uses. Usescustomarily ancillary to them may also be considered provided they meet municipalpolicies and Agricultural Land Commission legislation and policies.

The applicant is requesting an amendment to the Official Community Plan to change thedesignation of the subject property to Industrial. This land use designation is intended forlight, heavy, and water-related industrial uses. Where lands are included in the AgriculturalLand Reserve, agricultural uses are also permitted.

OFFICIAL COMMUNITYPLAN AMENDMENT


9/19

The current land use designation for the subject property in Metro Vancouvers Regional Growth Strategy isAgricultural. Agricultural areas are intended primarily for agricultural uses, facilities and supporting services with anemphasis on food production where appropriate. These areas reinforce provincial and local objectives to protect theagricultural land base of the region.

The applicant is proposing to amend the land use designation to Industrial. Industrial areas are primarily intended forheavy and light industrial activities, and appropriate accessory uses. Limited commercial uses that support industrialactivities are appropriate. Residential uses are not intended.

The applicant is also requesting that the subject property be included within the Urban Containment Boundary andthe Sanitary Sewer Area.

REGIONAL GROWTHSTRATEGY AMENDMENT


10/19

Existing Zoning

The subject property is zoned I3 Extraction Industrial. Thefollowing uses are permitted in the I3 Zone for land withinthe Agricultural Land Reser ve:

Farming

Farm Houses and accessory uses

Kennels

The following uses are permitted on the property subject tonon-farm use approval from the Agricultural Land Commission:

Commercial extraction of sand, gravel and peat

Stockpiling, aggregate separation and blending

Sand and gravel crushing and screening Asphalt and concrete mixing

Primary processing and packaging of peat

Proposed Zoning

The subject property is proposed to be rezoned to anindustrial zone that would permit the following:

Light Industrial

Large Distribution and Logistics Centres (warehouse,wholesaling, distribution and storage buildings [300,000 to400,000 sq ft])

Goods handling related to supporting port related uses

Equipment repair and servicing operations

Manufacturing and Processing Industries

Transportation, Communication and Other Utilities

Offices and high technology uses Trade Schools

Eating and drinking establishments

Outside storage to be permitted ancillary to primary use;however, container storage will be restricted.

PROPOSED ZONINGAMENDMENT

The subject property is privately-ownedland zoned I3 Extraction Industrial which isproposed to be rezoned to permit highervalue industrial uses.


11/19

The subject property is located at 7969 Highway 91Connector. The property is situated immediately south ofHighway 17 (South Fraser Perimeter Road) adjacent to theBurns Bog Ecological Conservancy Area. This 62.7 ha (155 ac)property is proposed for industrial development. Thedevelopment proposal includes:

9 industrial lots with developable areas ranging in sizefrom 3.3 to 9.6 ha (8.1 to 23.7 ac)

Environmental buffers and water control weirs adjacentto the Burns Bog Ecological Conservancy Area

Transferring 132.7 ha (328 ac) of lands to theCorporation of Delta, for protection from futuredevelopment (Lots A, B and C)

Proposed Land Use Hectares AcresIndustrial 43.79 108.2Internal Road/Utilities 3.52 8.7Future Highway Improvement Area 3.08 7.6Protection/Enhancement Areas (MitigationBuffer and Development Slope) 5.78 14.28

Undisturbed Area Along NorthProperty Boundary 6.48 16.01

TOTAL: 62.7 155.00

Adjacent UsesNorth: Highway 17 and Industrial UsesSouth: MK Delta Owned Land (Lot A) zoned I3 Extraction

Industrial and the Burns Bog EcologicalConservancy Area

West: The Burns Bog Ecological Conservancy AreaEast: Privately Owned Land zoned I3 Extraction

Industrial, highway maintenance operations uses,Highway 91 Connector

Concept Plan

Proposed Industrial Park

PROPOSEDDEVELOPMENTCONCEPT

Source: MK Delta Lands Group Traffic Impact Study by R.F. Binnie and Associates Inc.


12/19

The site is bordered to the north by Highway 17(South Fraser Perimeter Road) and the Highway 91Connector with no existing vehicle access to theproperty. The MK Delta Lands Group is working withthe Ministry of Transportation and Infrastructure toprovide access via a new interchange planned for thearea. Further discussion with the Ministry is requiredto finalize access requirements and area transportationimprovements.

The proposed Sunbury Interchange would replace the

current traffic light to support free-flowing traffic.The proposed project would ensure that truck traffichas direct access to the highway facility, and as a resultthe growth of truck traffic on Deltas local roadnetwork should be reduced.

MK Delta Lands Group is proposing financialcontributions to support transportation improvements.

If the development application is approved, the fullbuild-out of the site would be contingent on or phasedto coincide with the Sunbury Interchangeimprovements.

SITE ACCESS

PROP0S ED ACCES S

NordelWay

H i g h w a y 9 1 C o n n e c t o r


13/19

Water System Construct a looped watermain through the

development connecting to River Way andNordel Way.

Sanitary System Construct a new sanitary sewer pump station at

east property boundary. Connect new pump station to Deltas sanitary

forcemain.

WATER & SANITARYSEWER CONCEPT

SANITARY TIE-IN TODELTA FORCEMAIN

WATER TIE-IN TORIVER WAY

WATER TIE-IN TONORDEL WAY

NEW SANITARYPUMP STATION


14/19

To ensure there is separation of development-related mineralized waters from bog water conditions in the BurnsBog Ecological Conservancy Area (BBECA), the applicant is proposing the following storm water managementmeasures:

Water control weirs to maintain or enhance current water levels in the BBECA. These weirs would be managedby Delta.

Storm water management design to fully contain waters on site.

Direct storm water north to the Fraser River, away from the BBECA. Site runoff directed to an upgraded Silda outfall and pump station. Control structure on Highway 91 to limit inflow into BBECA. 30 m wide buffer with peat berm and perimeter ditch on the west and south property boundaries to segregate

development site water from bog water. The buffer areas would be owned and managed by Delta. 100 m wide undisturbed buffer located north of the proposed site.

ALEX FRASERBRIDGE

NORTH

SITE BOUNDARY

DIRECTION OF ONSITE WATER FLOW

SILDA OUTFALL WITHNEW PUMP STATION

EXISTING BOG DITCH

WATER CONTROLWEIR LOCATIONS

SOUTH PERIMETER BUFFER

PERIMETER DITCH

NORTHPERIMETER

BUFFER

EXISTING PUMP STATION

& PERIMETERPEAT BERM

DITCH ON THESOUTH & WESTBOUNDARIESSEGREGATEONSITE WATERFROM BOGWATERS.

EXISTINGEAST/WESTDITCH. 100mWIDE BUFFERWILL REMAINUNDISTURBED.

H W Y 9 1

N OR D E L WA Y

45 ACRE PROPERTY (LOT A). THIS LOT IS PROPOSEDFOR TRANSFER TO DELTA TOPROVIDE A FURTHER BUFFERAREA FOR THE BBECA.

H W Y 9 1 C O N N E C T O R

R IV E R R O A D

SFP R / HW Y 1 7

EASTPERIMETER

BUFFER

PROTECTING WATERQUALITY & QUANTITY

Storm Water Management Concept


15/19

Environmental Buffers:

West Perimeter Buffer

The subject property shares a western boundary with the BBECA. The existing ditch along the western boundary would be fi lledand post-development site drainage directed off-site without interfering in the BBECA water regime. A 30 m wide habitatenhancement / mitigation buffer would separate the development from the BBECA. Within the buffer, there would be a peat bermand engineering weir system for relieving high water levels. Internal to the buffer, there would be a wetted perimeter ditch drainingwest then north. The existing ditch would be in-filled with native mesic/humic peat materials as part of the peat berm construction.Peat infill is required to establish stability for buffer construction. Infilling would result in decommissioning of the ditch, whichwould deflect bog waters to the west. Shrubs and live tree stakes would be planted along a riparian bench at the bottom of thedevelopment fill slope. Along the channel edges, emergent species (e .g. cattails, sedges, rushes) would be planted.

PROTECTING BURNSBOG ECOLOGICALCONSERVANCY AREA

Water quality and quantity are very important to the healthof Burns Bog. The applicant, The MK Delta Lands Group, hasdone extensive field research on the subject property, itsrelationship to the Burns Bog Ecological Conservancy Area(BBECA), and how to support the health of the BBECA.

Proposed Mitigation Measures:

30 m wide separation peat berm and perimeter buffersalong the west and south property boundaries to protectthe BBECA

Water quality monitoring to be done before, during andafter construction to ensure effective protection

North Perimeter Buffer

Existing condition to be maintained.


16/19

Proposed Perimeter Buffer with Peat Berm and Ditch

South Perimeter/Lot A Buffer

Shrubs and live stakes or trees would be planted along the riparian bench at the bottom of the fill slope along the development edge.Along the channel edges, emergent speicies (e.g. cattails, sedge, rush species) would be planted. Lot A would remain undisturbed.

East Perimeter Buffer

Along the east perimeter, a ditch would run north-south along the toe of the development fill slope. This perimeter ditch isintended to capture runoff from the privately-owned lands directly to the east. The fill slope would be planted with native species.The water in this swale may not be continuous and the channel edges would be planted with water tolerant species such as sedges,rushes and willows that can also withstand drought.

PROTECTING BURNSBOG ECOLOGICALCONSERVANCY AREA

approx. 6-9m


17/19

Site Design Guidelines

The following are general site design guidelines: Implement sustainable, energy-efficient design standards in

building and site design (utilize natural lighting, recyclegreywater and stormwater collected on site, promoterenewable energy uses, create/enhance habitat values on site).

Orient building entries towards public streets. Incorporate green roofs and green walls in the building design. Avoid blank walls along public streets and provide articulation

in building designs. Locate servicing/loading zones away from street fronts, and

provide screening.

Design on-site amenity features to provide enjoyableemployee recreational areas. Perimeter fencing is required adjacent to the habitat

enhancement buffers at the top of the development slope.

A new Development Permit Area is proposed for the subjectproperty with guidelines to address appropriateenvironmental buffers on the site and building design criteriathat reflect the location of the project adjacent to the BurnsBog Ecological Conservancy Area.

Development Permit Objectives:

Restoring and enhancing local ecosystems Contributing to environmental sustainability Achieving high standards of building and landscape design Creating a public realm for pedestrians and cyclists

Public Realm Map

*Refer to Engineering documents for exact underground services locations .

PL PL

0 .5m Buffer 3.0m Multi-use Path

1 .5m Boulevard/Rain Garden 7 .0m Lane 7 .0m Lane 2 .5m Boulevard/Rain Garden 0 .5m Buffer

24 .0m ROW2m Sidewalk

2.5m 1m 2m

Water (Refer to Civil)

Sanitary(Refer to Civil)

Storm(Refer to Civil)

0.9m continuous soil trench in boulevards

0.9m continuoussoil trenchinboulevards

To discourage public access into the buffers and to maintainthe ecological integrity of the BBECA, no pedestrian / cyclingtrails will be located in the habitat enhancement/mitigationbuffers.

The MK Delta Lands Group is proposing an eco-industrialdevelopment on the subject property that would provide forindustrial development in a manner that supports theenvironmental context of the site. Refer to the ProtectingBurns Bog Ecological Conser vancy Area board forinformation on the proposed habitat enhancement andmitigation buffers.Gateway elements such as project identity and wayfindingsigns are encouraged at the site entrance. Feature lighting andlandscaping are encouraged.

Street Cross SectionBelow is a typical street l ayout for the development site witha multi-use path and sidewalk separated from vehicular laneswith tree-lined boulevards to create a safe walking/cyclingnetwork. Priority should be given to pedestrians/cyclists atdriveway crossings by limiting grade changes along thesidewalk.

Site Access, Circulation and Surface ParkingEach parcel shall be designed to provide pedestrians, cyclistsand vehicles with safe circulation. The following measures areencouraged:

Minimize the number of driveways that cross sidewalks. Direct pedestrian routes between sidewalk and building

entry doors, separated from vehicular circulation routeswith barrier curbs and/or landscaping.

Bicycle parking should be separated from vehicularcirculation with adequate lighting.

LandscapingOverall, individual site landscape would:

Use native or adapted plant materials. Plantings should beconsistent with the environmental reports prepared byEDI Environmental Dynamics.

Incorporate stormwater management strategies in thedesign consistent with the recommendations in the reportprepared by GMV Engineering.

Provide adequate screening of objectionable views. Enhance habitat values by providing continuous wildlife

corridors.

DEVELOPMENT PERMITGUIDELINES

LEGENDPublic Realm

Private Realm

North Perimeter Buffer

West Perimeter BufferSouth Perimeter Buffer

East Perimeter Buffer

Lot A (for transfer to the Corp.of Delta)

Street Right of Way

Site Entry Point

Development Parcels


18/19


19/19

Proposed Land Dedication

Transportation Improvements and Community Amenities in North Delta

Agricultural Benefits and Irrigation Improvements on Westham Island

A total of 132.7 hectares (328 acres) ofland (Lots A, B and C) are proposed to bededicated to Delta. This would placeadditional bog lands in public ownership.These privately owned lands are currentlylocated outside of the Agricultural LandReserve and the Burns Bog EcologicalConservancy Area. Lots A, B and C are

zoned I3 Extraction Industrial whichpermits a range of industrial extractionactivities including peat extraction.Dedication to Delta would protect theselands from future development.

Transportat ion improvements on Highway 17 at the Sunbury Interchange to facilitate access to the proposed development, andcommunity amenities for North Delta as determined by Delta Council.

PROPOSED AMENITIES

Westham Island

The applicant, the MK Delta Lands Group, is committed to providing land dedication and $11 milliontowards the following amenities that would be provided if the industrial development application at7976 Highway 91 Connector is approved.

The MK Delta Lands Group proposes tooffset the requested Agricultural LandReserve exclusion for the subject site at7969 Highway 91 Connector byproviding Delta with funds to undertakedrainage and irrigation improvements onWestham Island. The applicantcommissioned a study by PGLEnvironmental Consultants to identifyopportunities to improve agriculturalcapability and suitability on WesthamIsland. The study found that the pr incipalagricultural considerations on WesthamIsland include excess water, salinity andsoil moisture deficiency.The soils of Westham Island are highlyproductive. Without proper managementstrategies, the main agricultural limitationof the soils on Westham Island i sprimarily excess water during the wetseason and salinity and soil moisturedeficiency during the growing season.Westham Island has poor drainage formany months of the year and has limitedaccess to agricultural irrigation water.For this reason two new drainage pumpstations are proposed. Fraser Riverwater at this location has high salinitylevels for most of the year, except in Mayand June when river flow i s high, therebyreducing agriculture productivity. Further,hydrological models of the Fraser Riversystem indicate the peak run-off is

occurring earlier in the season with lower flows in the summer, and this will befurther impacted by future seal level rise.Unless sufficient suitable irriga tion water can be supplied to Westham Island, cropproduction is anticipated to decrease and the effects of salinity on soils mayincrease. It is possible to increase the availability of non-saline irrigation water tothe island by improving components of Deltas existing irrigation system.Upgrading existing inlets, extracting Fraser River water from further upstream,and providing an new irrigation water river crossing from a pump station at theMason canal to Westham Island will increase agricultural productivity.

Documents

MK Delta Development Proposal