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1
BYLAW NO. 760, 2025
VILLAGE OF GOLD RIVER
BYLAW NO. 760, 2025
A BYLAW TO ADOPT AN OFFICIAL COMMUNITY PLAN FOR
THE VILLAGE OF GOLD RIVER
WHEREAS the Council of the Village of Gold River, in open meeting assembled, enacts as
follows:
1.1.1 APPLICATION
1. This Official Community Plan Bylaw shall be applicable to all land within the
boundaries of the Municipality of the Village of Gold River.
1.1.2 OFFICIAL COMMUNITY PLAN
2. Schedule 'A', attached hereto and forming part of this Bylaw, is hereby adopted as the
Official Community Plan for the area to which this bylaw applies.
1.1.3 REPEAL
3. Upon adoption of this Bylaw, the Village of Gold River Official Community Plan Bylaw
No. 636, 2003, and all amendments thereto, are hereby repealed in its entirety.
1.1.4 CITATION
4. This bylaw may be citied for all purposes as Bylaw No. 760, being the "Village of
Gold River Official Community Plan Bylaw No. 760, 2025".
READ the first time this
3rd
day of
November
2025
READ the second time this
3rd
day of
November
2025
PUBLIC HEARING held and adjourned this
1st
day of
December
2025
READ the third time this
1st
day of
December
2025
ADOPTED this
1st
day of
December
2025
MAYOR
CORPORATE ADMINISTRATOR
Table of Contents
1
Introduction & Context .............................................................. 1
1.1 What is an Official Community Plan? ............................................ 2
1.2 Legislative Requirements ......................................................... 2
2
Community background & context ................................................. 4
2.1
Background....................................................................... 4
2.2
Planning Area & Regional Context ............................................ 4
2.3
Community Profile .............................................................. 6
3
Vision & Guiding Principles ........................................................ 10
3.1
Community Vision .............................................................. 10
3.2
Core Values & Planning Principles ........................................... 10
4
Land Use & Growth Management ................................................. 14
4.1
Growth Management and Land Use ......................................... 14
4.2
Residential ...................................................................... 15
4.3
Commercial & Mixed Use ..................................................... 16
4.4
Industrial ........................................................................ 17
4.5
Civic .............................................................................. 18
4.6
Rural ............................................................................. 19
4.7
Parks & Open Spaces .......................................................... 20
5
Housing & Community Wellbeing ................................................. 22
5.1
Introduction ..................................................................... 22
5.2
Current Housing ................................................................ 24
5.3
Housing Affordability and Availability ...................................... 24
5.4
Future Housing and Housing Need ........................................... 25
6
Economic Development & Resilience ............................................. 27
6.1
Economic Overview ............................................................ 27
6.2
Local Business & Entrepreneurship .......................................... 27
6.3
Tourism Development ......................................................... 28
6.4
Industrial & Resource Based Economy ...................................... 30
6.5
Workforce Development ...................................................... 30
6.6
Downtown Revitalization ..................................................... 31
7
Infrastructure & Mobility ........................................................... 33
7.1
General .......................................................................... 33
7.2
Transportation and Mobility .................................................. 33
7.3
Sanitary Sewer.................................................................. 35
7.4
Water ............................................................................ 36
7.5
Solid Waste ..................................................................... 37
8
Parks and the Environment ........................................................ 38
8.1
Parks ............................................................................. 38
8.2
The Natural Environment ..................................................... 39
8.3
Climate and Green House Gas Targets ...................................... 40
9
Implementation & Governance .................................................... 42
9.1
Master Plans and Studies ...................................................... 42
9.2
Development approval information ......................................... 42
9.3
Temporary Use Permits ....................................................... 43
9.4
Development Permit Areas ................................................... 43
10 Schedules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
10.1 Schedule 1: OCP & Land Use Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
10.2 Schedule 2: Development Permit Areas Map . . . . . . . . . . . . . . . . . . . . . . . . 52
LAND ACKNOWLEDGMENT
We respectfully acknowledge that the Village of Gold River is located within
the traditional territory of the Mowachaht/Muchalaht First Nation, whose
deep cultural, spiritual, and historical ties to the land continue to this day. The
Village also recognizes its place within the wider region connected to
neighboring First Nations with whom the Mowachaht/Muchalaht share long-
standing relationships.
Gold River values its connection with the Mowachaht/Muchalaht First Nation
and reaffirms its commitment to strengthening this relationship through mutual
respect, collaboration, and shared stewardship of the land and waters. The
Village is committed to working together in ways that support the social,
cultural, and economic well-being of both communities.
1
1 INTRODUCTION & CONTEXT
The Village of Gold River's Official Community Plan (OCP) provides the Village
with a guide for future land use and community development decisions. The
OCP reflects community values, and a statement of community goals and acts
as the long-term guiding document to important community decisions.
The policy portion of the OCP provides the basis for regulatory documents such
as the zoning bylaw. The policies of the OCP are intended to provide direction
for residential, commercial and industrial growth, including special needs and
rental housing. The Plan also provides for environmental protection, parks and
open space, heritage preservation and the preservation of natural features.
This OCP has four main parts:
Part I: Context
This section provides an overview of Gold River's context, history, and
community profile, along with its shared vision, core values, and guiding
principles. It also outlines how the Official Community Plan is used, the
purpose behind it, and the legislative framework that guides its preparation.
Part II: Land Use and Community Objectives and Policies
This section defines each land use designation and its objectives and policies,
and sets direction on key community topics including housing, climate action,
environment, infrastructure, and economic development.
Part III: Implementation and Governance
This section describes how the OCP is applied and monitored through master
plans, development permits, and other tools, and outlines the roles and
responsibilities that guide its administration and ongoing review.
Part IV: Maps and Schedules
The following maps translate OCP policy into spatial form. The Land Use Map
illustrates intended future growth patterns, and the DPA Map identifies areas
requiring special design or environmental consideration. Together, they guide
how and where Gold River will grow.
2
1.1 WHAT IS AN OFFICIAL COMMUNITY PLAN?
An Official Community Plan (OCP) sets out the long-term vision, goals, and
policies that guide how land is used and developed in the Village of Gold River.
It is a community plan, shaped through the ideas and input of residents, that
reflects shared priorities for the Village's social, environmental, cultural, and
economic future.
The OCP has several key functions:
- It establishes where different land uses may occur, helping to reduce
conflict and ensure compatible development.
- It provides guidance for how new development and growth should occur so
that it enhances the character and livability of the Village.
- It creates a policy framework on important topics such as housing, climate
change, heritage, arts and culture, and parks.
The OCP is a high-level visionary document. It is not a detailed implementation
plan, nor does it commit the Village to undertake any specific project. Achieving
the policies of the OCP will depend on future decisions of Council regarding
priorities, funding, and implementation.
While amendments may be made occasionally, changes to the OCP should be
considered the exception rather than the rule. As community needs and
priorities evolve, the Plan will be periodically reviewed and comprehensively
updated, typically every five to ten years, to ensure that it continues to reflect
the community's long-term vision and values.
1.2 LEGISLATIVE REQUIREMENTS
In British Columbia, the authority for a municipality to prepare or update an
Official Community Plan (OCP) is set out in the Local Government Act (Part 14,
Division 4, Sections 471-478).
Under the Act, every OCP must include policies and map designations that
address:
-
The approximate location, amount, type, and density of residential
development required to meet anticipated housing needs over at least the
next five years;
-
The location and type of commercial, industrial, institutional, agricultural,
recreational, and public utility land uses;
3
-
Areas with sand and gravel deposits suitable for extraction;
-
Land that is hazardous or environmentally sensitive;
-
The location and phasing of major roads, sewer, or water systems;
-
The location and type of public facilities such as schools, parks, waste
treatment and disposal sites;
-
Local government housing policies on affordable, rental, and special-needs
housing; and
-
Targets for reducing greenhouse gas emissions, along with policies and
actions to achieve them.
An OCP may also include policies on:
-
Social needs, well-being, and development;
-
Supporting farming and agricultural uses;
-
Protecting and enhancing the natural environment, ecosystems, and
biodiversity.
-
Alternative
forms
of
transportation
and
transportation
demand
management.
An OCP is adopted by Council following a public hearing and majority vote. While
the Plan does not commit the municipality to specific projects, it provides the
framework for future decisions. All bylaws and works undertaken by Council must
be consistent with the OCP.
4
2 COMMUNITY BACKGROUND &
CONTEXT
2.1 BACKGROUND
Gold River was established in 1965 as a community to support the Tahsis
Company Pulp Mill on Muchalaht Inlet. For over three decades, the mill provided
stable employment, a strong industrial tax base, and a high quality of life for
residents. Following its closure in 1999, the Village experienced significant
economic and demographic change, prompting an ongoing process of adaptation
and diversification.
Located within the traditional territory of the Mowachaht/Muchalaht First
Nation, Gold River is surrounded by exceptional natural and cultural assets,
including forests, mineral resources, marine and aquatic ecosystems, and access
to Nootka Sound. These resources, together with the community's infrastructure
and strategic location, present opportunities for sustainable economic
development in sectors such as tourism, mariculture, forestry, and other
resource-based industries.
The Village continues to strengthen partnerships with Indigenous governments,
neighboring communities, business groups, and other levels of government. This
Official Community Plan provides a framework to guide Gold River's future,
building on its history, acknowledging its context, and advancing its commitment
to resilience, livability, and economic prosperity.
2.2 PLANNING AREA & REGIONAL CONTEXT
The Village of Gold River is located on the west coast of Vancouver Island within
the traditional territory of the Mowachaht Muchalaht First Nation on Highway 28
approximately 90 kilometers southwest of Campbell River. The Village lies on a
valley floor that extends some 14 kilometers south to the head of Muchalat Inlet
in Nootka Sound. The community surrounds the confluence of the Gold and Heber
Rivers and is characterized by mountainous topography with spectacular peaks
and glaciers. Natural resources have traditionally formed the basis of
employment for this area of the west coast. Gold River is uniquely positioned to
5
take advantage of tourism opportunities on the West Coast being adjacent to
Strathcona Park to the East and historic Nootka Sound to the West.
6
2.3 COMMUNITY PROFILE
Population
Gold River is a planned community and is characterized by a compact layout and
a variety of housing types to support the Village's population, which has been in
decline since 1991. This is represented in Figure 2 below. According to the 2016
Statistics Canada census, the population decreased slightly to 1212 people and
increased slightly to 1246 people in 2021.
Table 1: Population, 2016-2021
Location
2016
2021
% Change
Gold River
1,212
1,246
2.8
SRD Electoral Area A
764
864
13.1
BC
4,648,055
5,000,879
7.6
Figure 1: Gold River Historical Population 1996-2021
0
500
1000
1500
2000
2500
1996
2001
2006
2011
2016
2021
Population
Census Year
GOLD RIVER POPULATION CHANGE OVER TIME (CENSUS
YEARS)
7
Age Characteristics
The average age of communities across Canada and BC is increasing, and so is
Gold River. According to Statistics Canada Census data, the median age of Gold
River residents has increased from 53.4 in 2016 to 56.4 in 2021 (Table 2).
Approximately, 31% of the population of Gold River is over the age of 65 and 16%
are 19 years or younger. The largest proportions of residents are between 20-64
years at 52% (Figure 2).
Table 1: Median Age, 2016-2021
Location
2016
2021
Gold River
53.4
56.4
Strathcona Regional District Electoral Area A
55.8
52.8
BC
43
42.8
Source: Statistics Canada, Census 2021.
Figure 1: Percent Population by Age Group - 2021
Source: Statistics Canada, Census 2021.
Household Size
Household sizes in Gold River averaged around 2 people per household in 2021.
This is slightly less than the BC average of 2.4 people per household. Additional
details on household size are provided by the Census regarding the number of
0%
20%
40%
60%
80%
100%
120%
Gold River
SRD EA
BC
0-19 years
20-44 years
45-64 years
65+ years
8
households relative to the number of persons living within. Within Gold River,
the number of one (1) person households increased from 170 in 2016 to 200 in
2021, as with the number of two (2) and three (3) person households, while four
(4) and five (5) person households decreased slightly (Table 3).
Table 3: Gold River Total Households by Household Size - 2016, 2021
Household size
Gold River
2016
% of
households
Gold River
% of
households
2021
1 person
170
29.8
200
32.8
2 persons
270
47.4
275
45.1
3 persons
55
9.7
80
13.1
4 persons
45
7.9
35
5.7
5 or more
persons
25
4.4
20
3.3
Total private
households
570
100%
610
100%
Total number of
persons in
private
households
1,210
n/a
1,245
n/a
Source: Statistics Canada, Census 2016-2021.
Single detached homes account for the majority of housing types, followed by
duplexes, row houses and apartments. There has been an integration of
manufactured homes and a mobile home park in the community. This mixed-
form residential development has worked well for the community and will
continue in the future with emphasis upon infilling and increased densities. The
aging of the existing housing stock should be considered. The majority (73%) of
Gold River housing was built between 1961-1980 and has seen little development
since then.
The Future
Age characteristic data indicates that the Gold River population, like BC and
Canada, continues to age. The limited design of public facilities and provision of
public services will need to consider this demographic shift, including other daily
services and amenities to help residents "age in place" and to support ongoing,
independent living.
It is important to recognize the rural nature of Gold River and to consider the
access and size of the remote community when developing community strategies
for aging in place. The housing needs report also indicates that the percentage
9
of residents ages 65-84 will rise from 28.9% in 2021 to 40.9% in 2031, further
implying the need to consider resources and adequate support for an aging
population.
Although there was a significant decrease in full-time population over time
within Gold River from 1996-2001, the population stats represent a stable trend,
trending towards a slight increase between 2016-2021. The Housing Needs Report
also indicates that the population is projected to grow to 1,386 people by 2031.
Over the life of the previous OCP the economic and employment climate on
northern Vancouver Island and within the Village did not require residential lands
for development. Should settlement pressures increase, infilling within the Scout
Lake subdivision as well as the development of Ucona Flats would provide future
housing opportunities. In the long term, the potential may exist for Council to
consider rural acreage developments. Where appropriate, lands adjacent to the
community may be considered for future boundary extensions that may be in the
interest or of benefit to the community.
Gold River has a total area of 1,275 ha of which 895 ha is undeveloped. There is
a considerable amount of land available for development in and around Gold
River. However, topography, the predominance of the forestry industry, and
ownership patterns limit development and expansion of the community.
10
3 VISION & GUIDING PRINCIPLES
The Vision serves as the anchor for this Official Community Plan. Each policy
area, from housing and economic development to infrastructure and
environmental management is designed to help achieve the Vision and uphold
the Core Values. The vision also provides a framework for evaluating new
initiatives, ensuring that future decisions align with the community's long-term
aspirations.
In practice, this means:
- Objectives in each chapter describe the outcomes the Village seeks to
achieve in support of the Vision.
- Policies provide direction on how to reach those objectives while
respecting the Core Values and Planning Principles.
- Implementation tools ensure that actions are realistic, coordinated, and
measurable over time.
By keeping the Vision at the forefront, the OCP ensures that day-to-day decisions
contribute to a future that reflects Gold River's identity, priorities, and goals.
3.1 COMMUNITY VISION
Gold River is a safe, inclusive, and sustainable community that is rooted in its
history, enriched by its natural surroundings, and strengthened through
partnership. As a gateway to Nootka Sound and Strathcona Park, the Village is a
place where residents enjoy a high quality of life, a healthy environment, and
diverse economic opportunities. The community is committed to building a
resilient future through economic diversification, environmental stewardship,
and strong connections with the Mowachaht/Muchalaht First Nation and
neighboring communities.
3.2 CORE VALUES & PLANNING PRINCIPLES
The following values and principles represent the foundation for planning and
decision-making in Gold River. They express what residents consider important
and enduring, and they guide the development of policies and actions in this
OCP.
11
Core Values
- Safety and Livability - A community that is safe, welcoming, and inclusive
for all ages and abilities.
- Resilience - The ability to adapt to changing economic, environmental, and
social conditions.
- Environmental Care - Protection and enhancement of the community's
natural surroundings.
- Partnership - Collaboration with Indigenous governments, neighboring
municipalities, and other partners to achieve shared goals.
- Fiscal Responsibility - Efficient use of resources to ensure long-term
financial sustainability.
Planning Principles
- Make decisions that integrate social, environmental, cultural, and
economic considerations.
- Support a diverse and resilient economy that reflects local strengths and
opportunities.
- Plan for compact, efficient land use patterns to reduce servicing costs and
preserve surrounding natural areas.
- Promote housing diversity and affordability to meet community needs.
- Provide and maintain infrastructure in a sustainable, cost-effective
manner.
- Encourage development that enhances local character and sense of place.
Guiding Principles
The following principles reflect the values and aspirations of Gold River residents
and provide direction for all policies within this Official Community Plan:
1. Sustainability - Make decisions that balance environmental, social,
cultural, and economic well-being for present and future generations.
2. Economic Resilience - Support a diversified local economy that provides
stable employment and investment opportunities, including forestry,
mariculture, tourism, and other sustainable resource-based and service
sectors.
3. Environmental Stewardship - Protect and enhance the Village's rivers,
shorelines, forests, and air and water quality, while ensuring public access
to natural amenities.
4. Community Livability - Maintain a safe, welcoming, and inclusive
community with access to housing options, recreation, parks, cultural
spaces, and services that meet the needs of all ages and abilities.
12
5. Partnership and Reconciliation - Strengthen relationships and pursue
collaborative initiatives with the Mowachaht/Muchalaht First Nation, other
Indigenous governments, neighboring municipalities, business groups, and
other levels of government.
6. Efficient
Infrastructure
-
Provide
and
maintain
cost-effective
infrastructure and services that support community growth and quality of
life, including roads, active transportation, water, sewer, and waste
management systems.
7. Respect for Local Character - Support development and activities that
reflect the Village's unique character, heritage, and setting, while
encouraging innovation and entrepreneurship.
13
14
4 LAND USE & GROWTH MANAGEMENT
The Land Use Framework provides the foundation for how land within the Village
of Gold River is organized and managed over the long term. Through the Land
Use Designation Maps and associated policies, the Official Community Plan
establishes broad objectives for where and how different types of development
should occur. Each designation describes the general purpose and character of
an area, such as residential neighbourhoods, commercial centers, industrial
districts, civic spaces, rural lands, and parks and trails. These directions serve
as the community's high-level guide for growth and change, informing future
decisions about development in a way that supports Gold River's vision for
livability and resilience.
4.1 GROWTH MANAGEMENT AND LAND USE
The land use plan is shown in Schedule "1", OCP & Land Use Map. This map
outlines the general land use designations within the plan area corresponding to
the objectives and policies for each land use designation mentioned subsequently
below.
Objectives:
- To promote the logical and sequential growth and development of the
community.
Policies:
4.1.1 The future pattern of land use in the Village of Gold River be consistent
with the Official Community Plan map.
4.1.2 Where rural residential subdivision occurs, houses shall be located on the
lots in a manner which permits future subdivision.
4.1.3 Where rural residential development is permitted, on-site private wells
and septic fields shall meet the requirements established by the provincial
Ministry of Health.
4.1.4 The extension of services to rural residential subdivisions that rely on
private wells and septic systems is not supported in this plan.
15
4.1.5 Sewage treatment and water supply outside the Village proper is a
concern to Council. Where development is proposed for areas outside the
developed portion of the Village the properties proposed for development shall
be of sufficient area to accommodate on-site sewage treatment and water
supply. Alternatively, private servicing systems approved by the appropriate
authority may be considered.
4.2 RESIDENTIAL
The Residential designation encompasses lands intended primarily for housing in
a variety of forms, ranging from single detached homes to multi-unit dwellings.
The intent of these policies is to support the development of complete, livable
neighbourhoods that can evolve over time while maintaining the small-town
character of Gold River.
Objectives:
- To support and encourage a mix of housing typologies and densities.
- To optimize the use of available undeveloped or underdeveloped land to
support more efficient residential use of land.
Policies:
4.2.1 Residential development is limited to the areas that are designated as
Residential in Schedule "1" OCP & Land Use Map.
4.2.2 Residential neighbourhoods may include a range of compatible land uses,
including parks, schools, civic and institutional uses, natural areas, small-scale
tourist accommodations, home-based businesses (including daycare), and small-
scale urban agriculture.
4.2.3 A broad spectrum of housing forms will be supported to meet the needs of
residents and changing demographics, including single-detached dwellings,
duplexes, triplexes, fourplexes, townhouses, rowhouses, secondary suites,
accessory dwelling units, live/work units, and apartments where appropriate.
4.2.4 Housing types and non-residential uses should be designed to be compatible
with the surrounding neighbourhood. Consideration should be given to building
height and massing, integration of trees and landscaping, and buffering to reduce
the visual impact of larger buildings.
16
4.2.5 Infill development and redevelopment within existing serviced areas will
be strongly encouraged to promote efficient utilization of land and municipal
infrastructure.
4.2.6 Encourage residential forms and densities that support affordability and
diversity of choice, including multi-unit and attached housing forms. Housing
developments that provide options for seniors, people with disabilities, and
seasonal or tourism-based housing are also supported.
4.2.7 All new residential development and existing property owners are strongly
encouraged to implement FireSmart standards to enhance community safety and
resilience.
4.3 COMMERCIAL & MIXED USE
The Commercial & Mixed Use designation identifies lands intended for a range of
retail, service, office, and tourism-related activities that support both residents
and visitors. These areas are important community focal points, offering
opportunities for business, social interaction, and cultural expression. Mixed use
development, where housing is integrated with commercial uses, is encouraged
to create lively, walkable neighbourhoods and make efficient use of land.
Overall, this designation is intended to strengthen Gold River's economy, provide
essential services, and enhance the community's small-town character.
Objectives:
- To provide land for the sustainable growth of commercial uses within the
community.
Policies:
4.3.1 Commercial & mixed-use development is limited to the area designated
Commercial and Mixed Use on Schedule "1" OCP & Land Use Map.
4.3.2 Encourage tourism-oriented commercial development, such as restaurants,
accommodations, cultural attractions and visitor services within commercial and
mixed use areas in partnership with First Nations and neighboring communities
to reinforce Gold River's role as a service and visitor hub.
4.3.3 Commercial and mixed use areas may include a range of compatible uses
such as retail, personal and professional services, restaurants, offices,
17
accommodations, community facilities, and residential uses ideally integrated
into mixed use developments.
4.3.4 Support a variety of commercial developments, including neighbourhood-
scale retail, visitor-serving businesses, tourism accommodations, and mixed use
buildings that combine commercial and residential uses.
4.3.5 Encourage commercial areas to serve as focal points for community life,
offering space for social interaction, cultural activities, and events, in addition
to their economic role.
4.3.6 Support the integration of residential units in commercial areas,
particularly through mixed use buildings where housing is located on upper floors
or behind street-fronting commercial uses. Residential development in mixed use
areas should respond to identified housing needs, including seniors, Indigenous
residents, low-income households, and seasonal or shift-based workers. Where
possible, age-friendly housing should be located within walking distance of
services and amenities.
4.3.7 Prioritize infill and redevelopment of existing commercial lands before
expanding into new areas, in order to make efficient use of infrastructure and
enhance established centres.
4.3.8 All new commercial or mixed use development must be supported by
adequate water, sewer, drainage, and road infrastructure, with consideration
for hazard management, stormwater control, and long-term financial
sustainability.
4.4 INDUSTRIAL
The Industrial designation identifies lands intended to support a diverse range of
industrial activities that capitalize on Gold River's resource-based economy. This
includes forest and value-added wood industries, aquaculture and mariculture
operations, light manufacturing, and other compatible industrial uses. These
areas are intended to provide employment opportunities, support local and
regional economic growth, and take advantage of strategic access to
transportation and port facilities, while ensuring integration with surrounding
land uses and community needs.
18
Objectives:
- Support the development of appropriate heavy and light industrial uses in
suitable locations.
- Encourage value-added forestry, aquaculture, and other resource-based
industries to broaden the economic base.
- Promote environmentally responsible and safe industrial development.
- Identify and maintain strategic industrial lands to provide employment
opportunities for residents.
- Facilitate the sustainable use of mineral and aggregate resources within
the Village.
Policies:
4.4.1 Industrial development is limited to the areas that are designated as
Industrial in Schedule "1" OCP and Land Use Map.
4.4.2 Encourage a diversity of industrial uses, including forestry, aquaculture,
light manufacturing, and compatible commercial activities, within designated
industrial areas.
4.4.3 Ensure new industrial development is located and designed to minimize
impacts on residential areas and the environment, including noise, dust, traffic,
and visual impacts.
4.4.4 Support the reclamation and environmentally responsible management of
mineral and aggregate extraction operations.
4.4.5 Consider industrial site expansions or rezoning only when existing industrial
lands cannot accommodate proposed development.
4.4.6 Promote industrial activities that create local employment and strengthen
Gold River's role as a regional resource and service hub.
4.5 CIVIC USE
The Civic Use designation identifies lands used for public and institutional
purposes that provide essential services, programs, and facilities for the
community. These include schools, health and emergency services, government
offices, cultural and recreational facilities, and other community-serving uses
that support the social well-being and resilience of Gold River.
19
Objectives:
- Support the long-term viability and enhancement of community facilities
and services.
- Ensure civic spaces are accessible, inclusive, and adaptable to meet
evolving community needs.
- Encourage the integration of civic uses as central gathering places that
strengthen community identity and well-being.
Policies:
4.5.1 Civic Use is limited to the areas that are designated as Civic Use in Schedule
"1" OCP and Land Use Map.
4.5.2 Encourage partnerships with senior governments, First Nations, and
community organizations to deliver services and facilities.
4.5.3 Protect existing civic lands (schools, health facilities, recreation, cultural,
and government services) for community-serving uses and support upgrades,
expansions, or redevelopment of civic facilities to meet changing community
needs.
4.5.4 Support multi-use and adaptable buildings or spaces that can accommodate
a variety of programs and services and ensure civic facilities are equitably
distributed and accessible to residents of all ages and abilities.
4.5.5 Encourage the co-location of civic uses with parks, trails, or commercial
areas to create vibrant community hubs.
4.5.6 Recognize the cultural and heritage value of civic facilities and encourage
their incorporation into community identity.
4.6 RURAL
The rural designation is intended to delineate larger areas for future large-lot
village expansion and to support opportunities for potential resource uses or
parks and trail networks that is not already designated as such. Area designated
rural is intended be maintained and the subdivision of land into parcels less than
two hectares within areas designated Rural will not be supported without the
provision of roads and sewerage, storm drain and water facilities. The cost of
providing such services will dictate a more rural development density.
20
Objectives:
- Maintain the rural character of lands outside the Village core through low-
density development and resource-based uses.
- Support the continued use of rural areas for agriculture, forestry,
recreation, and other compatible activities.
- Protect environmentally sensitive areas and natural resources while
allowing appropriate rural development.
- Ensure rural lands are planned and serviced in a manner that does not
create conflicts with residential, commercial, or industrial areas.
Policies:
4.6.1 Rural land uses are limited to the areas that are designated as Rural in
Schedule "1" OCP and Land Use Map.
4.6.2 Support rural residential development only at low densities that reflect the
rural character and limited servicing capacity.
4.6.3 Permit resource-based and recreational uses that are compatible with rural
residential areas and the natural setting.
4.6.4 Encourage small-scale home-based businesses or tourism operations that
fit with the rural character.
4.6.5 Require that rural development avoids or mitigates impacts on sensitive
ecosystems, steep slopes, watercourses, and wildlife habitat.
4.6.6 Require that rural development be serviced with on-site systems (water,
septic) unless otherwise approved.
4.7 PARKS & OPEN SPACES
The intent of the Parks and Trails designation is to provide a connected network
of parks, natural open spaces, and trails that celebrate Gold River's natural
setting and offer recreation opportunities for residents and visitors of all ages,
with accessibility provided where feasible.
21
Objectives:
- Maintain and enhance a network of parks, natural open spaces, and trails
that celebrate Gold River's natural setting.
- Provide recreational opportunities for residents and visitors of all ages,
with accessibility supported where feasible.
Policies:
4.7.1 Parks and open space uses are limited to the areas that are designated as
Park in Schedule "1" OCP and Land Use Map
4.7.2 Provide a mix of recreational opportunities, from playgrounds and sports
fields to natural and wilderness trails.
4.7.3 Support biking, hiking, and adventure tourism initiatives that align with
Gold River's natural terrain and character.
22
5 HOUSING & COMMUNITY WELLBEING
5.1 INTRODUCTION
Housing is central to community well-being, shaping health, equity, and
economic vitality while contributing to a resilient and sustainable future. The
Village of Gold River is committed to supporting safe, inclusive, and affordable
housing options that allow residents of all ages, incomes, and abilities to thrive.
The Housing Continuum represents the spectrum of housing options needed to
meet diverse community needs. This continuum ranges from emergency shelters
and transitional housing to supportive and affordable rental housing, through to
market rental and homeownership opportunities. Recognizing the importance of
providing a variety of housing types, the Village seeks to ensure that residents
can access appropriate housing throughout different stages of life and changing
financial circumstances.
While not every type of housing along the continuum will be necessary or feasible
in Gold River, the concept underscores the importance of flexibility and choice.
Local housing strategies must reflect the realities of the community, including
access to land, construction resources, services, and partnerships.
Policies in this section are informed by the Village's Housing Needs Assessment
and respond to pressing challenges such as affordability, aging housing stock,
demographic shifts, and climate resilience. Gold River's approach emphasizes:
-
gentle density and missing-middle housing,
-
partnerships with non-market and Indigenous housing providers, and
-
reducing barriers to housing delivery.
By integrating housing objectives with land use planning, servicing, and
amenities, the Village can foster complete neighbourhoods, provide pathways
for residents to remain in the community, and strengthen overall social and
economic resilience.
At the time of the development of the OCP, the Village's Housing Needs
Assessment was conducted. This assessment identified the housing needs
projections for the Village for the next five and twenty years. The Housing Needs
Report is a requirement of local governments in BC and must be updated every
five years. Therefore, in this document, The Village of Gold River has identified
the following housing needs below.
23
Table 4: Six Areas of Housing Need
Component
5 Year Need
20 Year Need
A. Extreme Core Housing Need
1.91
7.64
B. Persons Experiencing Homelessness
5.04
10.09
C. Suppressed Household Formation
12.46
49.83
D. Anticipated Growth
48.76
105.62
E. Rental Vacancy Rate Adjustment
0.40
1.59
F. Additional Local Demand
19.89
79.54
Total New Units - 5 Years
88
Total New Units - 20 Years
254
Source: HNR Report
Projected new housing units by 2029: 88
Projected new housing units by 2044: 254
In alignment with recent provincial housing legislation, the Village of Gold River
has undertaken a high-level review of large, potentially developable parcels to
better understand its capacity to meet future housing targets. This analysis
estimates how many new housing units could be accommodated under current
zoning within the municipality's existing boundaries.
The review focused on parcels most likely to redevelop, particularly those
designated for duplex and single-detached residential use. For each site, the
total parcel area was divided by the minimum lot size permitted in the zone,
then adjusted by a net land use factor of 80 percent to account for internal
roads, sidewalks, utilities, and other servicing needs. This method provides a
realistic build-out estimate that reflects site planning constraints.
Civic Address
PID
Zone
Area (m²)
Net
Land
Use
Potential
Units
Scout Lake Rd, Gold
River, BC V0P 1G0
017-872-413
RR
521,935.21 80%
41.75
Scout Lake Rd, Gold
River, BC V0P 1G0
017-872-414
RL
281,042.04 80%
403.65
Matchlee Dr, Gold
River, BC V0P 1G0
017-872-405
RL
75,595.34
80%
108.58
Muchalat Dr, Gold
River, BC V0P 1G0
009-131-
515
Various
(see
below)
*
*
*
24
RR
133,000.00 80%
10.64
RL
35,900.00
80%
51.56
RL
165,000.00 80%
236.98
RM
18,500.00
80%
21.14
RM2
25,000.00
80%
57.14
RL
165,000.00 80%
236.98
TOTAL
1,115.19
According to this analysis, the Village of Gold River has capacity for
approximately 1,115 additional housing units under current zoning and land use
designations. This far exceeds the identified housing needs of 88 units by 2029
and 254 units by 2044, demonstrating that the Village already possesses
sufficient land capacity to accommodate projected growth well into the future.
Considerations beyond land availability that could impact this number are
amenity services and infrastructure.
5.2 CURRENT HOUSING
Objectives:
- To promote high quality diverse residential development.
Policies:
5.2.1 Supporting secondary suites and accessory dwellings as a way to expand
rental options and improve affordability.
5.2.2 Explore ways to reduce barriers to infill housing, including access to small-
scale design templates or builder directories.
5.2.3 Encourage housing development to prioritize quality landscaping,
enhancing the aesthetic appeal and livability of residential areas.
5.3 HOUSING AFFORDABILITY AND AVAILABILITY
Objectives:
- To promote a diverse array of safe and cost-effective housing solutions
that cater to the diverse needs of individuals and families across different
income brackets, age demographics, and lifestyles.
25
Policies:
5.3.1 Consider tools such as fee waivers, tax deferrals, or reduced development
charges to support the development and retention of affordable housing.
5.3.2 Partnering with government, non-profit, Indigenous, and private
organizations to help deliver affordable and supportive housing.
5.3.3 Enabling infill housing that increases rental and affordable supply while
respecting neighbourhood character and servicing capacity.
5.3.4 Lobby all levels of government to provide affordable and available housing.
5.3.5 Explore options and lobby the Provincial government for tools to control
vacant homes used for seasonal vacation and recreational properties
5.4 FUTURE HOUSING AND HOUSING NEED
Objectives:
- To encourage housing for all incomes.
- To encourage adaptive housing for everyone including people with
disabilities
- To guide the future development of land in Gold River in a fashion that
would preserve the Villages community and historical characteristics and
to promote the history of Gold River, promoting new development to adopt
a similar architectural style.
- Identity land for future housing development to meet the 5 and 20--year
housing needs of the community.
Policies:
5.4.1 Coordinating with service providers to ensure that supportive and seniors
housing is well connected to essential services.
5.4.2 Reviewing zoning regulations to allow a range of housing types and multiple
units on residential parcels where appropriate.
5.4.3 Zone land within the Village to enable the development of housing units to
meet the needs within the community.
26
5.4.4 Provide adequate land to support the 20-year housing needs projections,
by means of adequately zoned land for residential development.
5.4.5 Periodically conduct land use reviews during updates to housing needs
reports to identify suitable areas for future housing development, ensuring
ongoing opportunities to meet the housing needs requirements.
27
6 ECONOMIC DEVELOPMENT &
RESILIENCE
6.1 ECONOMIC OVERVIEW
The Village of Gold River is transitioning from its historical dependence on
forestry and single-resource employment toward a more diversified and
sustainable economic base. The closure of the pulp and paper mill in 1999
marked a significant economic shift, requiring the Village to redefine its future
through targeted economic development and investment in quality of life.
Gold River's strategic location, industrial infrastructure, and natural resource
base position it for growth in marine industry, tourism, value-added forestry,
aquaculture, and small business development. The Village will continue to
support economic development that is environmentally sustainable, culturally
respectful, and aligned with community values.
6.2 LOCAL BUSINESS & ENTREPRENEURSHIP
Gold River's commercial core is the heart of community life, where people shop,
connect, and access essential services. Anchored by two key plazas, it plays a
central role in supporting both local business and visitor activity. As tourism
expands, strengthening this core will be vital to keeping the Village vibrant and
economically resilient.
Beyond the core, new opportunities lie along the waterfront and highway
corridor. The Village encourages flexible, low-barrier commercial development--
from home-based businesses to mixed-use hubs and marine-oriented ventures.
Objective:
- To support the growth and diversification of the local economy.
Policies:
6.2.1 Encourage reinvestment in the Village Centre through public realm
improvements, streetscaping, and local leadership in revitalization.
6.2.2 Support home-based businesses and micro-enterprises through enabling
regulation and minimal barriers.
28
6.2.3 Facilitate the development of commercial services that meet both
resident and visitor needs.
6.2.4 Enable flexible and low-barrier business models, including mobile, pop-up,
temporary, and seasonal ventures.
6.2.5 Promote beautification, public art, and placemaking that reinforce Gold
River's distinct identity and commercial character.
6.2.6 Support marine-oriented business development--commercial, tourism, and
service-based--aligned with the Village's coastal location.
6.2.7 Advocate for reliable digital infrastructure and cellular service to enable
modern business and attract investment.
6.2.8 Integrate economic development priorities into infrastructure and servicing
decisions.
6.2.9 Strengthen partnerships with the Mowachaht/Muchalaht First Nation and
regional agencies to support shared tourism and economic development.
6.2.10 Promote Gold River as a small business-friendly and innovation-oriented
community to attract values-aligned investment.
6.3 TOURISM DEVELOPMENT
Tourism represents a significant opportunity for economic diversification in Gold
River. The community's proximity to Strathcona Park, Nootka Sound, and various
trails and caves positions it as a hub for nature-based and adventure tourism.
However, product development, shoulder-season offerings, and accommodation
options are currently limited.
Objective:
- To provide tourism opportunities for residents and visitors of all ages,
abilities, and income levels.
Policies:
6.3.1 Promote guided outdoor experiences, cultural interpretation, and seasonal
events as core tourism offerings.
29
6.3.2 Develop a tourism marketing partnership with Indigenous and regional
partners, aligned with Gold River's identity.
6.3.3 Enable a range of flexible accommodations such as short-term rentals,
B&Bs, and glamping, through supportive regulation.
6.3.4 Improve the visitor experience through signage, trail connectivity, and
waterfront access.
6.3.5 Enhance the sense of arrival into Gold River through coordinated signage,
landscaping, and design improvements at community entry points, highlighting
the Village's natural setting and community pride.
6.3.6 Support commercial uses that strengthen Gold River's role as a gateway to
outdoor recreation and tourism, such as accommodations, dining, and guiding or
outfitting services. Scenic views and connections to natural features should be
protected and enhanced wherever possible.
30
6.4 INDUSTRIAL & RESOURCE BASED ECONOMY
Gold River's deep-water marine industrial lands, formerly the site of a pulp mill,
remain a cornerstone of future economic potential. With approximately 180
acres of net industrial land and existing dock infrastructure, this area is one of
only a few deep-water access industrial sites on Vancouver Island.
Objective:
- To support the redevelopment and modernization of marine industrial
lands in a way that strengthens the local economy while protecting
environmental and community values
Policies:
6.4.1 Protect marine industrial lands and promote them as regionally significant
employment areas.
6.4.2 Support infrastructure upgrades (power, broadband, water) to enable
industrial reinvestment.
6.4.3 Encourage clean industries such as aquaculture, value-added forestry, and
low-carbon marine enterprises.
6.4.4 Partner with public and private sectors to improve site readiness and
streamline industrial approvals.
6.4.5 Identify and support small-scale industrial areas to meet local servicing and
trades needs.
6.5 WORKFORCE DEVELOPMENT
A resilient economy requires a skilled and adaptable workforce. Gold River's
aging population and limited housing options pose challenges for labour
attraction, particularly in tourism, construction, and services. Expanding housing
diversity and collaborating with education and training providers are necessary
to support workforce development.
Objective:
- To attract and retain a skilled, working-age population by improving
housing diversity, supporting local training opportunities, and ensuring
access to essential community services.
31
Policies:
6.5.1 Align housing strategy with labour market needs by enabling affordable and
diverse housing types.
6.5.2 Manage short-term rental growth to support tourism without undermining
long-term rental supply.
6.5.3 Collaborate with education and training providers to expand access to skills
development in forestry, aquaculture, trades, and tourism.
6.5.4 Advocate for services--such as childcare, broadband, and healthcare--that
attract and retain working-age residents.
6.6 DOWNTOWN REVITALIZATION
There is a significant opportunity to reimagine the downtown area in Gold River.
The Village Tide Mall and Nimpkish shopping center is a place where people come
to shop, visit and get their daily living needs. Expanding and upgrading the
existing services can lead to the creation of a vibrant community hub.
Objectives:
- Strengthen Gold River's role as a local service and visitor hub.
- Encourage mixed use development to support vibrant, walkable
neighbourhoods.
- Foster attractive, accessible commercial areas that reflect small-town
character and serve as community mixed-use and gathering places.
Policy:
6.6.1
Encourage commercial areas to serve as focal points for community life,
offering space for social interaction, cultural activities, and events, in addition
to their economic role.
6.6.2 Prioritize infill and redevelopment of existing commercial lands before
expanding into new areas, in order to make efficient use of infrastructure and
enhance established centres.
6.6.3 Support commercial uses that strengthen Gold River's role as a gateway to
outdoor recreation and tourism, such as accommodations, dining, and guiding or
outfitting services. Scenic views and connections to natural features should be
protected and enhanced wherever possible.
32
6.6.4 Consider opportunities to encourage redevelopment and reinvestment in
existing commercial areas through incentive programs, façade improvement
initiatives, or other tools that support long-term economic vitality.
6.6.5 Enhance the sense of arrival into Gold River through coordinated signage,
landscaping, and design improvements at community entry points, highlighting
the Village's natural setting and community pride.
6.6.6 Commercial and mixed use developments should contribute to a vibrant,
attractive streetscape by incorporating:
-
high-quality landscaping with an emphasis on trees and native species;
-
pedestrian-friendly storefronts and safe, accessible connections;
-
façade improvements and articulation to avoid large blank walls;
-
screening of parking areas to reduce visual impact;
-
public art and local materials (e.g., wood/timber) that reflect community
identity.
33
7 INFRASTRUCTURE & MOBILITY
7.1 GENERAL
Objectives:
- Provide safe, reliable and cost-effective infrastructure and transportation
systems that meet the needs of the community now and into the future.
Policy:
7.1.1 Council will implement an Asset Management Policy and develop an Asset
Management Strategy to guide long-term maintenance, renewal and investment
in Village infrastructure systems such as roads, water, wastewater and
stormwater.
7.1.2 Sewer and water infrastructure extensions may be permitted where the
full cost of design and installation is borne by the developer. The Village may
implement latecomer agreements or equivalent mechanisms to recover servicing
costs from future users connecting to the extended infrastructure.
7.2 TRANSPORTATION AND MOBILITY
Gold River has two significant thoroughfares, Highway 28 and Muchalat Drive.
Highway 28 is a designated provincial highway linking the Village with the
southern portion of the Island through Campbell River. Pedestrian access poses
somewhat more of a challenge due primarily to the width of the road and the
truck traffic. Muchalat Drive provides north-south access through town down
to the mill site. Parts of Muchalat Drive are a provincially designated arterial
road as well as designated joint-use industrial road.
Many municipalities in the province are assessing the potential for providing
cycling routes within their boundaries. Although there has been no specific
request for the inclusion of such routes within Gold River, the municipality is
compact enough to have the shared-use of roads within its boundaries serve as
a transportation network for all modes of transportation. Gold River has narrow
streets which would limit the provision of cycle routes throughout the
community. Muchalat Drive is wide enough to have a marked bicycle route,
while local streets could accommodate bicycles in a similar fashion as it does
other vehicles.
Whereas pedestrian safety is a concern for the Village, it would require
considerable capital expenditure for sidewalks to be included in existing
34
subdivisions. The low volume of traffic mitigates this concerns in most existing
areas of the community. In the future, the Village will consider the provision of
sidewalks as a requirement of subdivision. The installation of sidewalks on at
least one side of the street would improve pedestrian safety and provide for
better vehicular movement on local streets
Objectives:
- To provide an efficient ground transportation network incorporating
vehicular, cycling and pedestrian movements and safety within Gold
River.
- To encourage the development of pedestrian linkages between future
residential areas and the central core of the Village and to enhance
existing linkages between developed portions of the Village and the
Core.
- To improve the trail system within the Village, to extend Peppercorn
Trail wherever feasible, enhance the trail system to Antler Lake, and in
the long term promote a trail from the Village along the Gold River to
Big Bend and to the head of Muchalat Inlet.
- To allow for the efficient use of air travel through the use of an airfield,
heli-port or float plane marina.
- To maintain the Village Road System in a high level of repair on a cost
effective basis.
Policies:
7.2.1 Village Council encourages the cooperation of landowners abutting the
port, the provincial government and port users to improve parking in the area
generally.
7.2.2 Council may consider the location of a bicycle lane on Muchalat Drive and
other village streets. Council may investigate methods of providing improved
vehicular circulation and improved parking on Village cul-de-sacs and local
streets, and determine where additional parking could be provided on boulevards
of arterial and collector roads.
7.2.3 Helicopters are recognized as a convenient mode of transportation to
and from Gold River. In order to control the number of helicopter landing pads
located in the Village and their potential impacts, Village Council designates
the areas shown on Schedule "1" OCP & Land Use Map as Helicopter Landing
Pad.
35
7.2.4 Council will lobby the Ministry of Transportation and Highways to ensure
infrastructure improvements to the Highway and Bridges and a high standard
of road maintenance.
7.2.5 The provincial Ministry of Transportation and Infrastructure shall be
encouraged to replace the existing bridge over the Gold River.
7.3 SANITARY SEWER
The Village's wastewater system consists of preliminary treatment screening,
an activated sludge secondary treatment process with sludge dewatering,
ultraviolet effluent disinfection and effluent discharge to an infiltration basin
from May to September and to the Gold River from October to April. The
infiltration basin enhances phosphorous reduction in the effluent treatment
process. The treatment process continues to evolve as upgrades are made to
the system. The facility has been assessed as being in good mechanical
operation but due to its age will require additional and ongoing maintenance.
The system has been effective but with aging there are concerns with
infiltration from storm drainage and ground water.
The Village has an inflow and infiltration plan in place and improvements
continue to be made to the wastewater collection system through the measuring
of flows in the different capture zones and utilization of point repairs to reline
sewer pipe cracking prone to ground water inflows
The Village has initiated a new sludge dewatering project where it will replace
the existing Draimad Sludge Dewatering System with a new centrifuge sludge
dewatering system. Once the centrifuge system is installed, dewatering sludge
will be more efficient and the volume of dewatered biosolids will be
considerably reduced. Gold River is investigating ways to utilize the dewatered
biosolids in a beneficial way such as landfill cover, forest fertilization, and
exhausted quarry reclamation.
Objectives:
- To identify opportunities to utilize sludge from the Gold River Sewer
Treatment Plant in a beneficial process.
- To upgrade the provision of sewer services as a long-term objective.
- To provide for efficient sewer services in the Village as resources allow
and to improve delivery of services where these are deficient.
36
Policies:
7.3.1 Methods to reduce inflow and infiltration into the Village's sanitary
sewers shall be investigated and implemented as funding is made available.
7.4 WATER
Gold River is served by three wells located on an aquifer adjacent to the
confluence of the Gold and Heber Rivers. Although the Village has an excellent
supply of water, in the area of Scout Lake, development has reached its
maximum due to the height of the existing reservoir. Further development
would require an in-line pump system and a reservoir at a greater height. The
Heber Heights subdivision has an adequate water supply. Further development
in Ucona Flats may require an additional reservoir. The village completed a
review of its water supply and distribution system in 2002. The review provided
recommendations for upgrades to the existing system; much of which has been
completed but continues to be referenced in future planning. Maintenance on
the water distribution system continues through implementation of the
infrastructure study information.
In November 2017 VIHA provided notification to the Village of new proposed
Terms and Conditions for the Village water system. These conditions include
guidance for the protection of the Village well fields and water system. Staff
are reviewing the revised conditions to update and implement in the time
frame outlined. The Village has already commissioned several studies on water
quality and source protection and is in discussion with engineering consultants
to update those studies to embrace today's water quality standards. Council
wishes to ensure we continue to maintain supplying the high quality water to
our residents in compliance with VIHA requirements and Industry Best
Practices.
Objectives:
- To ensure that the residents of Gold River have access to safe drinking
water.
- To provide for efficient supply of water services in the Village as
resources allow and to improve delivery of services where these are
deficient.
37
- Develop a Strategic Plan for the ongoing maintenance and upgrade of
the Village water infrastructure.
Policies:
7.4.1 In order to provide for sufficient water supply the Village may investigate
alternatives to existing sources of supply.
7.4.2 Village Council continues to review pressure and water flows to the Scout
Lake and Heber Heights subdivisions.
7.5 SOLID WASTE
Objectives:
- To improve the waste recycling program already in place in the Village
and reduce the overall waste stream.
- To address changes to the management of solid waste resulting from the
anticipated future closure of the Gold River Landfill, and the
implementation of the Comox Strathcona Waste Management (CSWM)
Regional Solid Waste Management Plan (RSWMP) that was updated in
2012 and, which received approval from the Ministry of Environment in
2013.
Policies:
7.5.1 Methods to improve the existing recycling and waste reduction programs
will continue to be supported by Council.
7.5.2 Council will review the local solid waste program to determine a cost-
effective service to the residents and businesses of Gold River for the safe
disposal of solid waste.
38
8 PARKS AND THE ENVIRONMENT
The Village of Gold River is surrounded by mountains, forests, and waterways
that define its sense of place and quality of life. The community's setting offers
unparalleled access to outdoor recreation and natural beauty, which are central
to why people choose to live in Gold River. Protecting the integrity of this
environment is vital for both current and future generations.
As required by the Local Government Act (Section 473(3)), the Village must
include targets for the reduction of Greenhouse Gas (GHG) emissions. Gold River
will work toward meeting the targets established by the Province of British
Columbia, while also exploring opportunities at the local level to reduce
emissions, encourage energy efficiency, and support climate resilience in a
manner that reflects the community's rural context.
8.1 PARKS
Objectives:
- Strengthen trail and park connections within the Village and to surrounding
natural areas and regional networks.
- Support the role of parks and trails as community gathering places, cultural
spaces, and tourism amenities.
Policies:
8.1.1
Expand and connect local trails to regional trail systems, including
linkages to Nootka Sound and adjacent communities.
8.1.2
Support trail development and signage that improves navigation,
safety, and enjoyment for users.
8.1.3
Encourage the integration of heritage, cultural, and artistic elements
into parks and trails, in partnership with the Mowachaht/Muchalaht First Nation
and community groups.
8.1.4
Recognize the tourism value of Gold River's trail systems and promote
them as part of eco-tourism and outdoor recreation opportunities.
8.1.5
Support the improvement and maintenance of existing park and trail
assets to meet community needs.
39
8.1.6
Encourage universal design and accessibility improvements in
community parks and trailheads, where terrain allows.
8.1.7
Protect natural open spaces, riparian areas, and environmentally
sensitive lands through park and trail planning.
8.1.8
Support improvements to Nimpkish Park that enhance accessibility,
safety, and recreation opportunities while preserving its natural and social
value as a key community gathering space.
8.2 THE NATURAL ENVIRONMENT
Objectives:
- To recognize and protect the ecological integrity of the Gold and Heber
Rivers, their tributaries, and associated riparian and wetland areas.
- To conserve fish and wildlife habitat, including important salmon-bearing
streams, by applying best practices in land use and development.
- To direct new growth away from environmentally sensitive areas and
encourage stewardship of natural resources.
- To support public enjoyment of the natural environment through low-
impact recreation that does not compromise ecological values.
Policies:
8.2.1
Environmentally Sensitive Areas (ESAs), including riparian corridors,
wetlands, and steep slopes, shall be designated in Schedule "2" Development
Permit Areas Map and afforded special protection.
8.2.2
Protect natural open spaces, riparian areas, and environmentally
sensitive lands through park and trail planning.
8.2.3
Land development within or adjacent to ESAs must follow provincial
and federal guidelines for habitat protection, including the Riparian Areas
Protection Regulation and the Fisheries Act.
8.2.4
Development shall be directed away from floodplains, high hazard
areas, and critical fish habitat to minimize environmental and public safety
risks.
8.2.5
Land uses within ESA-designated areas are restricted to low-impact
recreational activities such as hiking, walking, nature appreciation, and non-
motorized water access.
40
8.2.6
The Village will encourage stewardship partnerships with community
groups, Indigenous governments, and environmental organizations to support
habitat restoration, stream health, and long-term conservation initiatives.
8.3 CLIMATE AND GREEN HOUSE GAS TARGETS
Objectives:
- To reduce community-wide greenhouse gas (GHG) emissions in alignment
with the Province of BC's legislated reduction targets.
- To encourage energy efficiency and low-carbon choices in buildings,
transportation, and community services.
- To build local climate resilience in a manner that reflects Gold River's
rural setting and access to natural resources.
Policies:
8.3.1
Strive to meet the Province of BC's GHG reduction targets. The goal is
to reduce community-wide GHG emissions to:
- 16% below 2007 levels by 2025
- 40% below 2007 levels by 2030
- 60% below 2007 levels by 2040
- 80% below 2007 levels by 2050
8.3.2
Encourage building energy efficiency by supporting participation in
provincial and federal retrofit programs and promoting the use of renewable
energy systems where feasible.
8.3.3
Support transportation-related GHG reductions by encouraging active
transportation (walking, cycling), exploring opportunities for electric vehicle
charging infrastructure, and promoting ride-sharing initiatives where viable.
8.3.4
Partner with community organizations, Indigenous governments, and
residents to pursue climate adaptation and mitigation projects that enhance
local resilience, such as wildfire preparedness, flood management, and habitat
restoration.
8.3.5
Develop the processes to measure and report on the community's GHG
emissions profile. This will start with modeling the GHG emissions from Village
operations.
41
42
9 IMPLEMENTATION & GOVERNANCE
There are many ways that the Village can implement tools to support the success
of the vision outlined in this document. The following section provides a summary
of those tools that can be used to support the implementation of this bylaw.
Policies: Village Council will consider the implementation of development cost
charges to pay for the installation of new services or for improvements to existing
services required as a result of new development.
9.1 MASTER PLANS AND STUDIES
The following plans and studies were identified during the OCP review process.
These projects will help achieve the key objectives of the plan.
Plan/Study
Supporting Policies
Village Centre Strategic Design &
Development Plan
6.6.1-6.6.6, 6.6.7
Deep-Water Industrial Lands -
Investment Readiness & Servicing
Study
6.4.1-6.4.5
Water & Sewer Asset Renewal
Roadmap
4.3.8, 6.4.2, 7.3.1, 7.4.1,
Nimpkish Park Implementation Plan
8.1.8
Review downtown revitalization tax
exemption program
5.3.1, 6.6.4
9.2 DEVELOPMENT APPROVAL INFORMATION
Pursuant to the establishment of a Development Approval Information Area
bylaw, the area covered by this OCP is designated as a development approval
information area under the authority of Section 485 of the Local Government
Act, as amended from time to time. Development approval information may be
required for:
1. Zoning bylaw amendments;
2. Temporary use permits, and;
3. Development permits.
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9.3 TEMPORARY USE PERMITS
All lands shall be designated as being eligible for consideration for the issuance
of Temporary Use Permits. The consideration of applications for a Temporary
Use Permit shall be conditional upon the applicant providing:
1. A detailed description of the proposed use and the duration of the
proposed activity;
2. Plans for mitigating potentially harmful impacts on the environment,
adjacent lands, and the local community;
3. Applicable provincial and federal government approvals or permits;
4. A plan for rehabilitation of the site following the discontinuance of the
proposed temporary use;
5. Other information required to fully evaluate the application.
9.4 DEVELOPMENT PERMIT AREAS
Section 488 of the Local Government Act permits Council, in an Official
Community Plan, to designate Development Permit Areas (DPAs). Council may
issue a development permit that may vary or supplement a regulation of the
Subdivision or Zoning Bylaw. A development permit cannot vary use, density, or
flood plain specifications. Where land is subject to more than one DPA
designation, a single development permit is required, however, the application
is subject to the requirements of all applicable DPAs.
Pursuant to Section 488 of the Local Government Act, the Village of Gold River
has designated Development Permit Areas for:
1. Form and Character for lands designated on Schedule 2
2. Environmental areas for lands shown on Schedule 2
3. Hazardous areas for lands shown on Schedule 2
DEVELOPMENT PERMIT AREA EXEMPTIONS
Development permits are not required if the proposed development is consistent
with the form and character of the original development and:
a) Is an interior renovation; or
b) Is minor and cosmetic in nature such as the replacement of a door or
window, replacement of roofing, repairs to exterior finishes and does not
involve altering the structure of the building; or
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c) Is an addition or alteration to an existing building which does not exceed
40 square metres; or
d) Includes changes to the text on an existing sign that was permitted under
an existing development permit; or
e) There are hazardous conditions requiring development precautions which
a geo- technical study indicates can otherwise be regulated by any zoning,
servicing and floodplain management bylaws.
2. Development permits are not required when a development involves
emergency repairs to buildings and structures where there is a demonstrable and
immediate risk to public safety or property.
3. Development permits are not required for areas where tree cutting or soil
removal and deposit permit bylaws exist at the time the application is made.
DEVELOPMENT PERMIT AREA 1 - COMMERCIAL DEVELOPMENT
Category: The areas shown on OCP Schedule "2" Development Permit Areas as
DPA 1 are designated as Development Permit Area 1 in accordance with Part 14:
Division 7 - Development Permits, Section 488 (f) of the Local Government Act,
to provide guidelines for the form and character of commercial, industrial, and
multi-family development within the Village.
Justification: Gold River's Central Commercial, Recreational Commercial areas
and Service Commercial areas are adjacent to residential, institutional, public
and parks and open space uses. The density of development is scaled in
proportion to the community. The objectives of the designation are: to ensure
that commercial, industrial and high-density multi-family developments that
occurs in Commercial Designations are compatible with the form, scale and
character of existing development, to strengthen Central Commercial Area as
the primary commercial focus of the Village, and to realize the economic,
cultural, historical and architectural potential of the Village.
Guidelines:
1. Effort shall be made to incorporate innovative themes, roof structures
and canopies designed to afford protection to pedestrians in cases of
inclement weather.
2. Effort shall be made to incorporate varied rooflines, eg. pitch, height,
facade, etc.
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3. Signage shall be in accordance with the Village Sign Bylaw.
4. A landscape plan may be required. If required, the plan will include
landscape specifications, vegetation, siting of decorative street
furniture (i.e. lighting, benches, refuse containers) and appropriate
landscaping.
5. Exterior storage, service and refuse areas shall be landscaped, fenced
and buffered to minimize intrusions on adjacent uses. Exterior storage,
service, refuse and parking areas include: paved, brick, or stone
finished pedestrian areas, and paved parking.
6. Parking and other works and service requirements may be reduced or
altered in special circumstances through the Development Permit
process where strict compliance with the bylaws would unduly restrict
appropriate development or would undermine the character of the
area.
7. Barrier free design principles shall be used, for buildings, structures and
uses in the Downtown.
DEVELOPMENT PERMIT AREA 2 - ENVIRONMENTAL AND HAZARDOUS
CONDITIONS
Category: The areas shown on OCP Schedule "2" Development Permit Areas as
DPA 2 are designated as Development Permit Area 2 in accordance with Part 14:
Division 7 - Development Permits, Section 488 (a) and (b) of the Local
Government Act, to provide guidelines for the purpose of protecting the natural
environment, its ecosystems and biological diversity, and protection of
development from hazardous conditions.
Justification: Both the Gold and Heber Rivers flow through the Village and
exhibit a range of characteristics, from fast-flowing flats to deep ravines. The
confluence of the two rivers is located adjacent to Heber Field along Matchlee
Drive. Areas that contain a slope of greater than 12% in the development permit
area are also subject to slope review to ensure that the terrain is safe and
suitable for the proposed development. The designation of DPA 2 seeks to:
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protect and enhance the environmental quality, ecosystems, and
biological diversity of these watercourses and their adjacent uplands;
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retain the amenity values of the rivers and adjacent uplands for the
community;
-
protect development from hazardous conditions; and
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permit improved public access where practicable.
-
Protect the natural environment, its ecosystems and biological diversity;
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-
Protect human life and property.
Environmental Areas have been identified to:
- Protect fish and fish habitat
- Protect riparian habitats that support wildlife and support healthy streams
Hazardous areas have been identified to:
- Allow for development near steep slopes when the areas is confirmed safe
for the intended use
This designation also enables the Village to meet its obligations under the
provincial Riparian Areas Protection Regulation (RAPR), which requires local
governments to ensure that riparian areas are protected from development
impacts through Qualified Environmental Professional (QEP) assessments and
recommendations.
Submission Requirements:
Every submission shall include:
1. Complete Development Permit Application and applicable fee.
2. Professional Site Plan showing all buildings (existing and proposed),
structures and site features, topography characteristics including toe and
top of banks and any watercourses and setbacks on the site.
3. A professional prepared plan showing existing and proposed grades,
(including details on retaining walls), toe of slope, top of bank, or any
floodplain area.
4. A plan showing the areas to be cleared and areas of cut and fill, and the
proposed sequence and timing of the clearing and recontouring.
5. Other information, as necessary, to assess the development proposal.
Guidelines:
1. All development within 30 metres of the natural boundary of the Gold or
Heber Rivers must comply with the Riparian Areas Protection Regulation
(RAPR). Where required, applicants must provide a riparian assessment
report prepared by a Qualified Environmental Professional (QEP).
2. The Village may incorporate the recommendations of a riparian
assessment report as conditions of a Development Permit.
3. Where river banks are proposed for development abutting either the Gold
or Heber Rivers, they shall be retained in their natural state preserving
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indigenous vegetation and trees wherever possible in order to maintain
their stability.
4. Buildings, structures and related uses shall be set back 30 metres from
the natural boundary of streams or as approved by the Department of
Fisheries and Oceans.
5. Where steep slopes may be affected by development a report signed and
sealed by a qualified professional engineer licensed to practice in British
Columbia establishing criteria for development shall be required.
6. Because both rivers are spawning waters for protected species identified
by federal and/or provincial authorities, their regulations and guidelines
shall apply to the creeks on an as required basis.
7. In order to prohibit erosion of siltation, or recreate instability of the
banks, drainage from development on lands within these areas shall be
accommodated on-site and directed away from the slopes of the
riverbanks toward municipal storm sewers or servicing.
8. When development occurs adjacent to the rivers, the Village shall
endeavor to obtain the dedication of public access to the watercourses if
appropriate.
Natural Hazards DPA
1. Subject to the slope of the natural grade of the site proposed for
development being in excess of 12%, Council may require the
preparation of a geotechnical/soil stability report, at no expense to
the Village, outlining:
2. The suitability and stability of the soil for the proposed use;
3. The potential impact of the project on groundwater flows on and
adjacent to the site;
4. A map illustrating topographical features of the site;
5. Location of slopes in excess of 25%, and
6. A report with an opinion from a qualified, registered professional
engineer licensed to practice in British Columbia, outlining the
geotechnical suitability of the site for the proposed development.
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DEVELOPMENT PERMIT AREA 3 - MULTI-FAMILY RESIDENTIAL
Category: The areas shown on OCP Schedule "2" Development Permit
Areas as DPA 3 are designated as Development Permit Area 3 in accordance
with Part 14: Division 7 - Development Permits, Section 488 (f)of the Local
Government Act, to provide guidelines for the form and character of low-
density and high-density multi-family development within the Village.
Justification: Gold River has identified within its community goals and
values the benefit to allow for multi-family residential development to
provide for infilling of serviced lands, increasing population and small-
scale development to help preserve the community's character. Low-
density multi-family housing is consistent with the Village's residential
objectives and policies identified in Section 3 of this document. It is the
desire to introduce this type of development into appropriate residential
areas in a manner that is scaled in proportion to the community. The
objectives of the designation are: to ensure that these multi-family
developments are compatible with the form, scale and character of
existing development and promotes the concept of healthy and livable
communities.
Guidelines:
1. Developments adjacent to single detached uses should be
designed to maximize privacy and minimize views onto adjoining
sites, particularly for portions of the development abutting the
side yards of adjacent single detached residential uses.
2. Units should be designed in a manner that promotes a sense of
community.
3. Roof forms should include design elements that impart a form,
rhythm and scale sympathetic to surrounding single detached
residential neighbourhoods.
4. Exposed undersides of balconies and porches that are visible
from a street or public walkway should be covered with exterior
finishes to provide a finished appearance to public view.
5. Individual unit designs are encouraged be varied to avoid
significant repetition.
6. Where garage doors are front facing, the impact of garage doors
on the public realm should be mitigated by; recessing of doors,
limiting widths, including attractive entrances and windows
between garages, providing interior spaces that overlook the
street, include design details such as transom windows or glazing
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in garage doors, landscaping to mitigate the visual impact of
garage doors.
7. Buildings should be staggered, spaced and located on a site to:
o Allow primary views past adjacent units;
o Preserve and incorporate natural features or views;
o Ensure proper orientation and relationship to adjoining residential
uses;
o Minimize impacts on natural features; and
o Accommodate natural grades to ensure minimal grading is
required.
8. Developments adjacent to treed slopes, ravines and watercourses must
respect natural vegetation, use natural landscaping to retain soils on the
site and may require additional setbacks as established by agencies
having jurisdiction.
9. Buildings adjacent to existing residential buildings should be designed to
respond to the scale and massing on adjacent properties, architectural
character, protection of privacy and livability.
10. Landscape buffers from adjoining property lines must be provided.
11. Sufficient access for emergency response vehicles must be provided to
all buildings on a site.
12. Lanes and driveways should conform to the existing grades as closely as
possible to ensure minimal disruption of slopes and vegetation.
13. Well defined and safe pedestrian access must be provided from parking
areas and the public sidewalk.
14. All areas not covered by buildings, structures or driveways shall be fully
landscaped and integrated with existing landscape in the area.
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Village of Gold River
OCP and Land Use Map
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500
1,000
250
Metres
OCP
Civic Use
Commercial and Mixed Use
Industrial Use
Residential
Rural
Parks and Open Space
Parcels
Administrative Boundary
Scale: 1:20,000
Sc out
Lak e
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Tree To
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Village of Gold River
Development Permit Areas Map
0
500
1,000
250
Metres
DPA #1 - Commercial Development
DPA #2 - Environmental and Hazardous Conditions
DPA #3 - Multi-Family Residential
Parcels
Administrative Boundary
Scale: 1:20,000