Official Community Plan Bylaw No. 2332 (Consolidated)
Revelstoke, British Columbia
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CONSOLIDATED FOR CONVENIENCE
OFFICIAL COMMUNITY PLAN BYLAW NO. 2332
(Includes Amendments Enacted by BYLAWS No. 2405, 2432 & 2444)
All persons making use of this consolidated version of City of Revelstoke Bylaw No. 2332
are advised that it has no legislative sanction; that the amendments have been embodied
for convenience of reference only and that the original bylaw must be consulted for all
purposes of interpreting and applying the law.
Sub sections of the original bylaw and/or amendments which have been repealed have
not been included in this consolidation.
AMENDMENT BYLAW
ADOPTED DATE
Official Community Plan Amendment Bylaw No. 2444
Replace Map 10 - Land Use Designation and Map 15 - Revelstoke
Mountain Resort DPA Map to align with Zoning Bylaw 2406, 2025.
August 11, 2026
Official Community Plan Amendment Bylaw No. 2432
Replace Map 10 - Land Use Designation to align with Zoning Bylaw
2406, 2025.
March 10, 2026
Official Community Plan Amendment Bylaw No. 2405
Replace Map 10 - Land Use Designation to align with Zoning Bylaw
2406, 2025.
To add text after section 4.6.11 and renumber the remainder of the
section accordingly
April 10, 2025
Official
Community Plan
Bylaw No. 2332, 2022
Schedule A
City of Revelstoke | Official Community Plan
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Table of Contents
ACKNOWLEGEMENTS ............................................................................................................................ iv
PART 1 - INTRODUCTION, VISION & COMMUNITY GOALS ..................................................................... 1
1.1.
What is an Official Community Plan? ................................................................................................ 1
1.2.
How to use this Plan ........................................................................................................................... 2
1.3.
Preparing the Official Community Plan ............................................................................................. 3
1.4.
The Community of Revelstoke ........................................................................................................... 5
1.5.
Community Vision & Priorities ........................................................................................................... 6
1.6.
Lenses of the Official Community Plan ............................................................................................. 6
1.7.
Community Goals ................................................................................................................................ 7
PART 2 - FUTURE GROWTH.................................................................................................................. 10
2.1.
Population Growth ............................................................................................................................ 10
2.2.
Housing Demand .............................................................................................................................. 11
2.3.
Economic Growth .............................................................................................................................. 13
2.4.
Sustainability & Climate Action ........................................................................................................ 15
2.5.
Urban Growth Area Boundary ........................................................................................................... 16
PART 3 - COMMUNITY POLICIES & ACTION ITEMS ............................................................................. 17
3.1.
Indigenous Reconciliation ................................................................................................................ 17
3.2.
Parks, Recreation & Culture .............................................................................................................. 18
3.3.
Community Economic Development ............................................................................................... 23
3.4.
Community Infrastructure ................................................................................................................ 27
PART 4 - LAND USE POLICIES & ACTION ITEMS .................................................................................. 37
4.1.
General Land Use .............................................................................................................................. 37
4.2.
Housing.............................................................................................................................................. 39
4.3.
Heritage Conservation ...................................................................................................................... 42
4.4.
Environment ...................................................................................................................................... 46
4.5.
Neighbourhoods ................................................................................................................................ 49
4.6.
Land Use Designations ..................................................................................................................... 58
PART 5 - DEVELOPMENT PERMIT AREAS ............................................................................................ 66
5.1.
Development Permit Area Exemptions ............................................................................................ 66
5.2.
Environmentally Sensitive Development Permit Area ..................................................................... 68
5.3.
Environmentally Hazardous Development Permit Area ................................................................. 72
City of Revelstoke | Official Community Plan
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5.4.
Downtown Revitalization Development Permit Area ...................................................................... 76
5.5.
Scenic Corridor Development Permit Area ...................................................................................... 80
5.6.
Multi-Family Residential & Mixed-Use Development Permit Area.................................................. 83
5.7.
Revelstoke Mountain Resort Development Permit Area ................................................................ 85
5.8.
Commercial Development Permit Area ........................................................................................... 88
5.9.
Industrial Development Permit Area ................................................................................................ 89
PART 6 - IMPLEMENTATION ................................................................................................................ 92
6.1.
Implementation & Reporting............................................................................................................. 92
6.2.
Development Approval Information ................................................................................................. 92
6.3.
Official Community Plan Amendments ........................................................................................... 92
6.4.
Temporary Use Permits .................................................................................................................... 93
PART 7 - APPENDICIES ........................................................................................................................ 94
7.1.
Appendix 1 - List of Community Plans ........................................................................................... 94
7.2.
Appendix 2 - Definitions .................................................................................................................. 95
7.3.
Appendix 3 - Revelstoke Mountain Resort Development Guidelines............................................ 97
List of Figures
Figure 1: Local Government Planning Hierarchy ............................................................................................... 1
Figure 2: OCP Engagement Process................................................................................................................... 3
Figure 3: Revelstoke Ski Jump 1958 .................................................................................................................. 5
Figure 4: Population Projections (Population & Housing Projections, Rennie Consulting, March 2021) ..... 10
Figure 5: Historic Census Population and Future Population Projections ..................................................... 11
Figure 6: Housing Composition (Population & Housing Projections, Rennie Consulting, March 2021) ...... 12
Figure 7: Housing Ratios (%) under each Development Model (Residential Supply and Demand Analysis,
Urban Systems, November 2021) ..................................................................................................................... 13
Figure 8: Sustainability Framework (ICSP, 2013) ............................................................................................ 15
List of Tables
Table 1: Population Growth ............................................................................................................................... 11
Table 2: Household Demand Projection (Residential Supply and Demand Analysis, Urban Systems,
November 2021 ................................................................................................................................................. 12
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Maps
Map 1 - Parks, Recreation and Trail Map ........................................................................................................ 22
Map 2 - Transportation Map ............................................................................................................................ 33
Map 3 - Water Services .................................................................................................................................... 34
Map 4 - Sewer Services .................................................................................................................................... 35
Map 5 - Stormwater .......................................................................................................................................... 36
Map 6 - Heritage ............................................................................................................................................... 45
Map 7 - Floodplain Mapping ............................................................................................................................ 48
Map 8 - Neighbourhoods ................................................................................................................................. 57
Map 9 - Agricultural Land Reserve .................................................................................................................. 64
Map 10 - Land Use Designation ....................................................................................................................... 65
Map 11 - Environmentally Sensitive Development Permit Area .................................................................... 71
Map 12 - Environmentally Hazardous Development Permit Area ................................................................. 75
Map 13 - Downtown Revitalization Development Permit Area ...................................................................... 79
Map 14 - Scenic Corridor Development Permit Area ..................................................................................... 82
Map 15 - Revelstoke Mountain Resort Development Permit Area ................................................................ 87
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ACKNOWLEGEMENTS
The development of this Official Community Plan would not have been possible without the support and
dedication of the community. The City wishes to acknowledge the Official Community Plan Focus Group,
Policy Teams, and community at large for their tireless dedication towards contributing to a plan that we
can all be proud of.
Official Community Plan Focus Group
The Official Community Plan Focus Group was comprised of community members that represent a
diverse set of council committees, community organizations, businesses and social agencies. The
responsibilities of the Official Community Plan Focus Group were to:
1) Provide advice, feedback, input and ideas from a community perspective to the project team;
2) Champion public engagement opportunities with their organizations, networks and the public;
and
3) Model open and respectful dialogue at the Focus Group table, with their networks, and in the
community.
Revelstoke is located in the beautiful Columbia Mountains alongside the Columbia River, which is the
traditional, ancestral, unceded territory of the Sinixt, the Ktunaxa, the Secwepemc, and the Syilx peoples.
We thank the Indigenous partners who participated in the formulation of this future-thinking guiding
document for the Revelstoke Community.
Specific policies and actions are included in the Official Community Plan that relate to measures that can
be undertaken by the City to engage in the process of Indigenous Reconciliation. This plan is by no
means the answer to meaningful reconciliation but is intended to serve as a starting point to promote
and support continued dialogue to meaningfully learn from and engage with our Indigenous partners.
Coming Home by Ric Gendron
(Photo Credit: Art Alleries, lunafest.ca)
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The following individuals set the course for the OCP and public engagement by meeting regularly from
July 2020 to April 2022. Their dedication, perspectives, and care for the community of Revelstoke has
been invaluable.
Ainslee Arthurs, Leslie Hogg -
Stoke Youth Network
Angus Woodman - Downie
Timber
Anita Ely - Interior Health
Ben Wilkey - Alpine Club of
Canada
Cathy English - Revelstoke
Museum and Archives
Cindy Pearce - Public at Large
Connie Brothers - Collective
Impact, Advisory Planning
Commission
Jane McNab - Senior's
Representative
Kent Christensen - Wildsight
Kevin Dorrius - Community
Futures
Lisa Moore - Indigenous
Friendship Society
Meghan Tabor - Tourism
Revelstoke
Melissa Hemphill - Food
Security Coordinator Community
Connections, Collective Impact
Mike Hooker - School District
19
Miriam Manley, Carol Palladino
- Revelstoke Arts Council
Nathan Weston - Construction
Industry, Economic
Development Commission
Peter Nielsen - Revelstoke
Mountain Resort
Roberta Bobicki - Economic
Development Commission
Sally Carmichael - Small
business owner
Sheena Bell - Community
Connections
Stacey Brensrud - Chamber of
Commerce
Stephanie Melnyk - RCMP
Victims Services
Official Community Plan Policy Teams
Between January and early March 2022, thirty-three Revelstoke citizens volunteered their time to help the
project team draft the first set of policies for the Official Community Plan. Collectively, hundreds of hours
were provided. Policy Team Members include:
Safe, Resilient
and Healthy
Community
Stephanie Melnyk
Sheena Wells
Melissa Hemphill
Melissa Jameson
Linda Chell
Vivian Mitchell
Steven Hui
Vibrant Culture
and Heritage
Carol Palladino
Cathy English
Anita Hallewas
Jan Morehouse
Robyn Goldsmith
Diverse Local
Economy
Kevin Dorrius
Roberta Bobicki
Aimee Schalles
Alan Mason
Carolyn Gibson
James Macdonald
Shannon Van
Goor
Healthy
Ecosystems
Giles Shearing
Kent Christensen
Hailey Ross
Amy Clarke
Gilles Lussier
Pat McMechan
Sustainable Built
Environment
Jane McNab
Meg Tabor
Connie Brothers
Fraser Blythe
Kim Vinet
Adrian Giacca
Tom Robson
Mike MacNeil
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PART 1 - INTRODUCTION, VISION & COMMUNITY GOALS
1.1. WHAT IS AN OFFICIAL COMMUNITY PLAN?
An Official Community Plan (OCP) is a high-level visionary document governed by British Columbia's
Local Government Act (LGA). Municipalities use OCPs to outline the future vision of the community over a
10 to 20-year timeframe to plan the nature and location of land use, development, and services based on
identified community values and priorities.
An OCP develops a community vision and defines the goals, policies, land use designations, and other
guidelines to achieve that vision. An OCP provides the framework for decision-making based on long-term
objectives to allow for effective land use management within the City. All future bylaws enacted by the
City must be consistent with the OCP. Figure 1 shows the hierarchy of local government planning and
where an OCP fits within it.
Figure 1: Local Government Planning Hierarchy
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1.2. HOW TO USE THIS PLAN
The OCP is divided into seven sections to guide future decision-making, plan review, and reporting on key
indicators towards achieving the community vision.
Part 1 - Introduction, Vision & Community Goals
Part 1 introduces key items including what is an OCP, how the OCP is organized, the steps and
community consultation undertaken to develop it, a community profile, the lenses used to shape the OCP,
and the Community Vision and Priorities. The Community Vision and Priorities are informed by the lenses
of the OCP and guide the goals, policies, and actions items described in Parts 2, 3, and 4.
Part 2 - Future Growth
Part 2 includes details on anticipated future community growth based on studies undertaken for the OCP.
This section includes key items such as anticipated population projections, goals for housing, and
emission reduction targets.
Part 3 - Community Policies & Action Items
Part 3 includes community policies and action items that will guide future strategic priorities, decision-
making, and project completion to achieve the Community Vision and Goals identified in Part 1.
Part 4 - Land Use Policies & Action Items
Part 4 includes land use policies and action items that will guide future strategic priorities, decision-
making, and project completion to achieve the Community Vision and Goals identified in Part 1.
Part 5 - Development Permit Areas
Part 5 includes Development Permit Area (DPA) guidelines that contain provisions for sensitive
environmental areas and to guide the form and character of future development.
Part 6 - Implementation
Part 6 contains an implementation strategy that includes monitoring, evaluation, and reporting on key
action items associated with the OCP that are identified to meet the vision, priorities, and goals
established in Part 1.
Part 7 - Appendices
Part 7 includes appendices such as a list of community plans undertaken to support this OCP, definitions
and the Revelstoke Mountain Resort Development Guidelines.
This OCP contains many action items that require further work by the City but does not necessarily
commit to future timelines or include priority statements about the actions. The identification of these
action items will assist with future priority planning for the implementation of the OCP.
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1.3. PREPARING THE OFFICIAL COMMUNITY PLAN
Extensive community consultation and technical review was
completed in preparing the OCP. Community feedback has
been incorporated from the original crafting of a revised
vision in 2019 to the creation of policies in 2021 / 2022 to
guide future development. In early 2020, the strategy for
community consultation shifted toward a digital approach
due to the unprecedented Covid-19 global pandemic that
posed health and safety concerns for in-person engagement.
To respond to this, the City launched an online engagement
platform, "TalkRevelstoke" to obtain feedback from the
community on important projects including the OCP and
supporting studies. Figure 2 shows the general engagement
process undertaken in developing the OCP.
Between November 2019, and July 2020, data was gathered on what resident's valued, their vision for the
future of Revelstoke, the challenges to achieve that vision, and what they believed their role in helping to
see the vision become a reality was. This ultimately resulted in the identification of an updated
Community Vision and Priorities.
Figure 2: OCP Engagement Process
TalkRevelstoke is the City of
Revelstoke's new online engagement
platform for community members to
provide feedback and stay informed
on important projects, such as this
OCP. Register to receive updates on
ongoing city projects, and join the
conversation: www.talkrevelstoke.ca
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In July 2020, a focus group consisting of community members representing a diversity of organizations,
demographics, and business interests was formed. Between July 2020 and April 2022, the group had met
regularly to provide feedback on the OCP process, champion engagement within their networks, provide
feedback and help inform technical studies / engagement content, and represent various perspectives in
the community.
Representatives from School District #19 were included in the focus group to ensure that anticipated
needs for school facilities and support services were reviewed in accordance with legislative
requirements. The City was advised that was no need for land or facilities as existing sites were sufficient
to accommodate current and future growth. The School District will be consulted again when further
updates to the OCP occur to ensure that their needs are taken into consideration.
Between March 2021 and September 2021, broader public engagement was completed to raise
awareness of the OCP update, identify important topics to be considered for the OCP, and to analyze and
understand opportunities to manage future growth.
Between August 2021 and December 2021, this information was refined to complete three residential
growth scenarios based on available land within City limits and was presented to the public for feedback.
Three scenarios were analyzed and presented including: Historic land use (business as usual); dispersed
development; and centralized development.
To further utilize local knowledge and ensure a grassroots effort in crafting this plan, the OCP Focus
Group recruited members of the community to serve on Policy Teams. Five Policy Teams were
established to review specific policies and action items associated with each goal category outlined in
Part 1 of this OCP. The valuable feedback received was incorporated into this plan to ensure that at all
stages of OCP development, community feedback had been addressed.
While community consultation was being completed, the City was undertaking other key master planning
documents such as the Master Transportation Plan, Parks and Recreation Master Plan, Housing Action
Plan, and supporting analysis such as a Residential and Employment Lands Inventory, and a Population
and Housing Report. Wherever possible, findings from these plans and studies have been incorporated
into the OCP. In addition, the OCP has incorporated and aligned with key items of the 2013 Integrated
Community Sustainability Plan (ICSP).
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1.4. THE COMMUNITY OF REVELSTOKE
Indigenous peoples have lived and gathered in Revelstoke since time immemorial to fish, harvest, and
practice their culture, travelling the waterways and trails to trade goods and gather with other
communities. Today, Revelstoke is a well established, multi-generational and progressive community of
approximately 8,275 permanent residents, according to the 2021 Census data prepared by Statistics
Canada. The City lies within the Columbia Shuswap Regional District (CSRD), which has jurisdiction over
private lands outside of the City boundary. The City borders Mount Revelstoke National Park on its north
and east boundaries, which is managed by Parks Canada. Revelstoke Mountain Resort is located at the
southeast boundary of the City. BC Hydro owns and manages the reservoir drawdown zone that runs
through the centre of the City. The Crown lands surrounding the community are managed by provincial
government agencies. This location within a complex of federal, provincial, and regional agency
jurisdictions necessitates ongoing, close, collaborative relationships with these agencies.
Revelstoke boasts a spectacular
setting on the Columbia River
between mountain peaks in the
Selkirk and Monashee ranges. It is
located in the interior of British
Columbia, approximately 640 km
northeast of Vancouver, 200
kilometers northeast of Kelowna
and 400 kilometers west of
Calgary. The Trans-Canada
Highway and the Canadian Pacific
Railway act as primary
transportation links running east-
west. Highway 23 acts as north-
south connector.
The community is making meaningful efforts to embrace social, economic, and environmental
sustainability approaches to realize the future we envision. Revelstoke is anticipating continued
population growth related to increased tourism. While tourism has diversified the local economy from a
DID YOU KNOW?
A resort municipality is a type of provincial status for tourism-
based communities in BC. Resort municipalities are members of
the Resort Municipality Initiative (RMI) program, which is
managed by the provincial government. Through the RMI
program, these communities receive funding for projects that
build and diversify their tourism infrastructure, deliver
exceptional visitor experiences, and incorporate sustainable
tourism practices and products. The purpose of the program is
to enhance the resort experience, extend or diversify
communities' tourism seasons, increase / return visitation, and
improve the sustainability of the tourism sector.
DID YOU KNOW?
Prior to the Revelstoke Mountain Resort opening, Revelstoke
had a long history with skiing. As early as 1892, Scandinavian
families settled in Revelstoke and introduced their various ski
sports to the community. In 1915, Revelstoke built the first
ski jump in North America, which was used until the 1970s.
Figure 3: Revelstoke Ski Jump ,1958, Mt.
Revelstoke National Park
(http://www.skisprungschanzen.com/photos/can/revelst
oke/22.jpg, copyright Revelstoke Museum and Archives)
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traditionally resource-based context, it also influences the City's character, affordability, and quality of life
which have increased concern about Revelstoke's future, particularly for permanent residents.
With the December 2007 opening of what is now referred to as Revelstoke Mountain Resort (RMR), the
City has witnessed substantial changes and experienced a higher level of growth than what was seen
historically. Revelstoke is one of 14 designated resort municipalities in British Columbia and with that
comes opportunity but also potential challenges as the community experiences rapid changes.
1.5. COMMUNITY VISION & PRIORITIES
Community Vision Statement
Revelstoke will pursue a sustainable mountain community by balancing environmental, social economic,
and cultural values within a local, regional and global context. Our rich heritage and stunning natural
environment inspire us to be forward thinking, inclusive, resilient and welcoming. We will create a
supportive, vibrant community for those that live, work and visit here today and in the future.
To realize this vision, eight community Priorities have been identified:
1) A range of housing options and affordability
2) Environmental protection and stewardship
3) Climate change action
4) Personal and community economic growth and stability
5) A responsive and caring social support system
6) Opportunities for lifelong learning
7) Fostering of diverse cultural and spiritual values
8) A range of recreation and activities for residents and visitors
The Community Vision and Priorities, together with the various lenses of the OCP discussed in Section
1.6, shape the community goals identified in Section 1.7.
1.6. LENSES OF THE OFFICIAL COMMUNITY PLAN
The OCP Community Vision and Priorities reflect Revelstoke's residents' values that evoke a sense of
community, equity, and climate change action. The lenses are applied as overarching perspectives
throughout the OCP to ensure that the Community Vision and Priorities are achieved.
Sense of Community is the first lens and through community consultation, this
was identified as one of the things that makes Revelstoke an important place for
its residents. This sense of community will be encouraged and fostered through
policies about how we design the built environment including our
neighbourhoods, streets, and gathering places.
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Equity is the second lens and considers how services and resources can be
distributed to those that need them most. Equity is the fair distribution of
opportunities, power, and resources to meet the needs of all people, regardless
of age, ability, gender, income, education level, culture, or background. This
means providing support based on an individual's level of need, instead of
providing everyone the same amount of support.
Climate Change Action is the third lens. This is an emerging planning perspective
and a tool to operationalize and normalize City of Revelstoke planning and
actions to reduce greenhouse gas (GHG) emissions and strengthen efforts to
adapt to the changing climate in an effective manner.
The Community Vision and Priorities in conjunction with the lenses of the OCP help inform the identified
community goals outlined in Section 1.7.
1.7. COMMUNITY GOALS
Five themes were supported by the OCP Focus Group as a result of the outcomes from community
engagement, the community priorities, and a review of the Revelstoke 2013 ICSP. Each of the themes
have associated goals that guide the policies and actions outlined in Part 3 and 4 of this Plan.
Safe, Resilient & Healthy Communities
Working as a community to ensure all citizens feel safe and
healthy and are prepared to deal with adversity are important
considerations of building complete communities.
Community engagement identified affordable housing and
housing security as the largest issue Revelstoke needs to
address to create the community we envision. The following
goals will help our community realize our shared vision:
1) Housing for all
2) Engage in the process of Indigenous Reconciliation
3) Responsive social and supportive services
4) Education and lifelong learning
5) Food security for all
6) Advance community health, well being and safety
Look for the Safe, Resilient & Healthy Community symbol in Part 3 and 4 of this Plan to see how these
goals connect to policies and actions.
A complete community is an urban
planning concept that aims to build
communities where residents can live,
work, and play without relying on a
private vehicle.
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Vibrant Culture and Heritage
Having areas for the community to gather, celebrate our shared natural and cultural heritage, and
promote local artists is part of what makes Revelstoke a unique community. As we continue to grow,
ensuring that opportunities exist to support a vibrant culture and heritage is of vital importance. The
following goals will help our community realize our shared vision:
1) Celebrate natural heritage
2) Support diverse and accessible recreation
3) Support heritage conservation
4) Champion the thriving arts sector
5) Foster cultural and spiritual values
Look for the Vibrant Culture and Heritage symbol in Part 3 and 4 of this Plan to see how these goals
connect to policies and actions.
Diverse Local Economy
Supporting a diversified local economy when faced with increasing growth is one strategy to help ensure
that local residents continue to thrive and have equitable opportunities to find economic fulfillment in
Revelstoke. The following goals will help our community realize our shared vision:
1) Resilient industries
2) Invest in local businesses and entrepreneurship
3) Attract, retain, and support a skilled workforce
Look for the Diverse Local Economy symbol in Part 3 and 4 of this Plan to see how these goals connect
to policies and actions.
Healthy Ecosystems
Healthy Ecosystems are integral towards building a sustainable, climate resilient future for Revelstoke. A
deep appreciation for the natural ecosystems that we live within is a shared value amongst all residents.
The following goals will help our community realize our shared vision:
1) Natural area conservation and stewardship
2) Access to nature in the City
3) Healthy watersheds
4) Wildlife management and connectivity
5) Learn from Indigenous ecological knowledge
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Look for the Healthy Ecosystems symbol in Part 3 and 4 of this Plan to see how these goals connect to
policies and actions.
Sustainable Built Environment
Promoting the built environment to develop in a manner that reflects the community's values of
environmental preservation, equity, housing for all, and responding to the impacts posed by climate
change is of utmost importance as Revelstoke continues to grow. Feedback from the community has
been very clear that developing under old "status quo" models is not working for Revelstoke and a change
in course is required. The following goals will help our community realize our shared vision:
1) Complete, compact communities
2) Encourage mixed use
3) Connect parks, trails, and communities
4) Accessible, integrated transportation options
5) Shift to carbon neutral
6) Resilient infrastructure
Look for the Sustainable Built Environment symbol in Part 3 and 4 of this Plan to see how these goals
connect to policies and actions.
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PART 2 - FUTURE GROWTH
2.1. POPULATION GROWTH
Revelstoke is experiencing higher levels of growth due to a variety of factors including the expansion of
RMR, desirable community amenities, and the area's stunning natural beauty which draws people from all
over the world. More recently the ability to work remotely brought on by the "new normal" as a result of
the Covid-19 pandemic has led to high growth rates due to urban area residents provided the option to
leave the location of their employer and migrate to more rural, lifestyle-oriented communities like
Revelstoke. With higher growth comes challenges pertaining to a lack of housing options, increased
demands on community infrastructure, and erosion of traditional neighbourhood character. To mitigate
the impacts associated with increased growth and ensure that Revelstoke remains a desirable
community for all, thoughtful consideration of future development is required.
The most recent 2021 census data identified the City's population at 8,275. A significant portion of the
City's economy is focused on the travel and tourism sector and the City experiences seasonal
fluctuations in population that are not experienced by most other communities. As long-range projections
are typically conducted at a certain point in time, they may not reflect these seasonal patterns. These
fluctuations need to be accounted for as they have an impact on housing, community infrastructure, and
amenities.
In order to plan for an appropriate increase in population, the City retained Rennie Consulting in 2020 to
review three resident categories and calculated growth projections to the year 2041 for each. The
categories are:
-
Usual Residents -Permanent residents within Revelstoke.
-
Shadow Population - Seasonal workers.
-
Peak Tourists - Visitors to Revelstoke during the busiest times (typically winter season)
Figure 4 shows a breakdown of the projected populations for the three resident categories (usual
residents, shadow population, and peak tourists) under low, medium, and high growth scenarios.
Between 1997 and 2019, the City
grew by 151 usual residents,
amounting to a 0.1% growth rate.
This low overall growth rate is
reflective of population decline in
the early and mid 2000's.
Between 2010 and 2019, a period
of increased growth occurred
when the City grew by almost
1,100 usual residents, equating
to an average annual growth rate of 1.6%. This is representative of a new period of growth for the City,
driven in part by a growing tourism and recreation-based economy.
Figure 4: Population Projections (Population & Housing Projections, Rennie Consulting,
March 2021)
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The average annual growth rate under a baseline scenario is expected to slow over the long term from the
1% range towards 0.6% by the end of the projection period (2041), even when accounting for increased
migration. This slowing growth rate is due to the demographics of our aging populations both provincially
and nationally. If the City plans future growth using the low growth scenario (BC stats projections), this
equates to a growth rate of 0.4% over the next twenty years. Using the baseline scenario, this would
equate to a 0.8% growth rate over the next twenty years. Using a high growth scenario, this equates to a
1.5% growth rate over the next twenty years. Figure 5 shows the projected population under a high growth
scenario.
Based on census data between 2016 and 2021, as shown in Table 1 below, the City experienced an
annual growth rate of 1.9%. It is important to note that the projected 1.5% high growth scenario growth
rate is reflective of long-term predictions out to 2041. The City anticipates more rapid growth in the short-
term, which is likely to decline over the long term.
Census
Year
Population
5-year
growth
Avg Annual
Growth
1991
7,729
x
x
1996
8,042
4.0%
0.8%
2001
7,500
-6.7%
-1.3%
2006
7,230
-3.7%
-0.7%
2011
7,139
-1.3%
-0.3%
2016
7,562
5.6%
1.2%
2021
8,275
8.6%
1.9%
To ensure that the City is well prepared for future population increases, this plan utilizes the High
Growth Scenario of 1.5% growth rate to guide future planning. By 2041, the high growth scenario
envisions an increase in usual residents by 2,709, the shadow population by 201, and the peak tourist
population by 1,313. This would equate to a total peak population of 21,765 by 2041. Review of key
indicators to adjust for changes in growth will be completed as part of plan implementation, further
discussed in Part 6.
2.2. HOUSING DEMAND
Lack of housing diversity within Revelstoke has caused rental shortages and low vacancy rates for usual
and shadow population residents. This has also been a contributing factor to lack of attainable housing
supply for first time home buyers looking to enter the Revelstoke market. The City completed a
Population and Housing Projection report in 2021 that shows a total of 3,250 occupied dwellings within
Revelstoke in 2016 (Figure 6). This includes 2,520 single-detached / mobile homes (78%), 330 attached /
two-unit units (10%), and 400 apartment units (12%).
As shown in Table 2, the total number of additional households that would be needed to house an
increase in population by the year 2041 under a high growth scenario is 1,219 dwelling units. To
Table 1: Population Growth
0
2000
4000
6000
8000
10000
12000
1991 1996 2001 2006 2011 2016 2021 2031 2041
High Growth Population Projection Scenario
2022 BC Stats Population Estimates
Census Population Count
Figure 5: Historic Census Population and Future
Population Projections
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determine how to accommodate
this demand in housing, the City
reviewed three different growth
scenarios and the amount of land
required under each.
A Historic Land Use (business as
usual) approach entails
continuation of previous growth
trends. This scenario anticipates
78% of new development being
single-detached units, 10% being
ground-oriented units such as row
houses and duplexes, and 12%
being apartments, requiring 45
hectares of land to house the
anticipated growth. New
development would be directed to
medium or larger sized lots and
community infrastructure would
need to be extended into currently
undeveloped areas to
accommodate the growth. This model would not increase diversity of housing supply and would further
exasperate challenges for renters and first-time home buyers. Development under this model may require
re-examination of municipal boundaries.
A Dispersed Development approach targets of 50% of
new development to be single-detached units, 25%
ground-oriented, and 25% apartments, requiring 35
hectares of land to house the anticipated growth. This
would be shaped by expected housing needs based on
changing demographics with more ground-oriented
multi-unit housing, and housing for smaller household
sizes such as retirees and young couples. Under this
development model, 50% of new development being
ground-oriented / apartments may not support the City's
housing affordability and rental shortage challenges as
desired due to lack of supply of diverse housing options.
A Centralized Development approach includes 25% of
new development being single-detached units, 50%
being ground-oriented units, and 25% being apartments, requiring 28 hectares of land to accommodate
anticipated growth. This would entail more new development being concentrated in and around mixed-
use nodes and corridors. Workplaces, homes, parks, and stores would be closer to each other, and streets
Population
Projections
High Growth
Population
Households
2016
7,954
3,485
2019
8,259
3,646
2031
9,924
4,392
2041
10,968
4,865
Percent Change
32.8%
33.4%
Numerical Change
2,709
1,219
Average Change
Per Year
123
55
Figure 6: Housing Composition (Population & Housing Projections, Rennie
Consulting, March 2021)
Table 2: Household Demand Projection (Residential
Supply and Demand Analysis, Urban Systems, November
2021
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and sidewalks would be more
connected allowing for a more
walkable community. Infill would be
expected to occur in existing
neighbourhoods and overall
housing choice would be improved.
Figure 7 shows the development
scenarios and the housing type
ratios associated with each
development model. Even under the
Centralized Development scenario,
if these housing ratio targets were
met by 2041, the City would still be
largely dominated by single-
detached dwellings, with 63% of
Revelstoke's housing stock being
single-detached, 16% apartment, and 21% ground-oriented units.
To ensure that the City is well prepared for future housing demand, this plan utilizes the Centralized
Development Model with of the following new development targets:
-
25% single-detached dwellings
-
50% ground-oriented units
-
25% apartment units
This development model will limit future expansions into environmentally sensitive areas, promote
walkability, and make effective use of existing infrastructure. Review of key indicators to adjust for
changes in demand will be completed as per the implementation plan outlined in Part 6.
2.3. ECONOMIC GROWTH
While Revelstoke's economy is diverse, three business sectors including forestry, tourism and
transportation are the major source of income for Revelstoke residents. As of 2015, eight employers
including Downie Timber, CP Rail, RMR, Interior Health, Parks Canada, City of Revelstoke, School District
#19, and BC Hydro employed over 100 workers each and represented 34% of the workforce (Revelstoke
Labour Marker Survey, 2015). These businesses bring stability and high wages to the community and are
essential to Revelstoke's economic health.
It should be noted that these three key sectors are largely active outside the municipality itself. The CSRD
surrounding the municipality is the land-base for the extraction of resources, generation of hydro-electric
power, and access to backcountry recreation including provincial recreation sites and two national parks,
which together with the ski resort drive tourism activity. The OCP for the CSRD Area B identifies
Revelstoke as the service hub for this economic activity including housing for those residents employed
in these key industry sectors. Critical to an understanding of economic growth in the region and within the
municipality itself, is the fact that all of these sectors are experiencing substantial disruption, not only in
the wake of the Covid-19 pandemic, but also in response to:
Figure 7: Housing Ratios (%) under each Development Model (Residential Supply
and Demand Analysis, Urban Systems, November 2021)
Graph units in percentages (%)
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-
Anticipated growth of the tourism and recreation economy
-
Potential transformation of the forestry industry
-
Changes to transportation and logistics driven by energy sector, expansion of TransCanada
highway, etc.
-
Residential attraction in the wake of the pandemic related to lifestyle preferences, digital nomads,
and the gig economy - all un-moored from traditional land-based industry sectors
-
Emerging technologies and diversification of the traditional resource-based economy
As these disruptions impact traditional sectors and new sectors emerge to change the face of the
workforce and the residential population, it will be critical to ensure that data-driven economic
development strategies for the entire region are able to both inform the City's OCP, and that the OCP in
turn enables the community-wide strategies for sustainable growth that are developed.
The number of business licenses issued by the City has increased steadily for the past several years with
a total number of over 1,200 in 2021. This growth in the business sector coupled with the growth of the
ski resort, the tourism sector, and recreation operators outside the municipality has increased pressure
on the labour supply. In 2015 over 50% of employers reported challenges with maintaining their
workforce, and since 2015, these issues in securing staff have only been exacerbated.
With increased growth anticipated over the next 20 years under a high growth scenario, and with
anticipated disruptions in traditional sectors of the economy, the community will need a workforce
development strategy that:
-
Realizes the full potential of the local labour force by tapping into under-utilized workers
(including Indigenous communities, youth, women, mature workers, and persons with disabilities)
-
Supports higher levels of immigration of workers
-
Assists with transfer of skills, retraining, and mobilization of displaced workers
-
Supports industry labour force needs to recruit and retain a skilled workforce
In addition, supporting increased housing diversity will be important to ensure that all workers within the
City and the surrounding region have an opportunity to find quality housing.
Revelstoke supports its existing resource-based industries and thriving tourism industry while also
continuing to transition into a four-season destination. In addition, Revelstoke helps further the
community's emerging industry sectors and stimulates business development through strong
partnerships and investments in technology. By continuing to diversify the economy, Revelstoke
creates the space for entrepreneurs and skilled workers to evolve in place.
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2.4. SUSTAINABILITY & CLIMATE ACTION
With future development anticipated under a high growth
scenario, tangible actions to ensure that Revelstoke remains
a sustainable community that meaningfully addresses
climate change will need to be undertaken. A sustainable
community is one that works to balance social, economic,
and environmental goals now and into the future. The 2013
ICSP Sustainability Framework, as shown in Figure 8,
outlined priorities that would contribute to a sustainable
Revelstoke.
Key strategies from the 2013 ICSP were reviewed by the OCP
Focus Group and informed the development of the OCP
Framing (Lenses, Key Sections, and Goals for the OCP).
These strategies also influenced policies and action items that are outlined in Part 3 and 4 of the OCP
that will be used to guide future development within Revelstoke.
Since 2013, when the ICSP was developed, the increasing frequency of droughts, flooding, and wildfires
has demonstrated the immediate need for meaningful climate action to address the global threats posed
by climate change. As the City continues to experience more significant growth, all residents have a role
to play in reducing GHG emissions, making local choices, and pursuing development in a manner that will
contribute to collective global efforts to combat and manage the effects of climate change. In 2021, the
City completed its Community Energy and Emissions Plan (CEEP) QuickStart to outline tangible goals for
emission reduction and items that can be undertaken at the municipal level to reduce GHG emissions.
Figure 8: Sustainability Framework (ICSP, 2013)
The United Nations, and Members
States in 2015 adopted the 2030
Agenda for Sustainable Development.
It includes seventeen Sustainable
Development Goals (SDGs) - ranging
from ending poverty to gender equity
and climate change. Many of
Revelstoke's sustainability priorities
were inspired by these global
objectives. Check them out here:
https://sdgs.un.org/goals
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To ensure that the City is well prepared to deal with the impacts of climate change, the City aims to
achieve a GHG emissions reduction target of 40% reduction from 2007 levels by 2030, and then net-
zero emissions by 2050. The OCP, in conjunction with the CEEP and more detailed emission
reductions strategies, will help support the community in achieving this goal.
2.5. URBAN GROWTH AREA BOUNDARY
Based upon the City's anticipated population growth in the next 20 years and the centralized development
model that looks to promote infill and development within existing communities, expansion of the City's
urban boundary into CSRD electoral areas is not anticipated. A review of the urban growth boundary will
be completed as part of future comprehensive OCP reviews.
No further expansion of the urban growth boundary shall be supported. Should the community grow at
a rate higher than expected and a centralized development model not be sufficient to accommodate
growth, as part of implementation of this OCP, the City will review and determine whether boundary
expansions are necessary to accommodate growth.
Photo Credit: Elena Elisseeva
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PART 3 - COMMUNITY POLICIES & ACTION ITEMS
3.1. INDIGENOUS RECONCILIATION
Specific policies and actions that relate to measures that can be
undertaken by the City to engage in efforts that strive towards
Indigenous Truth and Reconciliation are embedded in this OCP. This
includes areas of shared interest where partnerships and further
collaboration can be supported. This plan is by no means the answer
to meaningful reconciliation but is intended to serve as a starting
point to promote and support continued dialogue to meaningfully
learn from, engage, and collaborate with our Indigenous partners.
3.1.1. Indigenous Reconciliation Policies
(a) Promote ongoing relationship building with Indigenous communities.
(b) Recognize and celebrate the natural, cultural, and economic heritage of local
Indigenous communities.
(c) Support collaboration with Indigenous communities to ensure a values-based
approach to long term preservation of environmentally significant areas and species
at risk.
Indigenous Reconciliation Action Items
(1)
Develop a City-wide policy to guide communication, engagement, and
collaboration with Indigenous communities.
(2)
Reflect Indigenous heritage and values in arts, culture, recreation, and tourism
programming and services.
(3)
Develop partnerships with Indigenous communities to further action on shared
community and economic development goals.
The Government of Canada
defines reconciliation as an
ongoing process through which
Indigenous peoples and the
Crown work cooperatively to
establish and maintain a
mutually respectful framework
for living together, with a view of
fostering strong, healthy, and
sustainable Indigenous nations
within a strong Canada.
DID YOU KNOW?
On April 23, 2021, the Supreme Court of Canada confirmed in R v. Desautel that the Sinixt (sin-eyekst), are an
Aboriginal Peoples of Canada with constitutionally protected rights in British Columbia, wiping away the federal
government's extinction declaration from 1956. The Sinixt occupied the Arrow Lakes and utilized area on the
Columbia River from approximately the Big Bend north of Revelstoke to Kettle Falls, Washington.
The Ktunaxa (k-too-nah-ha) people have occupied the lands adjacent the Kootenay and Columbia Rivers and
Arrow Lakes for more than 10,000 years across an area that is approximately 70,000 sq. km. (ktunaxa.org, 2022)
The Secwepemc (suh-Wep-muhc) traditional territory extends from the Columbia River valley along the Rocky
Mountains, west to the Fraser Valley, and south to Arrow Lakes, and at a time occupied one large traditional
territory of approximately 145,000 sq. km. (tkemlups.ca, 2022)
The Syilx (sjilx) territory extends over approximately 69,000 sq. km from Mica Creek to the north, east between
Kaslo and Kootenay Lakes, south to Wilbur, and west to Nicola Valley. (syilx.org, 2017)
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3.2. PARKS, RECREATION & CULTURE
Traditional settlement within Revelstoke included Indigenous communities residing
along the Columbia River and its tributaries. Colonial settlement in Revelstoke began
in the 1880's with mining and infrastructure projects. The boundaries we know as the
City of Revelstoke where today's residents currently live, work, and recreate are
entrenched with a rich and vibrant history. Revelstoke offers a variety of opportunities
and amenities for the community and visitors to recreate and experience the culture
and natural heritage that Revelstoke offers. Revelstoke's existing Parks, Recreation
and Trails services are illustrated in Map 1.
3.2.1. Parks, Trails & Recreation Facilities Policies
(a) Development of parks, trails, and recreation facilities shall be in alignment with the
future City of Revelstoke Parks and Recreation Master Plan, and Trails Strategy, as
updated from time to time.
(b) Develop park amenities that support active and passive recreation throughout the
park system and facilitate easy and safe access to natural features such as
wilderness trails, waterfront, and open spaces.
(c) Enhance recreation access, services, and programming for all members of the
community regardless of barriers they may face related to age, income, race, gender
identity, or ability.
(d) Provide a range of affordable, accessible, and age-appropriate play, recreation, and
nature exploration opportunities.
(e) Upon subdivision, the minimum 5% dedication of land and / or funds in cash in lieu
of dedication for parks will be used to complement Revelstoke's park system in
accordance with provincial regulations of the LGA, and the City's Parks and
Recreation Master Plan and Trails Strategy, as updated from time to time.
(f)
As part of future development, avoid parkland dedication of small parcels and / or
environmentally hazardous areas with limited usefulness that create additional
costs for long-term operation and maintenance.
(g) Support the protection of natural areas for their conservation value and where they
compliment existing park and trail system through dedication above the 5% at
subdivision. The City encourages the protection of environmentally sensitive private
lands by way of a Section 219 covenant or other acceptable means and may accept
more than 5% parkland dedication at the City's discretion where portions of the
parcel are largely undeveloped, and the proposed dedicated area can serve to
protect environmentally sensitive areas.
(h) Ensure that new development is within walking distance of parks and / or open
space as may be prescribed for in the Parks and Recreation Master Plan, as updated
from time to time.
(i)
Improve accessibility and safety of parks, open spaces, facilities, and cultural
spaces to include people of all ages.
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(j)
Provide interconnected and accessible trail networks with multiple access points
throughout the City as well as connections to regional trail systems and recreational
infrastructure, where feasible.
(k) Provide trail connections and re-establishment of already fragmented areas to
promote connectivity.
(l)
Continue to support partnerships with Indigenous communities, all levels of
government, non-profit organizations, and businesses to promote, enhance, and
improve parks, open spaces, cultural / heritage spaces, and recreational facilities.
(m) Provide dog-friendly parks and trails, where appropriate.
(n) Control invasive species within City parks and open spaces by using and promoting
environmentally friendly products and techniques to minimize cumulative impacts
to the natural environment, and promote use of these techniques for all residents.
(o) Prohibit motorized vehicles on City trails and in City owned parks and greenspace,
except for motorized wheelchairs or other devises that support community
members with mobility challenges.
(p) Encourage opportunities for food production activities in visible and suitable public
places to foster a connection between people and the process of growing,
harvesting, and eating fresh foods, while avoiding wildlife attractants.
Parks, Trails & Recreation Facilities Action Items
(1)
Review the City's Development Cost Charge Bylaw to determine feasibility of
incorporating a Parks Development Cost Charge to support long-term financing
of developing existing parks and providing new ones.
(2)
Work with non-profit organizations, community groups, and the business
community to provide informational material about parks, trails, recreational
facilities, local artists / performers, and Indigenous culture to promote education
and improve accessibility of amenities for residents and visitors of all ages.
DID YOU KNOW?
City of Revelstoke has 134 kilometres (km) of trails. One of
the City's most popular trails is the Greenbelt along the
Illecillewaet and Columbia Rivers. This 7.1 km multi-use
pathway provides residents and visitors with beautiful views
of the river, valley, mountains, and wildlife.
Most of Revelstoke's residential areas are within a ten-minute
walk from a community park. One of the goals of this OCP is
to encourage all future development to be built within walking
distance of parks and / or open space so that all residents can have easy access to the outdoors.
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3.2.2. Arts & Culture Policies
(a) Promote, enhance, and celebrate the unique local arts, culture and heritage of
Revelstoke.
(b) Support the work of community-based service groups and organizations in bringing
residents together in spaces through arts and culture activities, festivals, and events
that enhance social connectedness and cross-cultural understanding.
(c) The City and community organizations should support local artists by providing
adequate spaces, venues, and opportunities for exhibits and operations.
(d) Support service providers to provide a continuum of affordable, age, and culturally-
relevant arts and culture programs, experiences, and offerings for people of all
demographics.
(e) Integrate aspects of arts, culture, and heritage into public settings and facilities,
including municipal streets, buildings, parks and recreation facilities, plazas, and
trails.
(3)
Identify opportunities to acquire trail routes through rezoning, park dedication,
registration of right-of-way, lease, or land preservation agreement to support an
interconnected trail network. Require desired recreational trails to be dedicated
as public right-of-way or otherwise be provided to the City in accordance with
and to the extent permitted by provincial legislation.
(4)
Review, prioritize, and implement improvements for City owned recreation
facilities.
(5)
Enhance public awareness of existing parkland and open space located in
environmentally sensitive areas such as riparian areas or grasslands, through
community education initiatives, promotional materials, and informational
signage, in collaboration with community agencies and other stakeholders.
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Arts & Culture Action Items
(1)
Develop a cultural plan to retain, enhance, promote, and increase awareness of
Indigenous settlement, natural heritage, and cultural spaces.
(2)
Develop an inventory of locations that would be suitable for public arts projects,
and map cultural areas of significance to support their preservations and
enhancement.
(3)
Review City bylaws for opportunities to streamline processes for holding
community events, festivals, performances, and pursuing public art projects on
City lands.
(4)
Continue to build authentic relationships with Indigenous partners to promote
reconciliation and educate the public about our shared heritage.
3.2.3. School Facilities Policies
(a) The City will continue to engage with School District #19 to ensure that the
anticipated needs for the school facilities and support services are considered.
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Map 1 - Parks, Recreation and Trail Map
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3.3. COMMUNITY ECONOMIC DEVELOPMENT
Indigenous peoples have lived and gathered here since time immemorial to fish, harvest, and to trade and
transport goods by using trails and waterways. In the past century, industries including mining, forestry,
rail, and hydro-electric power generation have been prevalent. Today the City is a key service centre for
transportation, resource-based commerce, and recreation throughout the region, with arts, culture and
technology emerging as important sectors of growth. Development of RMR the past decade has focused
a spotlight on tourism, and related service industry sectors have grown and generated significant
construction activity, providing economic opportunity for local contractors and those in the region. While
the City can expect to see an increase in the tourism economy as development at the resort continues,
the traditional industries that helped shape Revelstoke continue to be important contributors to the local
and regional economy.
3.3.1. Sustainable Economic Development Policies
(a) Ensure future economic development and project planning is aligned with the City's
future Economic Development Strategy, as updated from time to time.
(b) Support investment attraction and economic diversification through collaboration
with industry partners including business service providers, the CSRD, provincial
government, Parks Canada, Indigenous partners, and industry associations.
(c) Promote and engage in partnerships with Indigenous communities to support and
advocate for shared goals as they relate to economic development.
(d) Partner with other levels of government, private industry, and organizations to
support business retention and expansion, increased productivity, and new business
development in priority sectors.
(e) Support a collaborative regional approach to assessing industrial lands supply and
demand in partnership with the CSRD, recognizing that business needs are
interconnected across the region, especially along the TransCanada highway
corridor.
(f)
Reduce barriers for business and industry through clear bylaws, and a pragmatic
approach to regulatory approvals and requirements, along with innovative
programming to respond to their changing needs.
(g) Accommodate economic diversification opportunities with an adequate supply of
appropriately serviced commercial and industrial lands.
(h) Support the use of local products and services to assist local business in both City
led and private development projects.
(i)
Encourage and promote clean energy technology initiatives and business
opportunities throughout the region, including electric vehicle charging stations,
alternative transportation options, sustainable building material, and innovative
technology, to combat the impacts posed by climate change.
(j)
Consider the impacts of the local economy (e.g. natural resource extraction,
tourism, energy generation) on the environment and vice versa.
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(k) Support opportunities, based on need, for local businesses and non-profit
organizations to acquire land, use City owned land, or lease opportunities to support
their operations.
Sustainable Economic Development Action Items
(1)
Collect, share, and monitor local business and economic data to enhance
understanding of trends and indicators, track progress on key indicators, and
better inform policy and investment decisions. Share business intelligence and
best practises with the community through effective use of communication
tools, where appropriate.
(2)
Collaborate with business service partners and other key stakeholders to identify
and leverage funding and investment opportunities.
(3)
Lead the creation of an Indigenous Community Engagement Strategy that will
guide economic development in partnership with Indigenous partners.
(4)
Collaborate with business service partners to explore opportunities for tax
incentives and redevelopment grants to support local business owners.
(5)
Explore how the impacts of climate change will affect residents and businesses
in the City, including economic and recreational activities that rely heavily on
specific weather conditions.
(6)
Explore / initiate opportunities for expanding broadband, high-speed internet
services within the community and region.
(7)
Implement the Technology Strategy, as updated from time to time, to enable
technology-based business growth to support digital adoption for existing
businesses.
(8)
Work with Indigenous partners and industry to promote sustainable and
innovative resource development, including forest management techniques.
(9)
Partner with community and regional organizations on awareness and education
campaigns to boost support for food production.
(10) Develop other specific sectoral based actions to support industry as needed.
(11) Improve communication between the City, businesses, and developers to give
them a clear picture of what will be required in terms of plans, costs, and
processes in property improvement and development initiatives.
(12) Explore opportunities for tax incentives, redevelopment grants, disaster relief,
and climate mitigation to support local business owners and organizations
impacted by disasters or other global events that interrupt normal business
activities.
3.3.2. Workforce Development Policies
(a) Understand and address labour force needs, emerging trends, and skills gap within
local industry.
(b) Identify and support the skills, expertise, and talent of our resident population to
ensure ongoing development and retention of a local labour force and to close any
skills gaps.
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(c) Develop sectoral approaches to support traditional industry sectors as well as
emerging industries with their labour supply and demand.
Workforce Development Action Items
(1)
Work in collaboration with business and social service partners to create a
Workforce Development Strategy that will close the labour gap and increase job
participation rates to meet current workforce needs.
(2)
Support and partner in workforce data collection to assess and monitor current
labour force needs / gaps and to forecast future trends and challenges.
(3)
Identify opportunities and resources to enable education, training, transferable
skills, workforce mobility, recruitment, and retention of a skilled workforce.
(4)
Develop strategic partnerships with industry, institutions, and other levels of
government to position the workforce for future growth, disruption, and emerging
sectors of the local economy.
(5)
Develop specific sectoral based actions to support labour force supply and
demand.
3.3.3. Tourism & Recreation Development Policies
(a) Ensure future tourism and recreation sector development and project planning is
aligned with the City's Resort Development Strategy, Backcountry Recreation
Access Plan, and Destination Management and Marketing Plan, as updated from
time to time.
Photo Credit: Borja Moncunill
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(b) Retain, enhance, and celebrate Revelstoke's natural, cultural, and Indigenous history
through integration into tourism and recreation opportunities, where appropriate.
(c) Continue to review opportunities for improvements to wayfinding signage and
resources to improve the navigability of the City.
Tourism & Recreation Development Action Items
(1)
Apply Resort Municipality Initiative funding to achieve economic development,
workforce development, and industry sector development goals in alignment
with the Resort Development Strategy, as updated from time to time.
(2)
Encourage partnerships for cooperative tourism marketing and destination
management including exploring joint promotion and destination development
activities with Tourism Revelstoke, RMR, and other key tourism operators.
(3)
Promote public back-country recreation access and connectivity, including
maximizing opportunities for access associated with tourism operators,
mountain tourism developments, and non-profit organizations.
(4)
Partner with Indigenous communities, CSRD, provincial agencies, and industry to
undertake a community led backcountry recreation access planning process to
promote shared stewardship of the lands and support backcountry recreation
activities.
3.3.4. Community Health & Wellbeing Policies
(a) Ensure social development and project planning is aligned with the Poverty
Reduction Strategy, the Food Security Strategy, and the Age Friendly Plan, as
updated from time to time.
(b) Understand and assess the socio-economic impacts of both ongoing outdoor
recreation activities and major changes to key industry sectors in the community.
(c) Recognize and support the role of education and lifelong learning in supporting
community wellness and development, including early childhood development.
(d) Ensure community development and capital project planning incorporates
accessibility and age-friendly objectives as part of planning and design review
criteria.
(e) Support opportunities for education around diversity and inclusion.
Photo Credit: Olly Hogan
Photo Credit: RMR
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(f)
Encourage cooperation amongst policing, search and rescue, the Canadian
Avalanche Centre, Parks Canada, RMR, CPR, RCMP, and community organizations
to enhance safety in the backcountry and achieve efficient rescue response.
Community Health & Wellbeing Action Items
(1)
Incorporate Poverty Reduction recommendations into applicable bylaws and
policies to address labour supply issues, affordable housing, and equitable
access to employment, food, training, and community resources.
(2)
Form partnerships to engage in and support poverty reduction and community
wellbeing efforts to address social issues including homelessness, affordable
housing, childcare costs, and household food insecurity.
(3)
Collaborate with education and training providers on enabling opportunities for
residents of all age groups as well as workers and volunteers.
(4)
Implement the Food Security Strategy, as updated from time to time, through
community partnerships with related businesses and agencies.
(5)
Partner with local and regional stakeholders to reduce local child vulnerabilities
both at the communitywide and neighbourhood levels.
(6)
Lobby senior governments and work with community partners to leverage
greater funding for early learning and development, and development of a high
quality, affordable, and accessible childcare system.
(7)
Engage children and youth in community planning initiatives.
(8)
Explore social procurement policies to align City purchasing with social goals.
3.4. COMMUNITY INFRASTRUCTURE
The City of Revelstoke provides infrastructure and services to meet community needs and operate within
the fiscals capacity of the City. This infrastructure provides vital services to residents and visitors alike.
To accommodate anticipated growth and prepare for the effects of climate change over the next twenty
years, it is important that the City's transportation network, solid waste, water, sanitary and stormwater
systems are designed, monitored, and improved accordingly. The existing transportation network, water
services, sanitary sewer services, and stormwater services are outlined in Maps 2, 3, 4, and 5,
respectively.
3.4.1. General Infrastructure Policies
(a) Ensure that future infrastructure is planned and constructed in a manner that
considers the impacts posed by climate change.
(b) Support new development that covers the associated long-term operating and
maintenance costs to the City by the associated increase in tax revenue.
(c) New development shall demonstrate feasibility of tying into existing infrastructure
without creating offsite impacts that are not mitigated.
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(d) The development of new infrastructure shall incorporate mitigation measures that
seek to minimize impacts on sensitive environmental areas including but not limited
to wildlife corridors, riparian areas, tree cover, and wetlands.
(e) Construction of new and upgrades to existing infrastructure shall consider materials,
transportation methods, and other factors that support reduction of GHG emissions.
(f)
Consider climate change impacts and strategies to increase climate resilience in all
long-term decision making, such as when undertaking long-range planning and
reviewing land use development patterns, infrastructure standards, and flood
management policies.
General Infrastructure Action Items
(1)
Review and recommend updates to the City's Development Cost Charges Bylaw
based on the findings of infrastructure master plans to ensure that new
development pays for the cost of providing infrastructure to service growth.
(2)
Review the City's Subdivision, Development and Servicing Bylaw to modernize
the bylaw, incorporate Master Municipal Construction Document (MMCD)
standards and other best practises, develop complete street standards, and
ensure that the community is building resilient infrastructure that will address
the impacts posed by climate change.
(3)
Develop policies and frameworks to reduce GHG emissions with both public and
private development.
(4)
Incorporate energy management best practices, efficient equipment and
monitoring systems into new civic buildings, community amenities and
infrastructure to contribute to the City's goal of net zero emissions.
3.4.2. Transportation Policies
(a) All future development shall be in alignment with the City's future Master
Transportation Plan, as updated from time to time.
(b) Ensure that future comprehensive development proposals promote the use of
alternative and active modes of transportation to reduce automobile dependency.
(c) Support and encourage alternative transportation modes as the predominate
method of transportation.
(d) Work with BC transit to provide affordable, cost effective, and reliable transit
services with frequent service in neighbourhood nodes.
(e) Support and encourage the establishment of community car share systems and
similar programs.
(f)
Ensure that new development is completed in a manner that promotes complete
streets that provide for adequate snow storage, stormwater management,
pedestrian connectivity, street furniture, and lighting that is suitable for the
neighbourhood.
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(g) Ensure new development is completed in a manner that reduces impacts on wildlife
and promotes wildlife connectivity.
(h) Support and develop safe, accessible pedestrian and bicycle connections in all
neighbourhoods with emphasis on those that will provide for access to schools and
other vital community services for all users. Where feasible, key pedestrian
connections will be maintained for all seasons.
(i)
Integrate wayfinding features into active transportation networks to improve user
safety.
(j)
Work with Indigenous partners, BC Parks, Parks Canada, and the Ministry of
Transportation and Infrastructure to proactively address impacts of recreational
activities on the natural environment, as well as the local and regional transportation
network.
Transportation Action Items
(1)
Consider amendments to the City's Zoning Bylaw parking regulations to explore
reductions in surface parking requirements while simultaneously promoting
alternative modes of transportation such as cycling.
Photo Credit: Tom Poole
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(2)
Develop a Parking Management Plan for the downtown area and explore the
feasibility of closing streets to pedestrian only traffic while maintaining access
to health services.
(3)
Review the feasibility of additional crossings across the Illecillewaet River,
including an alternative emergency access route out of the south part of the City
in the event of floods, wildfires, or other natural disasters.
3.4.3. Solid Waste Policies
(a) All new developments without City waste collection services shall incorporate bear
smart principles in waste collection practices (e.g. bear proof bins, signage).
(b) In consultation with the CSRD, support and advocate for operations that promote
landfill re-use programs, methane capture from organic waste, effective
management of potential ecological contamination, and mitigation of impacts on
adjacent properties via screening to reduce environmental and nuisance impacts.
(c) Promote innovative methods for managing waste within the City to encourage
recycling and composting in a manner that reduces human-wildlife interactions and
contributes to the City becoming a zero-waste community.
(d) Maintain and enhance programs to reduce bear and wildlife attractants including but
not limited to improved solid waste management.
Solid Waste Action Items
(1)
In coordination with the CSRD, develop and implement an organics collection
system in effort to divert waste from landfills.
(2)
Explore the feasibility of bear-smart solid waste collection infrastructure (e.g.
providing centralized bins, bearproof containers).
3.4.4. Water Policies
(a) Ensure that future development is aligned with the City's future Water Master Plan,
as updated from time to time.
(b) Ensure that new development proposals adequately address anticipated impacts on
City water servicing infrastructure and connect to the existing water system, where
possible.
(c) Promote water conservation techniques (e.g. rain barrels and irrigation with other
non-potable water sources) through educational programs.
(d) Ensure that new development proposals incorporate water conservation principles
(e.g. use of low water use fixtures).
(e) Efficiently deliver high quality, safe, dependable potable water to residents and
visitors.
(f)
Require all development to have water meters installed in anticipation of a broader
City program that will require payment for usage.
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Water Action Items
(1)
Explore costs and feasibility for implementing water metering within the City.
(2)
Partner with stakeholders and promote educational opportunities within the
community to develop watershed management plans for key water resources
including Greely, Hamilton, Bridge, and Dolan creeks.
(3)
Explore funding options to encourage the community to purchase rain barrels to
manage rainwater on private lands.
3.4.5. Sanitary Sewer Policies
(a) Ensure that all future development is aligned with the City's Liquid Waste
Management Plan, as updated from time to time.
(b) Ensure that new development proposals adequately address anticipated impacts on
City sanitary servicing infrastructure and connect to the existing sanitary system,
where possible.
(c) Encourage water conservation strategies to minimize sewer flows.
(d) Promote the transition away from onsite septic servicing in residential areas of the
City to become fully serviced by the City's municipal sanitary system.
(e) Support opportunities for Interior Health to educate property owners about the
importance of regular maintenance of septic systems to reduce contamination.
Sanitary Sewer Action Items
(1)
Explore the feasibility of implementing of a Local Area Service for
neighbourhoods that are not connected to municipal sanitary services to
improve development potential and reduce contamination.
(2)
Work with Interior Health to monitor onsite septic systems and support actions
from residents to correct non-functioning systems.
3.4.6. Stormwater Policies
(a) Ensure that future development is aligned with the City's future Stormwater Master
Plan, as updated from time to time.
(b) New development designs should work with the natural contours of the lands and
retain sensitive environmental features such as wetlands and mature trees to
promote infiltration and manage onsite drainage. Conveying stormwater on
vegetated swales is encouraged where no centralized stormwater management
system exists.
(c) Require stormwater management plans for new development and redevelopment
proposals to mitigate immediate impacts on adjacent properties, City infrastructure
and to promote healthy watershed management.
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(d) Support an integrated stormwater management approach for new development that
promotes infiltration, addresses surface water / stormwater / groundwater, and
mitigates development impacts to help preserve watercourse health and habitat as
well as protect life and property.
(e) Encourage rainwater and snow run-off retention by residents to be used for irrigation,
outdoor washing, and other uses appropriate for non-potable water.
Stormwater Action Item
(1)
Update the City's Stormwater Master Plan to integrate opportunities for building
resilient stormwater management infrastructure in response to the impacts of
climate change.
Photo Credit: Agathe Bernard
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Map 2 - Transportation Map
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Map 3 - Water Services
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Map 4 - Sewer Services
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Map 5 - Stormwater
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PART 4 - LAND USE POLICIES & ACTION ITEMS
4.1. GENERAL LAND USE
Revelstoke encompasses more than 4,200 hectares of land with a wide variety of distinct communities
that have a rich natural history. With the City anticipating a high growth rate and pursuing a centralized
development model to house residents, having an effective land use strategy and guiding policies are
important to ensure that Revelstoke remains a desirable community for all.
4.1.1. General Land Use Policies
(a) The City will ensure consistency with the policies of the OCP, as amended based on
other Master Plans, when considering land use, servicing, and development
decisions.
(b) It is recognized that growth imposes a financial burden on the community by
creating a need or demand for new or upgraded public facilities or amenities.
Applicants who are applying for a zoning amendment may be requested to address
this unique financial burden by making contributions to the appropriate Revelstoke
amenity reserve fund to assist in the funding of new or upgraded public facilities or
amenities. Community amenity contributions negotiated during the zoning
amendment application process will be rationally connected to and proportional to
the proposed development.
(c) In order to preserve employment lands in the community, OCP amendments to re-
designate commercial and industrial lands are discouraged.
(d) Educate the public about the benefits and importance of a diverse housing supply
and encourage proposals for medium and high-density residential development with
specific emphasis on multi-unit ground-oriented housing and apartment buildings to
diversify the City's housing supply, increase accessibility, and improve affordability.
(e) Promote and support the development of childcare spaces in all areas of the City.
(f)
Promote an open community where subdivision and development approvals restrict
private gated developments.
(g) Encourage initiatives to supplement the local food system to increase security,
provide equitable access to healthy food, and support social connections.
(h) Support home occupations to enable agricultural operations as well as new and
emerging small-scale businesses including but not limited to artisans and other
creative businesses within all residential and mixed-use land uses outlined in
Section 4.6.
(i)
Support the retention of natural and cultural heritage features.
(j)
Rezoning applications on the boundary of the City shall consider feedback from the
CSRD to mitigate impacts on existing CSRD operations and properties, provide for
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effective land use transitions, and maintain buffers with existing agricultural and
semi-rural lands.
(k) Public utilities, public parks, and the use of Comprehensive Development Zones
(zones written specifically for a particular site in consideration of OCP policies) may
be considered in any land use designation.
(l)
In accordance with the LGA Section 502, the City will require security to ensure the
completion of landscaping, environmental rehabilitation, or other conditions of
development for which a security may be held.
General Land Use Action Items
(1)
Review the commercial and industrial zones within the City's Zoning Bylaw to
explore simplifying and expanding the list of permitted uses to support business.
(2)
Maximize efficiencies in the City's permitting and licensing processes, simplify
steps for applicants, and reduce wait times by undertaking a review of the
development approval and business licensing processes.
(3)
Improve flexibility and streamline approval processes for downtown business
operators to support operations year-round including but not limited to food
truck and patio regulations.
(4)
Review the City's Zoning Bylaw and consider amendments to the home
occupation regulations to allow for more diverse, small-scale business activities
within residential and mixed-use areas, where appropriate.
(5)
Review the City's cash-in-lieu provisions for parking to ensure rates reflect the
costs to construct necessary parking infrastructure.
(6)
Develop a Community Wildfire Protection Plan that aims to reduce fire hazards
and examine the feasibility of establishing a Wildfire DPA.
(7)
Develop an Emergency Management Plan in collaboration with relevant agencies
to ensure that the City remains well positioned to deal with emergency events.
(8)
Remove existing barriers within the Zoning Bylaw to support the development of
electric vehicle charging infrastructure.
(9)
Work with interjurisdictional partners to advocate to the provincial government
to create a separate tax classification for Short Term Rentals.
(10) Work with local stakeholders and community groups to explore the feasibility of
amending City bylaws to incorporate enhanced agricultural regulations that
encourage urban agriculture such as permitting livestock within City boundaries
on non-farmlands.
(11) Partner with the CSRD to improve interjurisdictional planning activities to ensure
mutual benefit for effective land management on the boundaries of the City
including preservation of agricultural land and other lands that support vital
ecological functions.
(12) Partner with the CSRD to ensure compatible land uses and avoid conflicts on the
boundary of the City.
(13) Consider rezoning under any residential, mixed use, or commercial land use
designation outlined in Section 4.6 to accommodate institutional and non-profit
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development to provide services and amenities to the community, where
appropriate.
4.2. HOUSING
As the community continues to grow and demands
for more affordable and diverse housing options
increase, different strategies to provide housing need
to be reviewed. This may entail infill and
intensification of existing residential neighbourhoods
and review of options to support below market
housing.
4.2.1. Land Use & Density Policies
(a) New development proposals should incorporate recommendations and strategies
to provide housing in accordance with the City's Housing Action Plan and Housing
Needs Assessment, as updated from time to time.
(b) Rezoning for comprehensive development proposals in all areas of the City that
include a variety of housing typologies should generally target a ratio of no more
than 25% single-detached dwelling units with the remaining 75% of dwelling units to
comprise a mixture of multi-unit ground-oriented and / or apartment style buildings.
(c) Rezoning for projects completed in partnership with government agencies and non-
profit organizations to provide affordable, rental, or supportive housing is supported
and prioritized within all residential and mixed-use land use designations as outlined
in Section 4.6.
(d) Rezoning proposals for smaller lot and unit sizes to promote affordability are
encouraged (e.g. micro homes).
(e) Rezoning applications to accommodate a development that consists only of single-
detached dwellings are discouraged.
(f)
Inclusion of secondary suites, garden suites, and carriage suites is supported for
existing infill development and new development proposals.
(g) Support the construction of affordable, senior-appropriate housing that will enable
older residents to 'age-in-place'.
(h) Rezoning to redevelop mobile home parks should review opportunities for no net
loss of mobile homes or similar forms of housing in the community, include prior
consultation with existing residents, demonstrate a benefit to increase affordable
housing units with redevelopment, and ensure that impacts to existing mobile home
park residents are mitigated.
Affordable Housing means safe, appropriate
housing that is affordable for residents of all
income levels (i.e., is 30% or less than before
tax income) and includes deeply affordable,
below market, and near market housing,
including both ownership and rental.
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4.2.2. Incentives / Supports for Affordable & Workforce Housing Policies
(a) Increase and implement a range of funding sources, market incentives and / or
government initiatives to create a long-term supply of affordable housing for
residents that is integrated throughout the community.
(b) Prioritize the development of affordable housing and housing with supports near
employment, public transit, services, and amenities and promote acceptance to the
community for these supports, services, and the citizens that are using them.
(c) Consideration of density bonusing provisions are supported to encourage projects
that develop affordable, purpose built rental, or supportive housing within all
residential and mixed-use land use designations as outlined in Section 4.6.
(d) Staff accommodation is supported within residential, mixed-use, institutional, resort,
resort-fringe, or commercial land use designations.
(e) Applications to reduce parking for mixed-use and residential projects below the
minimum requirements of the Zoning Bylaw may be supported for affordable, rental,
or supportive housing projects.
(f)
Encourage RMR and other large employers in the community to construct and
provide employee housing.
(g) Explore future permissive tax exemptions on affordable housing.
4.2.3. Protecting Existing Rental Policies
(a) Rezoning applications to allow for Short Term Rentals shall not be supported, unless
in alignment with City policy and regulations.
(b) Applications to stratify existing rental buildings are discouraged unless it can be
demonstrated that impacts to existing residents can be mitigated.
(c) Explore replacing existing older rental stock through rental replacement and tenant
protection policies.
Photo Credit: Journey's Perch
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Housing Action Items
(1)
Consider amendments to the City's Zoning Bylaw to regulate density in
multifamily and mixed-use areas based on Floor Area Ratio as opposed to units
per hectare to promote smaller unit and lot sizes.
(2)
Consider amendments to the City's Zoning Bylaw to improve the functionality of
the standard residential and mixed-use zones to support diversified housing for
residents and to reduce the reliance on comprehensive development zones.
(3)
Consider amendments to the City's Zoning Bylaw to remove single-detached
dwellings as a use in medium and high density zones, and to combine the
existing single-family and two-family zones to promote modest increases in
density with infill.
(4)
Waive Public Hearing requirements for rezoning applications facilitating housing
projects when in alignment with the OCP.
(5)
Explore the development of a bylaw and / or policy to allow density bonusing for
cash-in-lieu of affordable housing units and consider establishing a housing
reserve fund to support construction of affordable housing in partnerships with
all levels of government and non-profit organizations.
(6)
Work with the province and federal governments to support affordable, rental,
and supportive housing projects.
(7)
Determine feasibility and criteria for tax incentives, where possible, for affordable
housing projects.
(8)
Secure potential buildings and sites for affordable and financially self- sustaining
housing through partnerships, joint grant applications, allocation of housing
reserve funds, and long-term low-interest financing through BC Housing.
(9)
Expand and enhance the diversity of residential, non-market ownership and
rental housing types consistent with a Housing Action Plan to meet the needs of
all residents and the workforce across every stage of life, while delivering on
affordability, liveability, and supportive housing priorities.
(10) Monitor the impact from Short Term Rentals on housing price / availability and
pursue proactive and reactive enforcement for non-compliant Short Term
Rentals, in alignment with City bylaw and policies.
(11) Develop a Housing Action Plan that incorporates feedback from the community,
non-profit organizations, and industry to facilitate development of affordable,
rental, and supportive housing projects on City owned lands that provides a
range of options for a wide variety of age groups.
(12) Continue to develop partnership opportunities with local service providers to
better support individuals at risk of experiencing homelessness.
(13) Identify opportunities for municipal policies and programs to address
homelessness and support those experiencing homelessness.
(14) Develop a mobile home park conversion policy to guide any applications for
redevelopment that includes a focus on mitigating impacts to existing residents.
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4.3. HERITAGE CONSERVATION
Historic development patterns in Revelstoke have resulted in a rich, vibrant heritage that is reflected in
building design, colour, materials, and development patterns. As the City experiences growth,
conservation and retention of these heritage features becomes increasingly important.
4.3.1. General Heritage Policies
(a) The City of Revelstoke acknowledges that heritage conservation is an important
community activity and will recognize the significance of its heritage resources
through a city-wide heritage program that includes, but is not limited to,
conservation, protection, incentives, recognition, and public awareness, and utilizes
a wide range of planning tools enabled by provincial legislation.
(b) The City will support the distinct character of Revelstoke's neighbourhoods by
considering the conservation of heritage and character buildings, structures, and
cultural and natural landscapes, and by considering tools available under legislation
to protect or conserve heritage property.
(c) New buildings and features will be constructed to contribute to the sense of place in
DPAs and heritage conservation areas through sensitive and innovative responses
to existing form and character.
(d) Protected Heritage Properties throughout the city shall require an issued Heritage
Alteration Permit prior to any alteration of buildings and structures.
(e) The City will adopt the Standards and Guidelines for the Conservation of Historic
Places in Canada as the guiding document for all heritage conservation work in
Revelstoke.
4.3.2. Archeological Policies
(a) Encourage the protection of archeological sites.
(b) Development that results in the destruction of known archeological features shall
not be supported.
(c) Support the increased public awareness about the nature and value of
archaeological sites and their protection under the provisions of the Heritage
Conservation Act.
(d) Avoid unauthorized damage to protected archaeological sites in accordance with
the Heritage Conservation Act.
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4.3.3. Revelstoke Station Heritage Conservation Area Policies
(a) All properties located within the boundaries shown of the Revelstoke Station
Heritage Conservation Area on Map 6 shall require an issued Heritage Alteration
Permit prior to any alteration of buildings and structures.
(b) Heritage Alteration Permits shall be reviewed against the provisions of the
Revelstoke Station Heritage Conservation Area Design Guidelines, as updated from
time to time.
(c) Consider tax incentives and the identification of grant funding that enhances
heritage properties to support long-term preservation of these buildings.
(d) Applications to rezone properties within the Revelstoke Station Heritage
Conservation Area shall not be supported unless it can be demonstrated that
feedback from public consultation has been appropriately incorporated into a
development proposal and any new development will align with the Revelstoke
Station Heritage Conservation Area Design Guidelines, as updated from time to time.
(e) Except for matters related to health and safety as determined by the City, demolition
of existing properties within the Revelstoke Station Heritage Conservation Area shall
not be supported unless it can be demonstrated that any new development will align
with the Revelstoke Station Heritage Conservation Area Design Guidelines, as
updated from time to time.
(f)
Guidelines for new construction will ensure new development that respects, reflects,
complements, and is compatible with the area's historic character and development.
The character-defining elements of the neighbourhood should serve as the guiding
principles for new construction design.
(g) Notwithstanding Section 4.3.3(a), a Heritage Alteration Permit is not required for the
following activities:
(i)
Interior renovations.
(ii) Normal maintenance and repair of any architectural feature which does
not involve a change in design, materials, outer appearance, or removal
of the feature.
(iii) Painting or repainting of a building or structure.
DID YOU KNOW?
Archaeological sites relate to the physical evidence of how and where people lived in the past. For
98% of the time people have lived in this area, no written records were made. Archaeological sites and
oral tradition are the only vestiges of this rich history extending back many thousands of years. The
province protects these sites, whether known or as-yet unrecorded, through the Heritage Conservation
Act. This protection applies to both private and Crown land and means that any person wishing to
undertake any land-altering activities must have a provincial heritage permit to alter or develop within
an archaeological site.
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(iv) Changing exterior finishes, decorative trim, windows and doors on a
building or structure, except work for which a building permit must be
obtained.
(v) Reconstruction or repair of a property not listed as Protected Heritage
Property, which is partially damaged by natural occurrence, provided that
development is limited to rebuilding to the same like and kind.
(vi) Additions or alterations to buildings and structures that are not visible
from street level at any point on the traveled portion of a right-of-way in,
or adjacent to, the area.
(vii) Subdivision of lots.
Heritage Action Items
(1) Commit to and prepare a comprehensive work plan for the implementation of
the Heritage Management Plan over the short and long term. Conduct a review
of the Heritage Management Plan every five years.
(2) Update and expand the City's Community Heritage Register as a key planning
and management tool for heritage resources in Revelstoke.
(3) Undertake a review and recommendations including but not limited to
amendments to the Revelstoke Station Heritage Conservation Area Statement
of Significance, Design Guidelines, and potential boundary extension.
(4) Building on the recommendations in the Heritage Management Plan, explore
opportunities to incentivize retrofits to heritage buildings that improve energy
efficiency and reduce GHG emissions that do not negatively impact the exterior
character defining elements.
(5) Develop policies and tools in consultation with Indigenous partners to educate
the public and developers about archeological resources and protocols for
when these resources are unearthed.
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Map 6 - Heritage
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4.4. ENVIRONMENT
The City of Revelstoke sits in a river valley where the Illecillewaet and Jordan Rivers join the Columbia
River. It lies at the north end of the Arrow Lakes Reservoir, and to the south of the Revelstoke Dam and
Lake Revelstoke. Steep mountain slopes and dense tree cover surround the developed portions of the
community. As part of the world's only inland temperate rainforest, Revelstoke is part of a unique
ecological system that provides vital functions for a variety of wildlife.
4.4.1. Environment Policies
(a) Preserve, protect, and enhance the natural environment.
(b) Minimize the environmental impacts associated with new development to ensure
that lands continue to serve vital ecological functions.
(c) Wherever possible, link environmentally sensitive areas to strengthen connectivity
for wildlife and vegetation.
(d) The registration of a Section 219 conservation covenant to protect lands that
contain sensitive environmental features should be considered as a condition of
zoning approval.
(e) Development that results in the destruction of sensitive environmental areas or
results in the loss of natural assets shall not be supported without enhanced
mitigation measures that strive for a 2:1 replacement ratio of lost environmental
features.
(f)
Development proposals should implement a conservation design approach that
seeks to minimize land disturbance and maximize retention of natural assets such
as mature trees, ephemeral watercourses and buffers, wetlands, wildlife corridors,
and other sensitive environmental features that can be incorporated into the overall
site design.
(g) New development should incorporate electric vehicle charging infrastructure in
addition to enhanced building quality techniques to improve energy efficiency and
reduce GHG emissions to support the City's goal of becoming a net zero community.
(h) Alternative modes of energy production including but not limited to biothermal,
hydro, solar, wind and geothermal are supported in new and existing developments
where impacts to adjacent properties can be suitably mitigated.
4.4.2. Floodplain Policies
(a) Land uses that are suitable within the floodplain as shown on Map 7 include
agricultural, parks, open spaces, trails, and recreational uses.
(b) Development proposed within the floodplain for human habitation or storage of
goods damageable by floodwaters shall be undertaken in accordance with the City's
Zoning Bylaw and the City's Floodplain Development Policy, as may be amended
from time to time. Variances to floodplain regulations are generally not supported
and require an application for a Floodplain Exemption Permit.
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(c) Development within the Big Eddy neighbourhood shall be completed in accordance
with the Big Eddy Construction Zones Report, as updated from time to time.
Environment Action Items
(1)
Develop a comprehensive Hillside DPA to incorporate into the OCP.
(2)
Work with community partners to monitor ecosystem health, set ecosystem
protection targets, as well as track ecological value and natural assets over time
as the City experiences growth.
(3)
Maintain
and
update
Revelstoke's
inventory
and
classification
of
environmentally sensitive areas and associated environmental DPA guidelines.
(4)
Pursue amendments to the City's zoning bylaw to consider the creation of an
environmental zone that is intended to support preservation of vital ecological
functions and align with the OCP land use strategy.
(5)
Initiate a Climate Action Plan to develop strategies to reduce GHG emissions,
provide options for citizen participation, and incorporate adaptation measures
into future plans to address impacts of climate change.
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Map 7 - Floodplain Mapping
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4.5. NEIGHBOURHOODS
Revelstoke is comprised of 14 distinct neighbourhoods, each with their own character, development
opportunities and constraints. Given the size of Revelstoke, the policy direction in this OCP, and the
amount of land that is available for greenfield and infill development, neighbourhood plans for every
neighbourhood are not necessary. An effective land use strategy in conjunction with supporting land use,
housing, and neighbourhood policies can support future development that reflects the vision and goals of
the community. Neighbourhoods that have opportunity for significant greenfield development are
anticipated to have Neighbourhood Plans established as a separate document to further guide detailed
planning. Neighbourhood Plans, where required, will be adopted as a standalone planning document, and
not be included as an appendix in the OCP. The policies provided below apply to the corresponding
neighbourhoods as outlined on Map 8.
4.5.1. Arrow Heights Neighbourhood Policies
(a) Ensure development proposals are aligned with the future Arrow Heights
Neighbourhood Plan and City master plans, as updated from time to time.
(b) Provide a diversity of adaptable, mixed-use, residential, and local commercial uses
strategically located in the neighbourhood.
(c) Support increased density consisting of multi-unit ground-oriented housing on large,
vacant parcels, and in proximity to the resort and adjacent to developed road
networks.
(d) New development shall incorporate measures to increase connectivity and provide
safe, accessible pedestrian access throughout the neighbourhood, with specific
emphasis to Arrow Heights school, where appropriate.
(e) New development proposals shall support formalizing trail networks to ensure safe,
efficient connectivity for pedestrians, where appropriate.
(f)
Development proposals should consider preservation of mountain views for both
new and existing development.
(g) Where possible, preserve mature trees, urban forests, and incorporate these natural
assets into development schemes.
(h) Encourage the development of small-scale neighbourhood mixed-use development
adjacent to arterial roads to provide services for residents of the neighbourhood.
(i)
Require integration of pedestrian connections with adjacent resort operations,
where feasible, to improve connectivity.
(j)
Protect the long-term use of Williamson Lake as a recreational amenity and natural
ecological system for the community by addressing water quality potentially
affected by resort development and golf-course runoff.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
50
Arrow Heights Neighbourhood Action Items
(1)
Create the Arrow Heights Neighbourhood Plan to guide future development
within the Arrow Heights Neighbourhood and provide more specific guidelines
for development patterns and transitions with the Resort Neighbourhood.
(2)
Explore the feasibility of extending sanitary services to all residents in the Arrow
Heights neighbourhood.
4.5.2. Big Eddy Neighbourhood Policies
(a) Support the transition of the neighbourhood from a semi-rural and industrial
community by encouraging new mixed-use buildings, service commercial, and local
commercial development, if adequate servicing is available or can be provided as a
condition of development.
(b) Enable increased infill on larger properties that support multi-unit ground-oriented
housing development.
(c) Improve access to pedestrian connections with new development in proximity to the
existing greenbelt trail network to support active transportation.
(d) New development should integrate existing natural features into the design in effort
to preserve habitat for wildlife in the neighbourhood.
Big Eddy Neighbourhood Action Items
(1)
Explore the feasibility of extending sanitary services to the Big Eddy
Neighborhood to allow for increased infill development.
(2)
Identify wildlife habitat areas and investigate appropriate conservation tools to
preserve them.
(3)
Work with Indigenous partners to identify archeological resources in the Big Eddy
area.
4.5.3. Central Business District Policies
(a) Preserve and maintain the downtown area as the primary business center of the
community and support future commercial outside of the downtown area that is
complimentary in nature.
(b) Encourage mixed-use, adaptable infill development that provides both commercial
and residential space to increase the number of residents living in this walkable
community.
(c) New construction and alterations to existing buildings that are greater than three
storey's in height may be supported when integrated into the surrounding
development context and completed in a manner that complements the natural
heritage and culture of Revelstoke's downtown.
(d) Maintain and support redevelopment of local, small-scale businesses and
discourage the development of large volume stores and chains.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
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(e) Support the use of parklets, patios, and other pedestrian oriented spaces and
encourage incorporation of public art, culture, and natural heritage amenities to
ensure the neighbourhood remains a vibrant area for residents, visitors, and
businesses.
(f)
Support local artists and new projects within the neighbourhood to showcase the
natural, cultural, and Indigenous heritage of Revelstoke.
Central Business District Action Item
(1)
Develop a Downtown Plan that includes design guidelines to ensure that
Revelstoke maintains its unique small-town character as new development and
renovations to existing buildings occur.
4.5.4. Central Revelstoke Neighborhood Policies
(a) Maintain and encourage the enhancement of both residential and commercial
heritage properties and the character of the Revelstoke Station Heritage
Conservation Area.
(b) Maintain and enhance existing public spaces including trails, links to the greenbelt,
recreation fields, playgrounds, parks, wetlands, and other natural assets.
(c) Support infill of multi-unit ground-oriented housing that reflects and incorporates the
natural and built heritage features of the neighbourhood.
(d) Support the retention of mature trees with new and existing development as heritage
features of the neighbourhood.
(e) Encourage mitigation of impacts associated with traffic, noise, and pollution from
existing industrial operations.
Photo Credit: Tom Poole
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
52
Central Revelstoke Neighbourhood Action Item
(1)
Work and collaborate with property owners to improve awareness of
Revelstoke's unique heritage to ensure its long-term preservation.
4.5.5. Clearview Heights Neighbourhood Policies
(a) Ensure future development proposals are aligned with the future Clearview Heights
Neighbourhood Plan and City master plans, as updated from time to time.
(b) Support the development of the neighbourhood to have full access to servicing,
improve fire flows, and enable infill density that consists of multi-unit ground-
oriented housing.
(c) New development proposals should support formalizing current informal trail
networks while preserving sensitive areas for wildlife through collaboration with the
City and community groups.
(d) Encourage the preservation of mature trees in new development projects to enhance
slope stability and retain runoff.
(e) New development proposals should provide for a more diverse form of residential
development with multi-unit ground-oriented housing that integrates into the
community and mitigates impacts on adjacent properties with proper siting,
landscaping, and utilizing natural vegetative buffers.
(f)
Support the long-term preservation of Mount Revelstoke National Park in
coordination with Parks Canada.
Clearview Heights Neighbourhood Action Item
(1)
Create the Clearview Heights Neighbourood Plan that includes a cost-analysis
for servicing as well as a slope / soil suitability report.
4.5.6. Columbia Park Neighbourhood Policies
(a) Support infill residential development of multi-unit ground-oriented housing on the
west side of Highway 23 North and service commercial oriented development on the
east side of Highway 23 North.
(b) Support mixed-use residential development on the east side of Highway 23 North
only when it can be adequately demonstrated that proposed residential uses can be
integrated into the surrounding area.
(c) Encourage an increase of neighbourhood commercial services to improve
walkability and provide a more adaptable, compact built form that is supported by
walkability and active transportation connections.
(d) Improve pedestrian movement with increased access to the greenbelt trail and other
active transportation routes, along with the development of new pedestrian
connections that improve safety, particularly to Columbia Park school.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
53
Columbia Park Neighbourhood Action Item
(1)
Explore opportunities for improved pedestrian and cycling connections from
Columbia Park across the highway to improve overall connectivity to the Farwell
- Mountainview neighbourhood.
4.5.7. Farwell - Mountain View Neighbourhood Policies
(a) Support higher density urban development with multi-unit ground-oriented housing
that is integrated into the existing neighbourhood.
(b) Support high quality densification through the development of apartment and mixed-
use buildings along Victoria Road that may exceed three storeys with reduced
parking requirements.
(c) Support the expansion and development of the local commercial neighbourhood
node at the Victoria Road / Wright Street roundabout.
(d) Improve pedestrian movement and active transportation connections between the
Farwell-Mountain View neighbourhood and adjacent areas including the Big Eddy,
Highway Commercial, Central Business, and Columbia Park neighbourhoods.
Farwell - Mountain View Neighbourhood Action Item
(1)
Review Scenic Corridor DPA guidelines to ensure that as the area adjacent to
Victoria Road transitions into mixed-use and / or higher density residential, that
this corridor projects a high-quality aesthetic.
4.5.8. Highway Corridor Neighbourhood Policies
(a) Support the development of highway commercial oriented uses such as service
stations, tourist accommodation, and service commercial, to provide services to
local residents and the travelling public.
(b) Support mixed-use and residential development when it can be adequately
demonstrated that the development can be integrated with nearby residential
neighbourhoods through both pedestrian and vehicular connectivity.
(c) Encourage improvements in the streetscape, built form, and connectivity to
surrounding neighbourhoods that encourages residents to use active transportation
to these areas rather than drive.
(d) Improve signage directing visitors to downtown and other parts of the City that offer
attractions and amenities.
Highway Corridor Neighbourhood Action Item
(1)
Review existing DPA guidelines to explore opportunities to incorporate unique
Revelstoke character defining elements into new construction and alterations to
existing buildings.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
54
4.5.9. Johnson Heights Neighbourhood Policies
(a) Development shall be aligned with the future Johnson Heights Neighbourhood Plan
and City master plans, as updated from time to time.
(b) Development to increase the amount of commercial services, improve walkability,
and provide a more adaptable, compact built form should be supported when done
in accordance with the Johnson heights Neighbourhood Plan, as updated from time
to time.
(c) Prioritize vehicular connectivity to the Central Revelstoke and South Revelstoke
Neighbourhoods via extension of Oak Drive to Townley Street and incorporate this
extension into any comprehensive development proposal.
(d) Development shall focus on formalizing pedestrian connections to the Central
Revelstoke and South Revelstoke Neighbourhoods to support active transportation
networks.
(e) Support the preservation of the Johnson Heights mobile home park and the mixture
of mobile home and multi-unit ground-oriented housing.
Johnson Heights Neighbourhood Action Items
(1)
Create Johnson Heights Neighbourhood Plan to review feasibility and
infrastructure requirements for a larger, comprehensive mixed-use development
concept, and opportunities for affordable housing.
(2)
Promote enhanced safety measures and advocate for a reduced speed limit on
Highway 1 within the Johnson Heights Neighbourhood.
4.5.10. Kelly Flat - Dalles Neighbourhood Policies
(a) Support improved access to Lake Revelstoke and recreation amenities while
preserving the area's natural assets.
(b) Prohibit future development that would negatively impact the watershed and other
environmentally sensitive areas when enhanced mitigation efforts cannot be
demonstrated.
(c) Consider gateway and tourism uses as entrances to Lake Revelstoke.
Kelly Flat - Dalles Neighbourhood Action Item
(1)
Partner with community groups and non-profit organizations to review
opportunities for improving access to recreation amenities while ensuring that
sensitive environmental areas remain undisturbed.
4.5.11. Revelstoke Mountain Resort Neighbourhood Policies
(a) Future development at the resort shall be aligned with the Revelstoke Mountain
Resort Development Guidelines as contained in Appendix 3, as updated from time
to time.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
55
(b) Ensure that as the resort develops, integration with the adjacent Arrow Heights and
Thomas Brooks neighbourhoods provide for a transition of land uses, pedestrian
connectivity, and active transportation options.
Revelstoke Mountain Resort Neighbourhood Action Item
(1)
Work with RMR and other property owners within the lands designated as resort
to re-examine the Revelstoke Mountain Development Guidelines. Consider the
development of a separate OCP for the resort to ensure the objectives and
expectations of the community will continue to be met as the resort grows.
4.5.12. South Revelstoke Neighbourhood Policies
(a) Support medium density, high density, and mixed-use development proposals on
large, vacant parcels with suitable access to services.
(b) Support increased infill development with multi-unit ground-oriented housing to
promote modest increases in density in predominately single-detached
neighbourhoods.
(c) Support and strengthen the neighbourhood mixed-use node around Southside
Market as complementary to the downtown.
(d) Support industrial activities that encourage local employment opportunities on
designated industrial lands along Powerhouse Road.
(e) Support and formalize recreational opportunities at the end of Powerhouse Road for
residents and visitors.
South Revelstoke Neighbourhood Action Items
(1)
Explore the feasibility of developing a community center, cultural amenities, or
additional recreational uses for the community within South Revelstoke
Neighbourhood.
(2)
Develop a master plan for City-owned lands within South Revelstoke to guide
future development that supports the long-term needs of the community.
4.5.13. Thomas Brook Neighbourhood Policies
(a) Support low density residential development, small-scale local commercial, and
small-scale tourist accommodation, to complement adjacent operations at RMR.
(b) New development proposals shall encourage the preservation of the character of
the community and mitigate impacts of new development on adjacent properties
within the CSRD, some of which fall within the Agricultural Land Reserve (ALR) and
will require buffering considerations.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
56
Thomas Brook Neighbourhood Action Item
(1)
Develop a zone that is compatible with the Resort Fringe land use designation to
allow properties within the Thomas Brook Neighbourhood to develop in a manner
compatible with adjacent resort operations.
4.5.14. Westside Road Neighbourhood Policies
(a) Preserve the environmentally sensitive Jordan River area while providing thoughtful
access for recreation purposes.
(b) Minimize the impact of industrial activities in the area on surrounding residential
areas.
(c) Preserve the natural aesthetic in balance with economic interests.
(d) Screen industrial and mining activities with natural landscaping buffers to reduce
noise and dust, and to preserve the view of natural forested areas from other parts
of the City.
(e) Identify economic development opportunities through strategic land acquisition of
Crown Land and then focus development away from environmentally sensitive
lands.
Westside Road Neighbourhood Action Items
(1)
Partner with Indigenous communities, industry, CSRD, and the provincial
government, to advocate for the responsible management of gravel resources
while preserving sensitive environmental areas within the Westside Road
Neighbourhood.
(2)
Explore feasibility of developing a potential technology park on Section 17 lands
adjacent to Westside Road including but not limited to servicing constraints.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
57
Map 8 - Neighbourhoods
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
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4.6. LAND USE DESIGNATIONS
Land use designations identify the desired future land use for all parcels of land in the City of Revelstoke.
Land use designations are intended to reflect community values and needs. The OCP should address
these community values and needs by outlining objectives and policies that guide the development of
implementation tools such as Zoning Amendments, Development Permits, and Building Permits.
4.6.1. Low Density Residential Land Use Policies
Low Density Residential is predominately ground-oriented housing including single-detached, two-unit,
row housing, or multi-unit housing. Multi-unit housing shall generally be in the form of a triplex or
fourplex. Row housing should be broken into smaller blocks to better integrate into existing low density
neighbourhoods.
(a) This land use designation shall accommodate forms of low density residential such
as single-detached, two-unit, row, triplex, and fourplex dwellings as well as
accessory dwelling units.
(b) Direct Low Density Residential uses to the areas designated as such on Map 10.
(c) New development to permit multi-unit residential ground-oriented housing within
existing single-detached residential neighbourhoods should include strategies to
provide a continuous development form that compliments the existing
neighbourhood (e.g. building height, overall massing).
4.6.2. Medium Density Residential Land Use Policies
(a) This land use designation shall accommodate medium density residential
development such as row houses, multi-unit dwellings, and apartments.
(b) Direct Medium Density Residential uses to the areas designated as such on Map 10.
(c) New development to permit medium density housing within existing single-detached
residential neighbourhoods should include strategies to provide a continuous
development form that complements the existing neighbourhood (e.g. building
height, overall massing) to avoid negative impacts to existing development.
(d) New developments shall minimize shadow impacts to existing neighbourhood
development.
(e) Applications for reductions in parking may be considered when walkability and
provisions for alternative modes of transportation are incorporated into a
development proposal.
Medium Density Residential includes housing forms such as row houses, multi-unit, and apartment
style buildings. A limited number of two-unit dwellings and single-detached dwellings may be
incorporated into a development when in alignment with the City's housing targets, but are not the
predominant housing type. Apartments are intended to be sited in a manner that reduces the impact of
massing.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
59
4.6.3. High Density Residential Land Use Policies
High Density Residential includes multi-storey apartment and condo style buildings that may include a
mixture of unit types such as bachelor, one, two, and three bedroom units. Housing forms including
row housing, multi-unit dwellings, and two-unit dwellings may be incorporated into apartment and
condo developments. High density developments typically do not contain any single-detached dwelling
types unless they are incorporated as part of a larger, phased comprehensive development plan to
provide for a range of housing typologies. In these circumstances, single-detached housing is strongly
encouraged to include suites.
(a) This land use designation shall accommodate high density residential development
such as apartments.
(b) Direct High Density Residential uses to the areas designated as such on Map 10.
(c) New development to permit high density housing within existing single-detached
residential neighbourhoods should include strategies to provide a continuous
development form that complements the existing neighbourhood (e.g. building
height, overall massing) to avoid negative impacts to existing development.
(d) New developments shall minimize shadow impacts to existing neighbourhood
development.
(e) Applications for reductions in parking may be considered when walkability and
provisions for alternative modes of transportation are incorporated into a
development proposal.
(f)
New development is encouraged to provide underground parking.
4.6.4. Mixed Use Development Land Use Policies
(a) This land use designation shall accommodate medium and / or high-density
residential development with a mixture of commercial and will typically include
apartment units.
(b) Direct mixed-use development to the areas designated as such on Map 10.
(c) Live / work units and / or commercial development is supported in effort to provide
innovative solutions for residents and local businesses.
(d) Ground floor residential, commercial, or a combination thereof should consider the
existing development context of the neighbourhood to inform the layout to provide
a continuous form of development.
(e) Residential development without any associated commercial should not be
supported.
(f)
New development to permit mixed use development within existing single-detached
residential neighbourhoods should include strategies to provide a continuous
development form that complements the existing neighbourhood (e.g. building
height, overall massing) to avoid negative impacts to existing development.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
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(g) New developments shall minimize shadow impacts to existing neighbourhood
development.
(h) Applications for reductions in parking may be considered when walkability and
provisions for alternative modes of transportation are incorporated into a
development proposal.
(i)
New development is encouraged to include underground parking.
4.6.5. Commercial Land Use Policies
(a) This land use designation shall accommodate commercial development which
includes a variety of uses including but not limited to tourist accommodation,
service commercial, personal service, restaurant, office, and retail.
(b) Direct Commercial uses to the areas designated as such on Map 10.
(c) Rezoning to permit live / work units and residential as a secondary use may be
supported when it is demonstrated as a suitable use in the context of the
surrounding neighbourhood.
(d) Promote a dynamic mix of complementary commercial uses within a single building.
(e) Support small neighbourhood commercial nodes designed to support the local
convenience shopping needs and restaurants in locations that serve specific
residential neighbourhoods.
(f)
Encourage access management through shared access points, utilization of
laneways, and other access management strategies.
(g) Encourage a high standard of design and building quality for all new commercial
development to create a strong positive impression for Revelstoke.
4.6.6. Resort Land Use Policies
(a) This land use designation shall accommodate resort style uses which includes a
variety of residential, tourist accommodation, recreation, and commercial uses.
(b) Direct Resort uses to the areas designated as such on Map 10.
(c) Development under this land use designation shall be in alignment with the
Revelstoke Mountain Resort Development Guidelines as contained in Appendix 3, as
updated from time to time.
4.6.7. Resort Fringe Land Use Policies
(a) This land use designation shall accommodate low density residential development
and / or tourist accommodation that is complimentary and of a smaller scale than
adjacent resort operations.
(b) Direct Resort Fringe uses to the areas designated as such on Map 10.
(c) New development proposals should incorporate design measures to mitigate
impacts on adjacent properties while this area transitions from its existing rural
residential character to low density and tourist accommodation style development.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
61
4.6.8. Industrial Land Use Policies
(a) This land use designation shall accommodate industrial development which ranges
from light industrial activities to heavy industrial and airport operations.
(b) Direct Industrial uses to the areas designated as such on Map 10.
(c) Promote infill and intensification of existing industrial areas to maximize the use of
the land.
(d) Support the use of industrial lands for indoor recreation facilities that can be used
in year-round activities.
(e) Rezoning under this land use designation to accommodate heavy industrial
operations is not permitted when adjacent to residential development.
4.6.9. Sand and Gravel Land Use Policies
(a) This land use designation shall accommodate sand and gravel extraction.
(b) Direct Sand and Gravel uses to the areas designated as such on Map 10.
(c) Rezoning applications to pursue land use amendments in areas where known sand
and gravel resources exist may not be supported until the resource has been
depleted.
(d) Preserve an adequate supply of sand and gravel.
(e) Sand and gravel extraction and processing shall occur in a manner that minimizes
noise, dust, visual, and other impacts on adjacent land uses and roads.
(f)
Upon depletion of resources, in coordination with other government agencies,
support and ensure reclamation of deposits, re-development and / or rehabilitation
on the reclaimed sites.
(g) Sand and gravel extraction and forestry activities in or adjacent to environmentally
sensitive areas, in areas with prominent community views to the site, or within
riparian areas are not supported.
(h) Support and promote cooperation between the City, provincial agencies, and the
community to develop effective plans to manage gravel resources while ensuring
adjacent environmental lands are protected from gravel extraction operations.
4.6.10. Parks and Institutional Land Use Policies
(a) This land use designation shall accommodate a wide variety of institutional
development including parks, trails, open spaces, schools, community care facilities,
hospitals, government offices and facilities, churches, arts, cultural and heritage
spaces / amenities, and other publicly used spaces.
(b) Rezoning to accommodate larger community care facilities as defined under
provincial legislation, schools, day-cares, and health services shall be supported if
the site is suitable for the intended use, and is compatible with adjacent land uses.
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
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(c) Encourage a high standard of design for all institutional uses that reflects the
character of Revelstoke.
4.6.11. Natural Environment Land Use Policies
(a) This land use designation shall accommodate a wide variety of natural environment
features (e.g. water bodies, riparian area, wildlife habitat).
(b) Direct Natural Environment uses to the areas designated as such on Map 10.
(c) Rezoning under this land use designation to allow for any form of development is
discouraged to ensure the area serves as protection for the natural environment.
(d) Notwithstanding Section 4.6.11(a), lands under this designation that are currently
used by the City to support public infrastructure and service delivery may continue.
(e) Notwithstanding Section 4.6.11(a), publicly accessible parks, pathways, and open
spaces may be supported under this land use designation, where appropriate, when
it can be demonstrated that impacts on the natural environment will be mitigated.
(f)
Notwithstanding Section 4.6.11(a), small-scale development such as minimal
service campgrounds and outdoor activities may be supported under this land use
designation, where appropriate, when it can be demonstrated that impacts on the
natural environment will be mitigated.
(g) Support collaboration with Indigenous partners to learn how Indigenous ecological
knowledge can inform healthy ecosystems and climate resilience in Revelstoke.
(h) Support the identification of areas that require restoration to improve the quality of
the natural environment.
4.6.12. Agricultural Land Use
(a) For properties within the ALR, the regulations and policies of the Agricultural Land
Commission (ALC) Act apply in addition to City bylaws.
Photo Credit: Tom Poole
Photo Credit: Tom Poole
Amendment
Bylaw No. 2405
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
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(b) Farming is encouraged on lands designated agricultural. Non-agricultural uses may
be permitted when in compliance with the ALC Act.
(c) Where land is removed from the ALR, the underlying land use designation shall
apply.
(d) Investigate opportunities to minimize urban-agricultural conflicts that do not impact
farm operations.
(e) Support the development of a thriving and diversified agri-food sector by
encouraging agriculture related commercial activities.
(f)
Promote secondary and tertiary farm activities (e.g. Agri-tourism) that contribute to
local economic development.
Bylaw No. 2332, Schedule A
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Map 9 - Agricultural Land Reserve
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INFORMATION ON THIS MAP IS FOR GENERAL PURPOSES ONLY AND
SHALL NOT BE USED FOR LOCATION OR DIMENSIONAL DETAILS.
INFORMATION IS ONLY CURRENT TO MAP PUBLISHING DATE.
Note:
Railway
Highway
Water
Parcel
Municipal Boundary
Legend
Land Use Designation
Natural Environment
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Use
Commercial
Parks and Institutional
Industrial
Resort
Resort Fringe
Sand and Gravel
Agricultural Land Reserve
OFFICIAL COMMUNITY PLAN
BYLAW NO. 2332
LAND USE DESIGNATION MAP
Last Updated on August 13, 2026
Bylaw No. 2332, Schedule A
City of Revelstoke | Official Community Plan
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PART 5 - DEVELOPMENT PERMIT AREAS
The LGA grants authority to designate Development Permit Areas (DPA) within a municipal OCP. DPAs
and associated guidelines are intended to achieve particular objectives or address specific conditions.
Under the LGA, DPAs may be designated to specify community goals for architectural and site form and
character, protection of the natural environment, protection of development from hazardous conditions,
revitalization of commercial areas, water and energy conservation, and for the reduction of greenhouse
gas emissions.
The City of Revelstoke has established the following DPAs:
-
Environmentally Sensitive Development Permit Area
-
Environmentally Hazardous Development Permit Area
-
Downtown Revitalization Development Permit Area
-
Scenic Corridor Development Permit Area
-
Multi-family Residential & Mixed-Use Development Permit Area
-
Revelstoke Mountain Resort Development Permit Area
-
Commercial Development Permit Area
-
Industrial Development Permit Area
Where land is subject to more than one DPA designation only one development permit application is
required. However, the application should address the requirements of each applicable DPA. Applicants
should review their proposal with staff at a pre-application meeting in the early preparation stages of
assembling an application to determine the scale of process required. All development within designated
DPAs will be reviewed by the City and shall be considered in accordance with the applicable DPA
objectives and guidelines. Conditions or restrictions may be imposed on the development accordingly. In
all DPAs, a Development Permit must be approved before land is subdivided or development occurs,
including but not limited to land clearing, preparation for the construction of services or roads, blasting,
and construction of, addition to, or alteration of a building or structure, unless specifically exempted from
requiring a Development Permit.
5.1. DEVELOPMENT PERMIT AREA EXEMPTIONS
5.1.1
Within the Environmentally Sensitive Development Permit Area and the Environmentally
Hazardous Development Permit Area, the following activities are exempt from requiring
a Development Permit in accordance with Section 488(4) of the LGA:
(a) Development within an environmentally sensitive area for which a Qualified
Environmental Professional (QEP) has provided confirmation that the lands do not
contain any environmentally sensitive features as determined through ground
truthing.
(b) All new construction activities, subdivision, and land alteration within an
environmentally hazardous area for which a previously issued development permit
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and a corresponding Section 219 Covenant outlining the recommendations of the
previous geotechnical analysis prepared by a qualified Geotechnical Engineer has
been registered on title, upon receipt of a memo prepared by a qualified Geotechnical
Engineer confirming that the findings of the previous geotechnical analysis remain
valid and are suitable for the scope of the new development activity.
(c) Land alteration without construction where the alteration is occurring solely for the
restoration of an environmental feature or the removal of an invasive species. A
restoration plan must be presented to the City prior to any alteration.
(d) Any City led activities to accommodate servicing infrastructure (water, sanitary,
storm sewer, drainage, highways), institutional uses, or parks, trails, and other forms
of recreational development.
5.1.2
Within the below listed Development Permit Areas:
-
Downtown Revitalization Development Permit Area
-
Scenic Corridor Development Permit Area
-
Multi-Family Residential & Mixed-Use Development Permit Area
-
Revelstoke Mountain Resort Development Permit Area
-
Commercial Development Permit Area
-
Industrial Development Permit Area
The following activities are exempt from requiring a Development Permit in accordance
with Section 488(4) of the LGA:
(a) Interior renovations, repair or replacement of roofing that does not alter the building
form, and replacement of materials or repainting in colours of the same like and kind.
(b) Demolition of a building for which a valid Demolition Permit has been issued.
(c) Construction of fencing, retaining walls less than 1.5 metres in height, or other
similar structures.
(d) Construction of a temporary building that is ancillary to a principal use or building
onsite and constructed with compatible materials and colours.
(e) Placement of signage when done in accordance with the Sign Bylaw, as may be
amended from time to time.
(f)
Outdoor patios, seating areas, and display areas, when done in accordance with
applicable City policy, as may be amended from time to time.
(g) The construction of an accessory building constructed of similar materials and
colors to the principle building that is less than 10.00 sq. m in size when there is no
change to the required parking, landscaping, environmental measures, or access to
the site.
(h) Construction of an accessory dwelling unit, single-detached dwelling, or a two-unit
dwelling, unless designed as part of a multi-family or a comprehensive development.
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(i)
Subdivision of lands, lot consolidation, or road widening, except within Revelstoke
Mountain Resort Development Permit Area.
(j)
Land alteration and clearing, except within Revelstoke Mountain Resort
Development Permit Area.
(k) Any City led activities to accommodate servicing infrastructure (water, sanitary,
storm sewer, drainage, highways) or parks, trails, and other forms of recreational
development.
(l)
Multi-family & Mixed-Use, Commercial, and Industrial Development Permit Area
guidelines are not applicable to lands within the Revelstoke Mountain Resort
Development Permit Area.
5.2. ENVIRONMENTALLY SENSITIVE DEVELOPMENT PERMIT AREA
Area
The Environmentally Sensitive Development Permit Area applies to all land within the City boundaries.
Known environmentally sensitive areas are generally identified in Map 11. While known environmentally
sensitive areas have been identified on mapping, onsite ground truthing is required for each development
project. The exact boundaries of a DPA may need to be determined on a site-specific basis prior to
development.
Justification
The purpose of the Environmentally Sensitive Development Permit Area is to protect the natural
environment, its ecosystems and biological diversity. Revelstoke is classified as an inland temperate
rainforest and contains a diversity of plants and wildlife. It is an area with high biodiversity values and
many rare and endangered ecosystems, plant, and animal species. Environmentally sensitive areas
protect groundwater quality, watercourses, riparian areas, significant trees, and vegetation. These areas
act as natural water storage, drainage, and water purifying systems contributing to healthy ecosystems.
This Development Permit Area considers the protection and restoration of natural features including, but
not limited to, environmentally sensitive terrestrial areas and wetlands, riparian areas, and watercourses
within the City boundaries.
Designation
The Environmentally Sensitive Development Permit Area is designated under Section 488(1)(a) of the LGA
for the protection of the natural environment, its ecosystems and biological diversity.
Guidelines
5.2.1
The Environmentally Sensitive Development Permit Area is applicable to development
occurring in areas on Map 11 including but not limiting to those areas which qualify as a
riparian area under the Riparian Areas Protection Regulation or areas that are considered
ecologically significant or environmentally sensitive.
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5.2.2
All construction activities, subdivision, and land alteration shall require a development
permit and comply with the following guidelines:
(a) Recognize, identify, and protect the linkages and connectivity between ecosystems
within environmentally sensitive areas.
(b) Protect and preserve trees from any damage as a result of development activities
within environmentally sensitive areas.
(c) Timing of development should consider and avoid times of the year when critical
fish and wildlife activities occur, and development activities should be scheduled
during windows of time when critical fish and wildlife activities do not occur.
(d) Remaining natural areas and sensitive features should be temporarily fenced or
otherwise protected from damage prior to commencing development activities.
(e) Indigenous vegetation within environmental buffers should be retained, where
possible, and restored if damaged.
(f)
Site design and development should be consistent with an Environmental
Assessment Report prepared in accordance with the guidelines contained in this
section.
(g) For development in environmentally sensitive terrestrial areas and wetlands that are
not connected to a stream, an Environmental Assessment Report prepared by a QEP
must include the following:
i.
A map delineating where construction work will occur on the site, details of
the proposed development, identification of trees that can be retained, and
identification of any invasive species on the site with steps for removal.
ii.
Identification and assessment of sensitive ecosystems, species at risk,
habitats, and features on the site supplemented by mapping where required.
Any wetlands identified by the QEP as providing benefit to fish habitat shall
be subject to a Riparian Area Assessment.
iii.
Recommendations on how to protect environmental features and habitat for
wildlife (e.g. bird nests, wetlands).
iv.
A restoration plan for any proposed site disturbances, including restoration of
areas where invasive species have established.
v.
A monitoring plan to review impacts on the environmentally sensitive area as
a result of site disturbance.
(h) For development within a riparian assessment area, as defined under the Riparian
Areas Protection Regulation, the applicant must provide an Assessment Report
prepared in accordance with the Riparian Areas Protection Regulation, that has been
approved by the minister, prior to submission to the City. The assessment report
must include:
i.
A description of the assessment activities carried out and the results of the
assessment.
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ii.
Description of the proposal including the type of development, location (with
mapping), the watershed in which the development is to occur, impacted
streams and length of affected portion, design drawings for the proposed
development, and a map that shows the proposed development with the
Riparian Assessment Area and proposed width of the Streamside Protection
and Enhancement Area (SPEA) clearly delineated.
iii.
Overview of how the design of the proposed development will avoid potential
hazard(s).
iv.
The opinion of the QEP regarding:
(1)
Whether the site of the proposed development is subject to undue
hardship as required by the Riparian Areas Protection Regulations;
(2)
Whether the riparian protection standard is met for a proposed
development that entails subdivision; and
(3)
Whether the proposed development will meet the riparian protection
standard if the development proceeds as proposed in the report and
complies with the measures recommended in the report.
v.
A review of the natural features, functions, and conditions of the riparian area.
vi.
Recommendations for the conservation, restoration, and enhancement of the
riparian area.
vii.
Statements by the QEP indicating the following:
(1)
They are qualified to undertake the assessment and prepare the
assessment report;
(2)
That the SPEA was determined by a method of measurement from the
stream boundary and / or based on the location of natural features,
functions, and conditions that support fish habitat; and
(3)
The report was prepared in accordance with the provisions of the
Riparian Areas Protection Regulation.
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Map 11 - Environmentally Sensitive Development Permit Area
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5.3. ENVIRONMENTALLY HAZARDOUS DEVELOPMENT PERMIT AREA
Area
The Environmentally Hazardous Development Permit Area applies to all land within City boundaries.
Potential hazard areas are generally identified in Map 12. While those areas with slopes of 30% or greater
have been identified in mapping, the locations are approximate, and the exact boundaries of the DPA may
need to be determined on a site-specific basis prior to development. This designation also applies to any
slope, natural or manufactured, that features a slope of 30% or greater on land within City boundaries and
will require a development permit under the guidelines of this section.
Justification
The purpose of the Environmentally Hazardous Development Permit Area is to ensure that development
is safe from hazardous conditions and does not adversely affect the natural environment or surrounding
people or property. Hazardous conditions may be avoided when appropriate design management
techniques are in place prior to development. Development is encouraged to limit impact or alteration to
steep slopes to ensure public safety and the protection of environmentally sensitive areas. Existing or
potentially hazardous conditions are required to be satisfactorily addressed before a Development Permit
is issued.
Designation
The Environmentally Hazardous Development Permit Area is designated under Section 488(1)(a) and (b)
of the LGA to protect environmentally sensitive areas and ensure public safety.
Guidelines
5.3.1
The Environmentally Hazardous Development Permit Area is applicable to development
occurring in areas provided in Map 12 that contain a 30% or greater slopes and / or lands
subject to land slippage or other hazardous conditions. The exact boundaries of the
Environmentally Hazardous Development Permit Area will be determined on a site-
specific basis prior to development.
5.3.2
All construction activities, subdivision, and land alteration shall require a development
permit and comply with the following guidelines:
(a) Within environmentally hazardous areas due to unstable soil or steep slopes in
excess of 30%, prohibit development unless a geotechnical analysis prepared by a
qualified professional that indicates the land is safe for the intended use and
identifies measures required for the land to be safe for the intended use, as required.
Any recommendations of the geotechnical analysis may be made conditions of a
Development Permit, and of a covenant registered on title under Section 219 of the
Land Title Act.
(b) Site design and development should adhere to the recommendations provided in the
geotechnical analysis prepared by a qualified professional.
(c) Any required site grading and retaining must be designed to minimize changes in
height between development site and adjacent parcel(s).
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(d) Retaining walls and geogrids shall not be located on City right of ways unless
approved by the City.
(e) Development should be concentrated in naturally flatter areas of the site.
(f)
Where rock fall mitigation or rock cut is unavoidable, a report prepared by a qualified
geotechnical engineer is required. The report should provide direction for
modifications, including blasting techniques, and to verify overall slope stability,
hazard mitigation and long-term maintenance requirements.
(g) Rockfall protection areas shall not be located on City rights-of-ways unless approved
by the City.
(h) Cluster development is encouraged so units or parcels are concentrated on a portion
of a development site and the remainder of the site is left in its natural state. Shared
driveways and parking areas are encouraged where they will minimize grading and
site disturbance.
(i)
Utilize trails where topography prevents direct linkages to schools, parks, and other
community destinations through the road network.
(j)
Buildings and structures shall be situated on hillsides in accordance with setbacks
required by City bylaws or greater setbacks as determined by a geotechnical
engineer and approved by the City.
(k) Development should occur in cooperation with natural drainage patterns and
associated vegetation, where possible. Modifications must not cause adverse
impacts on adjacent lands.
(l)
Surface drainage systems are encouraged to be designed and function to serve as
open space corridors or passive recreation spaces. These spaces will not be
considered as meeting park dedication requirements.
(m) Larger manufactured slopes should be screened by structures or other landscape
features to the satisfaction of the City in order to reduce the appearance of grading
from the street and adjacent areas.
(n) Site grading plans and sediment and erosion control plans should include measures
to:
i.
Protect 'non disturbance areas' during the construction phase;
ii.
Keep development entirely outside of potentially hazardous or unstable areas
of the site;
iii.
Not disturb or expose large areas of sub-soil and parent material;
iv.
Phase the clearing and removal of trees and vegetation;
v.
Not undertake earthworks directly following an extreme weather event; and
vi.
Control sediment during construction including mitigative measures to avoid
the deposit of materials onto adjacent roads and rights-of-ways.
(o) Railway ties and pressure treated wood are not considered acceptable materials for
building retaining structures. Larger inter-locking blocks are not considered
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acceptable materials for building retaining structures in or adjacent to residential
areas.
(p) Retaining structures should be subtle and well-integrated into the existing terrain,
respect the natural character of the site, and be of color(s), texture(s) and material(s)
that complement the natural landscape.
(q) Unless approved by the City, re-naturalization plans should:
i.
Be designed by a qualified professional;
ii.
Identify existing vegetated areas to remain undisturbed;
iii.
Be designed specifically to include plant species native to the location and
topography, promote plant health, minimize erosion, enhance slope stability
and minimize wildfire risk;
iv.
Utilize planting methodologies that support plant viability in steep slopes,
such as matting logrolls, tree wells, planting pockets, etc.;
v.
Include, at a minimum, hydro seeding on manufactured slopes up to 5 m in
height. Slopes greater than 5 m must be re-naturalized beyond hydro seeding
to the satisfaction of the City; and
vi.
Include any other recommended undertakings, as provided by a qualified
professional, that will support the re-naturalization and viability of the
vegetation and slope stability.
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Map 12 - Environmentally Hazardous Development Permit Area
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5.4. DOWNTOWN REVITALIZATION DEVELOPMENT PERMIT AREA
Area
The Downtown Revitalization Development Permit Area applies to the lands identified on Map 13. The
DPA guidelines apply to all development within the delineated area, including commercial, industrial, or
multi-unit residential development. Where a specific use type DPA applies to the development, the
guidelines within the Downtown Revitalization Development Permit Area are also applicable.
Justification
The purpose of the Downtown Revitalization Development Permit Area is to ensure that the building and
site design of development within the Downtown is attractive, incorporates a pedestrian scale, and
considers the existing character. Consistent application of the guidelines on a site by site basis, over
time, will enhance the community's streetscapes and contribute to business vitality.
Designation
The Downtown Revitalization Development Permit Area is designated under Section 488(1)(d) and (f) of
the LGA to revitalize Downtown Revelstoke where commercial uses are permitted and to establish
objectives for the form and character of commercial, industrial, or multi-family residential development.
Guidelines
5.4.1
The Downtown Revitalization Development Permit Area is applicable to development
occurring in areas on Map 13.
5.4.2
All development shall require a Development Permit and comply with the following
guidelines:
Site Plan Considerations
(a) New construction and renovations to existing buildings should consider provisions
as contained within applicable neighbourhood plans, as updated from time to time.
(b) Buildings should engage the street with a positive pedestrian presence, reducing or
eliminating car, delivery or parking dominated elements, and be consistent with the
urban fabric already prevalent on Mackenzie Avenue.
(c) Site furnishings, lighting, brick work and other materials should be designed to be
compatible with materials currently in place to reinforce continuity of character, to
soften the visual effect of the streetscape, and to promote comfort for pedestrians.
(d) New construction is encouraged to include ground floor commercial at a size and
scale compatible with the existing downtown development context.
(e) Accessibility for those with mobility limitations should be incorporated into the
design of buildings, prioritizing an accessible building and street interface.
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(f)
Consideration of view corridors for new development is encouraged to ensure that
the natural features of Revelstoke are highlighted and complemented.
Off-street Parking
(g) Parking should be managed off-site through a transportation demand management
system that encourages public parking.
(h) On-site parking and service areas should be incorporated into underground parking
or behind buildings. Parking areas at the front of buildings is discouraged.
(i)
Any parking areas visible from the street or public open spaces should be
landscaped.
(j)
Shared driveways from streets or lanes are strongly encouraged. Reducing the
number and width of driveways, while adhering to City standards, is a priority.
Building Form and Character
(k) Homogenous facades at the front of a building are discouraged and developments
should incorporate a variety of design elements to enhance the aesthetics from the
traveled roadway.
(l)
Roof line articulation is encouraged when complimentary to the immediately
surrounding development context.
(m) Step backs are encouraged for multi-storey buildings to maintain the existing human
scale.
Photo Credit: Tom Poole
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(n) The development of new buildings and renovations to existing buildings should be
sympathetic to the scale, mass, materials, and colours found in commercial heritage
buildings, without being imitational.
(o) Materials reflecting the heritage of downtown Revelstoke such as brick and wood
should be incorporated into buildings and structures.
Environmental Considerations
(p) Sidewalk canopies are encouraged to enhance the pedestrian streetscape and
provide weather protection.
(q) Soft landscaping (trees, shrubs, ground covers and flowers) should comprise of
native species, be consistent with or complementary to existing City-maintained
landscaping, and reflect the character of existing features of the streetscape.
(r)
Hard landscaping such as pathways should incorporate permeable paving materials
to enable storm water infiltration.
(s) Recycling and garbage bins should be screened from view by a landscaping screen,
solid decorative fence, or a combination of both, or, where available, be located in
alleyways or out of view from the traveled roadway.
(t)
Wildlife proof receptacles and / or wildlife proof enclosures are encouraged for solid
waste.
(u) Appropriate lighting should be provided at all entrances, pedestrian walkways and
driveways for safety and aesthetic quality.
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Map 13 - Downtown Revitalization Development Permit Area
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5.5. SCENIC CORRIDOR DEVELOPMENT PERMIT AREA
Area
The Scenic Corridor Development Permit Area applies to the lands identified on Map 14. The DPA
guidelines apply to all development within the delineated area, including commercial, industrial, or multi-
unit residential development. Where a specific use type DPA applies to the development, the guidelines
within the Scenic Corridor Development Permit Area are also applicable.
Justification
The purpose of the Scenic Corridor Development Permit Area is to ensure that the building and site
design of development along the main transportation corridors considers the existing City character
established in the downtown area, and specific design considerations for properties adjacent to the main
road network. Consistent application of the guidelines on a site by site, over time, will enhance the
community's streetscapes and contribute to business vitality.
Designation
The Scenic Corridor Development Permit Area is designated under Section 488(1)(f) of the LGA to
establish form and character guidelines for the Scenic Corridor, which comprises of commercial,
industrial, or multi-unit residential development.
Guidelines
5.5.1
The Scenic Corridor Development Permit Area is applicable to development occurring in
areas on Map 14.
5.5.2
All development shall require a Development Permit and comply with the following
guidelines:
Site Plan Considerations
(a) New construction and renovations to existing buildings should consider provisions
as contained within applicable neighbourhood plans, as updated from time to time.
(b) Consideration of view corridors for new development is encouraged to ensure that
the natural features of Revelstoke are highlighted and complemented.
Off-street Parking
(c) Underground parking and parking / service areas at the rear of buildings are strongly
encouraged.
(d) Parking and service areas should be screened and landscaped. Design
consideration should be given to ease pedestrian and vehicular access.
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Building Form and Character
(e) The form and character of new buildings and renovations to existing buildings
should project a high-quality image which complements the historic features of
downtown. In terms of scale, massing, materials and colours, buildings should be
integrated into their immediate land use context and be complementary to existing
heritage features.
(f)
Development is encouraged to incorporate design elements which complement the
historic downtown. Such elements may include building features and detailing such
as cornices, parapets and canopies, site furnishings, lighting, walkways, brick work,
landscaping, and other features.
(g) Materials reflecting the heritage of downtown Revelstoke, such as brick and wood,
are encouraged.
(h) Homogenous facades at the front of a building are discouraged and developments
should incorporate a variety of design elements to enhance the aesthetics from the
traveled roadway.
Environmental Considerations
(i)
Recycling and garbage bins should be screened from view and located in alleyways
or out of view of the travelled roadway.
(j)
Soft landscaping (trees, shrubs, ground covers and flowers) should comprise of
native species, be consistent with or complementary to existing City-maintained
landscaping, and reflect the character of the existing features of the streetscape.
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Map 14 - Scenic Corridor Development Permit Area
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5.6. MULTI-FAMILY RESIDENTIAL & MIXED-USE DEVELOPMENT PERMIT
AREA
Area
The Multi-Family Residential and Mixed-Use Development Permit Area designation applies to all lands
within the City where multi-family residential and mixed-used development is permitted by the City's
Zoning Bylaw, other than the Revelstoke Mountain Resort Development Permit Area.
Justification
The purpose of the Multi-Family Residential and Mixed-Use Development Permit Area is to ensure
consistent building and site design considerations for multi-family and mixed-use development.
Development must appropriately reflect the design values and character of the City as well as consider
the form and character of adjacent properties. Multi-family and mixed-use development should
incorporate good urban design principles for the transition between public and private realms, as well as
adjacent uses.
Designation
The Multi-Family Residential Development Permit Area is designated under Section 488(1)(f) of the LGA
to guide the form and character of mixed-use (combined residential and commercial uses) and multi-
family residential developments in Revelstoke.
Guidelines
5.6.1
All development shall require a Development Permit and comply with the following
guidelines:
Site Plan Considerations
(a) New construction and renovations to existing buildings should consider provisions
as contained within applicable neighbourhood plans, as updated from time to time.
(b) The orientation, scale, form, height, setbacks, and materials proposed should reflect
characteristics consistent with the surrounding land use context and improve, not
detract from, the unique qualities of the neighbourhood.
(c) Development should minimize impacts to surrounding land uses, particularly
existing single-detached residences. Use of shielded lighting, fencing, building
orientation, underground parking, building variation, open space and other
mechanisms is encouraged to maximize privacy and minimize adverse impacts on
adjacent uses.
(d) Accessibility for those with mobility limitations should be incorporated into the
design of buildings for new construction and should be considered for renovations
to existing buildings.
(e) Building designs should enable a built environment that reflects Crime Prevention
through Environmental Design (CPTED) principles.
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(f)
New buildings should be orientated to maintain existing mountain views from the
site and utilize passive solar power by maximizing sunlight penetration into the
building.
(g) Both residential and commercial use units closest to the street should be oriented
towards the street to create a relationship between the street and building and
include features such as walkways, covered entrances and building detailing to
emphasize this relationship.
Off-street Parking
(h) Underground parking or parking / service areas located at the rear of the building are
encouraged.
(i)
Parking and service areas should be screened and landscaped. Design
consideration should be given to ease pedestrian and vehicular access.
Building Form and Character
(j)
Multi-unit buildings should respect the scale and height of adjacent buildings.
Consideration should be given to varying building heights and lowering heights
adjacent to single-detached residences to ensure the buildings fit into the
neighbourhood context and provide a pedestrian scale along the street frontage.
(k) Long, continuous facades with no variation are strongly discouraged. Visual interest
and building articulation should be created by varying height, rooflines, and massing
throughout the site.
(l)
Articulated roof forms and architectural detail are encouraged. Roof forms should
be compatible with surrounding development and achieve the effect of a residential
building.
(m) Materials used in finishing a building should be those traditionally found in the
surrounding region (such as wood or stone) and reflect the existing community
character.
Environmental Considerations
(n) Building forms should avoid snow falling from roofs onto, or the formation of ice on,
pedestrian ways or neighbouring properties. Roofs that are engineered to retain
snow are preferred.
(o) Exterior materials and finishes should be selected for their resistance to weathering,
durability, low cost of maintenance, and aesthetic quality.
(p) Incorporation of measures to allow for effective snow storage and management
onsite should be considered in the design of new buildings.
(q) Soft landscaping (trees, shrubs, ground covers and flowers) should comprise of
native species, existing City-maintained landscaping, and reflect the character of the
existing features of the streetscape.
(r)
Landscaping should enhance the aesthetic quality of the development, provide
screening of parking and service areas, and enhance privacy.
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(s) Low maintenance and naturalised drought tolerant species are encouraged for on-
site landscaping.
(t)
The siting of buildings should recognize physical features, such as topography and
mature trees.
(u) Weather protected entrances, such as porches or porticos, should be provided for
front entrances.
(v) Incorporation of measures to allow for effective snow storage and management
onsite should be considered in the design of new buildings.
(w) Recycling and garbage bins should be screened from view.
(x) Lights are to be shielded to prevent spill onto neighbouring properties and light
pollution.
(y) All lighting shall be Dark Sky compliant to reduce impacts associated with light
pollution.
5.7. REVELSTOKE MOUNTAIN RESORT DEVELOPMENT PERMIT AREA
Area
The Revelstoke Mountain Resort Development Permit Area applies to the lands identified as "Resort
Lands" on Map 15. The DPA guidelines apply to all development within the delineated area, including
commercial, industrial, or multi-unit residential development. Multi-family and Mixed-Use, Commercial,
and Industrial Development Permit Area guidelines are not applicable to lands within the Revelstoke
Mountain Resort Development Permit Area.
Justification
The purpose of the Revelstoke Mountain Resort Development Permit Area is to ensure that the building
and site design of development at and within the vicinity of the resort provides a unique character as a
world class destination, ensures protection of environmentally sensitive areas, and ensures protection
from hazardous conditions.
Designation
The Revelstoke Mountain Resort Development Permit Area is designated under Section 488(1)(a)(b) and
(f) of the LGA to protect the sensitive environmental features at Revelstoke Mountain Resort, provide
guidance on form and character objectives for commercial and multi-family residential developments in
the resort area, and protect development from hazardous conditions.
Guidelines
5.7.1
The Revelstoke Mountain Resort Development Permit Area is applicable to development
occurring in areas on Map 15.
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5.7.2
All development shall require a Development Permit and comply with the following
guidelines:
(a) Adherence to the Revelstoke Mountain Resort Development Guidelines as contained
in Appendix 3, as updated from time to time.
(b) Subdivision of land to include building siting requirements and site coverage limits
for each parcel of land being created, on the basis of guidelines set out in the Zoning
Bylaw, as may be amended from time to time.
(c) All lighting shall be Dark Sky compliant to reduce impacts associated with light
pollution.
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Map 15 - Revelstoke Mountain Resort Development Permit Area
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5.8. COMMERCIAL DEVELOPMENT PERMIT AREA
Area
The Commercial Development Permit Area designation applies to all lands within the City where
commercial development is permitted by the City's Zoning Bylaw, other than the Revelstoke Mountain
Resort Development Permit Area.
Justification
The purpose of the Commercial Development Permit Area is the ensure consistent building and site
design considerations for commercial development. Development must appropriately reflect the design
values and character of the City as well as consider the form and character of adjacent properties.
Consistent application of these guidelines overtime will enhance the community's streetscapes and
contribute to business vitality.
Designation
The Commercial Development Permit Area is designated under Section 488(1)(f) of the LGA to provide
guidance on the desired form and character of commercial development within Revelstoke.
Guidelines
5.8.1
All development shall require a Development Permit and comply with the following
guidelines:
Site Plan Considerations
(a) New construction and renovations to existing buildings should consider provisions
as contained within applicable neighbourhood plans, as updated from time to time.
(b) Development should minimize impacts to surrounding land uses, particularly
existing single-detached residences. Use of shielded lighting, fencing, building
orientation, underground parking, building variation, open space and other
mechanisms is encouraged to maximize privacy and minimize adverse impacts.
(c) Accessibility for those with mobility limitations should be incorporated into the
design of buildings for new construction and should be considered for renovations
to existing buildings.
(d) Building designs should enable a built environment that reflects Crime Prevention
through Environmental Design (CPTED) principles.
(e) The siting of buildings should recognize physical features, such as topography and
mature trees.
Off-street Parking
(f)
Provided parking and service areas are encouraged to be located at the rear of the
building.
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(g) Parking and service areas should be screened and landscaped. Design
consideration should be given to ease pedestrian and vehicular access and should
consider the movement of larger vehicles.
Building Form and Character
(h) The scale, mass, materials, and colours should project a high-quality image and
create a pedestrian scale towards the street to encourage activity in this area.
(i)
Materials used in finishing a building should be those traditionally found in the
surrounding region (such as wood or stone) and reflect the existing community
character.
Environmental Considerations
(j)
Building forms should avoid snow falling from roofs onto, or the formation of ice on,
pedestrian ways or neighbouring properties. Roofs that are engineered to retain
snow are preferred.
(k) Recycling and garbage bins should be screened from view and located in alleyways
or out of view of the travelled roadway.
(l)
Exterior materials and finishes should be selected for their resistance to weathering,
durability, low cost of maintenance and aesthetic quality.
(m) Site design should provide for adequate areas for snow storage that do not impede
access.
(n) Soft landscaping (trees, shrubs, ground covers and flowers) should comprise of
native species, be consistent with or complimentary to existing City-maintained
landscaping, and reflect the character of the existing features of the streetscape.
(o) Low maintenance and naturalised drought tolerant species are encouraged for on-
site landscaping.
(p) All lighting shall be Dark Sky compliant to reduce impacts associated with light
pollution.
5.9. INDUSTRIAL DEVELOPMENT PERMIT AREA
Area
The Industrial Development Permit Area designation applies to all lands within the City where industrial
development is permitted by the City's Zoning Bylaw, other than the Revelstoke Mountain Resort
Development Permit Area.
Justification
The purpose of the Industrial Development Permit Area is the ensure consistent building and site design
considerations for industrial development. Development must appropriately reflect the design values and
character of the City as well as consider the form and character of adjacent properties. Industrial
development should minimize negative impact on neighbouring uses.
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Designation
The Industrial Development Permit Area is designated under Section 488(1)(f) of the LGA to provide
guidance on the desired form and character of industrial development within Revelstoke.
Guidelines
5.9.1
All development shall require a Development Permit and comply with the following
guidelines:
Site Plan Considerations
(a) New construction and renovations to existing buildings should consider provisions
as contained within applicable neighbourhood plans, as updated from time to time.
(b) Development should minimize impacts to surrounding land uses, particularly
existing single-detached residences. Use of shielded lighting, fencing, building
orientation, building variation, open space and other mechanisms is encouraged to
maximize privacy and minimize adverse impacts.
(c) Accessibility for those with mobility limitations should be incorporated into the
design of buildings for new construction and should be considered for renovations
to existing buildings.
(d) Outside storage should be screened and not located in the front yard or corner side
yard, except for items that may be for sale or rental.
(e) Outside storage areas should be screened from surroundings roads and adjacent
uses with landscaping, berms, decorative walls and or fencing. Screening should
complement the site and building design.
Off-street Parking
(f)
Parking and site entrances for heavy vehicles, service vehicles, and trucks should be
located away from residential properties. Where not possible, landscaping berms,
decorative walls, fencing, and other measures should be incorporated to reduce
potential impacts on adjacent residential uses.
(g) The amount of parking located in front of the building should be limited where
possible.
(h) Parking and service areas should be screened and landscaped. Design
consideration should be given to ease pedestrian and vehicular access and should
consider the movement of larger vehicles.
(i)
Loading docks and service areas are encouraged to be located at the rear of the
building and be adequately screened from adjacent uses with landscaping, berms,
decorative walls and / or fencing. Screening should complement the site and
building design.
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Building Form and Character
(j)
Building forms should avoid snow falling from roofs onto, or the formation of ice on,
pedestrian ways or neighbouring properties. Roofs that are engineered to retain
snow are preferred.
(k) For development adjacent to Westside Road, a tree buffer adjacent to Westside Road
shall be provided. The tree buffer will be provided by retaining and protecting all
existing trees and supplemented by new plantings, as required.
(l)
Building components using materials such as wood and stone are encouraged to be
incorporated to reflect the existing community character.
(m) Main pedestrian entrances should be located at the front of buildings and should be
clearly distinguished from street or entry driveways through design elements such
as sidewalks and landscaping.
(n) Offices, reception, and other public use areas should be located at the front of the
buildings.
(o) Building facades should include articulation, such as recessed or projecting
windows and entranceways to create design interest. Uninterrupted continuation of
walls is discouraged.
(p) Long, continuous facades with no variation are discouraged. For buildings where
this cannot be accommodated, changes in building mass, variation in façade,
textured surfaces, architectural detailing, or graphics, reveals, and colours should be
employed to reduce the impact of the solid wall, in addition to landscaping in front
of the wall.
Environmental Considerations
(q) Consideration should be given to fire resistant materials.
(r)
Recycling and garbage bins should be located in alleyways or out of view of the
travelled roadway.
(s) Exterior materials and finishes should be selected for their resistance to weathering,
durability, low cost of maintenance, and aesthetic quality.
(t)
Site design should provide for adequate areas for snow storage that do not impede
access.
(u) Soft landscaping (trees, shrubs, ground covers and flowers) should comprise of
native species, be consistent with or complimentary to existing City-maintained
landscaping, and reflect the character of the existing features of the streetscape.
(v) Low maintenance and naturalised drought tolerant species are encouraged for on-
site landscaping.
(w) Lights are to be shielded to prevent spill onto neighbouring properties and light
pollution.
(x) Dark sky compliant lighting is encouraged to reduce impacts associated with light
pollution.
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PART 6 - IMPLEMENTATION
6.1. IMPLEMENTATION & REPORTING
Implementation of the OCP must include monitoring and evaluation of key indicators to determine
whether the plan is meeting the needs of the community.
City staff are responsible for reporting to Council and the community at large on key projects and
targets that have been laid out in this plan.
City Council is responsible for setting policy and strategic direction, adopting bylaw, policies, and
endorsing non-statutory plans such as Neighbourhood Plans, the Master Transportation Plan, the
Housing Acton Plan, and the Parks and Recreation Master Plan.
The community at large, non-profit organizations and industry stakeholders are responsible for
engaging with the City to ensure that this plan is followed and they are aware of how
development is progressing within the community. This is of critical importance to ensure that
the goals of this plan are upheld to achieve our shared vision.
A separate implementation strategy has been developed to accompany the OCP. The intent of this is to
ensure that the implementation of the OCP is a living document that can be amended as needed to reflect
the changing needs of the community.
6.1.1
Implementation and reporting shall be completed in accordance with the Official
Community Plan Implementation Strategy, as updated from time to time.
6.2. DEVELOPMENT APPROVAL INFORMATION
6.2.1
In order to evaluate development applications such as zoning amendment, development
permits, temporary use permits, area plans and comprehensive development plans,
additional supporting information may be required to allow for staff evaluation. Pursuant
to the Local Government Act, the City may require an applicant to provide reports and
impact studies prepared by qualified professionals in accordance with the City's
Development Approval Procedures Bylaw, as amended from time to time, at the
applicant's expense.
6.3. OFFICIAL COMMUNITY PLAN AMENDMENTS
To become an "Official" Community Plan, the Plan must be adopted by Council as a bylaw. The Plan is not
a static document and the City may amend the Plan in accordance with the LGA to adapt to new trends
and changing conditions in the community at the discretion of Council.
Changes to the OCP may be required in response to significant changes in trends or shifting community
priorities. Where such changes are consistent with the community vision and goals of the OCP, Council
may wish to approve an amendment to the OCP. Where the changes are substantial or are inconsistent
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with the community vision and goals, Council may wish to conduct a comprehensive review and update
of the OCP. The vision and goals will thus be utilized to consider and to evaluate applications for OCP
amendments.
6.3.1
OCP amendments to the land use designations (Map 10) shall be evaluated based upon
the following criteria:
(a) Conformity with the applicable Parks, Recreation and Culture policies (Section 3.2),
Community
Economic
Development
policies
(Section
3.3),
Community
Infrastructure policies (Section 3.4), and Land Use policies (Part 4).
(b) Consultation with impacted Indigenous partners.
(c) Consideration of information received through public consultation with impacted
community members.
(d) Impact on the natural environment and potential destruction of valuable ecological
services.
(e) Demonstration of suitable transportation access and infrastructure servicing to
accommodate the proposed development.
(f)
Identified community need and market demand for the proposed development.
6.4. TEMPORARY USE PERMITS
6.4.1
Temporary Use Permits may be issued on any property located within the City of
Revelstoke.
6.4.2
A Temporary Use Permit may be issued for a period up to 3 years, with one subsequent
renewal up to a period of 3 years.
6.4.3
Conditions of use may be imposed on a Temporary Use Permit to ensure adherence to
City bylaw and policy.
6.4.4
Temporary Use Permit applications shall be evaluated against the following criteria:
(a) Compatibility of the intended use with the immediately surrounding neighbourhood.
(b) Compatibility of the proposed use with the land use designation of the subject land
and the policy direction of this OCP.
(c) Completion and incorporation of any public consultation with impacted community
members to address immediate concerns.
(d) Impact on the natural environment and potential destruction of valuable ecological
services as a result of the development.
(e) Demonstration of suitable access and servicing to accommodate the development.
(f)
Identified community need and market demand for the proposed use.
(g) The proposed alterations to the site may be deemed temporary in nature.
(h) The proposed use is of a temporary or seasonal nature.
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PART 7 - APPENDICIES
7.1. APPENDIX 1 - LIST OF COMMUNITY PLANS
The following plans, reports, and studies were used to help inform the contents of this plan.
1) Big Eddy Construction Zones Report (2008)
2) Revelstoke Station Heritage Conservation Area Design Guidelines (2009)
3) Integrated Community Sustainability Plan (Mountain Labyryinths Inc., 2013)
4) Revelstoke Labour Market Survey (City of Revelstoke, Government of Canada, Province of British
Columbia, 2015)
5) Housing Needs and Demands Assessment (Dillon Consulting, 2018)
6) Resort Development Strategy (City of Revelstoke, Resort Municipality Initiative, 2019)
7) OCP Vision Check-In Report (FRANK Planning, 2020)
8) Populations & Housing Projections (Rennie Consulting, 2021)
9) City of Revelstoke Residential Land Use Inventory (Urban Systems, 2021)
10) Age-Friendly Plan Update (Lisa Cyr, 2021)
11) Community Energy and Emissions Plan Quickstart (Community Energy Association, City of
Revelstoke, 2021)
12) Community Engagement Report (FRANK Planning, 2021)
13) Framing the OCP (FRANK Planning, 2021)
14) City of Revelstoke Employment Lands Inventory (Urban Systems, 2022)
15) Floodplain Policy (under review at time of OCP development)
16) Poverty Reduction Strategy (update under review at time of OCP development)
17) Food Security Strategy (update under review at time of OCP development)
18) Economic Development Strategy (update under review at time of OCP development)
19) Tech Strategy 2.0 (update under review at time of OCP development)
20) Parks & Recreation Master Plan (under review at time of OCP development)
21) Master Transportation Plan (under review at time of OCP development)
22) Liquid Waste Management Pan (under review at time of OCP development)
23) Master Water Supply Plan (under review at time of OCP development)
24) Master Stormwater Plan (under review at time of OCP development)
25) Housing Action Plan (under review at time of OCP development)
26) Heritage Management Plan (under review at time of OCP development)
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7.2. APPENDIX 2 - DEFINITIONS
Affordable Housing means safe, appropriate housing that is affordable for residents of all income levels
(i.e. is 30% or less than before tax income) and includes deeply affordable, below market, and near
market housing, including both ownership and rental.
Development means any of the following associated with or resulting from the local government
regulation or approval of residential, commercial or industrial activities or ancillary activities to the extent
that they are subject to local government powers under Part 14 of the Local Government Act:
a) removal, alteration, disruption or destruction of vegetation;
b) disturbance of soils;
c) construction or erection of buildings and structures;
d) creation of non-structural impervious or semi-impervious surfaces;
e) flood protection works;
f)
construction of roads, trails, docks, wharves and bridges;
g) provision and maintenance of sewer and water services;
h) development of drainage systems;
i)
development of utility corridors; and
j)
subdivision as defined in Section 455 of the Local Government Act.
High Water Mark means the visible high-water mark of a stream where the presence and action of the
water are so common and usual, and so long continued in all ordinary years, as to mark on the soil of the
bed of the stream a character distinct from that of its banks, in vegetation, as well as in the nature of the
soil itself, and includes the active floodplain.
Infill Development means new development located within existing built and serviced areas. This can
include development on vacant lots between existing buildings (true infill), re-development of existing
buildings or uses of buildings (intensification) and/or through renovation from one use to another
(adaptive re-use).
Multi-Unit Residential means housing where three or more separately occupied residential units exist
within the same structure. Forms of multiple unit housing include, but are not limited to, apartment
housing or townhouses, but does not include a secondary suite in a single unit home.
Qualified Environmental Professional means an applied scientist or technologist, acting alone or together
with another qualified environmental professional, if:
a) The individual is registered and in good standing in British Columbia with an appropriate
professional organization constituted under an Act, acting under that association's code
of ethics and subject to disciplinary action by that association;
b) The individual's area of expertise is recognized in the assessment methods as one that is
acceptable for the purpose of providing all or part of an assessment report in respect of
that development proposal; and
c) The individual is acting within that individual's area of expertise.
Riparian Area Assessment means:
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a) For a stream, the 30 m strip on both sides of the stream, measured from the high water
mark;
b) For a ravine less than 60 m wide, a strip on both sides of the stream measured from the
high water mark to a point that is 30 m beyond the top of the ravine bank; and
c) For a ravine 60 m wide or greater, a strip on both sides of the stream measured from the
high water mark to a point that is 10 m beyond the top of the ravine bank.
Riparian Area means areas of vegetation, habitats, or ecosystems that are associated with bodies of
water or are dependent on the existence of perennial, intermittent, or ephemeral surface of subsurface
water.
Stream includes any of the following that is proven to provide fish habitat:
a) a watercourse, whether it usually contains water or not;
b) a pond, lake, river, creek or brook;
c) a ditch, spring or wetland that is hydraulically connected by surface something referred to
in paragraph (a) or (b).
Two-Unit Dwelling means housing exclusively accommodating two independent dwelling units within a
single structure. This type of housing does not include single-unit residential dwellings with secondary
suites.
Urban Growth Area means the targeted lands for urban growth, enabling the community to move towards
fulfilling economic, social, land use and environmental goals while maximizing a community's financial
and infrastructure resources.
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7.3. APPENDIX 3 - REVELSTOKE MOUNTAIN RESORT DEVELOPMENT
GUIDELINES
1.0
Introduction
1.1
Purpose
The purpose of these guidelines is to guide Council, staff and developers of the all-season destination
resort proposed for lands at the base of Mount Mackenzie. The neighbourhood plan should be consistent
with the City of Revelstoke's Official Community Plan (OCP). The Revelstoke Mountain Resort
Development Guidelines are referenced in the City's OCP and are required to be adhered to in reviewing
development applications. These guidelines are a policy document guiding decisions concerning planning
and land use management. The Revelstoke Mountain Resort Development Guidelines provide clear
objectives and policies to be followed in the development of the proposed Resort Lands within the City of
Revelstoke.
The OCP recognizes that the City may have to deal with subsequent additions and amendments notably
the expansion of the Resort Lands area and the incorporation of Development Permit areas. Final
building approvals for the Resort are subject to applicable regulatory requirements and limitations
including applicable zoning regulations and any applicable development permits, building permits,
subdivision approval by the approving officer and any applicable subdivision and servicing agreements.
Such approvals may also involve additional boundary extension(s) to incorporate any Resort Lands that
are outside the City boundary and also consistent with the applicable zoning. Likewise the City may seek
further municipal boundary extensions to encompass future proposed development related to any
proposed Resort Lands that are now outside its jurisdiction.
The Revelstoke Mountain Resort Development Guidelines currently include a Vision, Principles, Policies
and an Implementation Plan.
1.2
Plan Area
The area included under these guidelines includes 200 hectares (500 acres) of land situated at the base
of Mount Mackenzie, south of Nichol Road and at the eastern edge the Illecillewaet River, east of the
Columbia River and Airport Way. The Master Plan was approved by the Provincial Government in
accordance with the Commercial Alpine Ski Policy whereby the on-mountain ski facilities should be on
Crown land while the broader resort development should be on both private and Crown land. The
Revelstoke Mountain Resort Development Guidelines at this time considers only private land holdings
that are within the recently expanded City boundary.
The properties that make up the Resort area currently have multiple registered ownerships.
1.3
Plan Development Planning Process
The Revelstoke Mountain Resort Development Guidelines were developed through consultation with the
Community, the Advisory Planning Commission, regional and senior government, affected property
owners and the proponent for the expansion of the existing Revelstoke Mountain Resort. The Vision and
Principles are based on directions contained within the City's Official Community Plan, the Master Plan
(as approved by the Province on December 23, 2004) and a report commissioned by the City of
Revelstoke and the Regional District entitled Socio-Economic and Land Use Assessment of the Potential
Impacts of the Proposed Mount Mackenzie Resort Expansion Plan (dated October 2004).
The resort, ultimately renamed from Mt. Mackenzie Resort to Revelstoke Mountain Resort, completed an
updated to its master plan in April, 2019 that was approved by the province.
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1.4
Definitions
The following definitions comprise common terms used in the Revelstoke Mountain Resort Development
Guidelines
Bed Units
A measure based on the projected overnight accommodation
capacity expressed as the number of persons likely to be
accommodated in a particular area or development, used to
determine the allocation of permitted development density
under the Province's Commercial Alpine Ski Policy and the
determination of servicing and facility requirements, and based
on any bed unit allocation formula in effect from time to time
under the Province's Commercial Alpine Ski Policy.
Best Practices
The preferred approach to achieve the most positive effects in
development in accordance with guidelines or
recommendations as set out from time to time by the Province
of British Columbia and/or related professional associations.
City
City of Revelstoke
Comfortable Carrying
Capacity
A number of recreational (ski hill) users derived from
calculations that describe the acceptable upper limit of
recreational users that can be accommodated before the
desired experience is unacceptably diminished as calculated in
accordance with the prevailing guidelines under the Province's
Commercial Alpine Ski Policy in effect from time to time. The
desired experience considers factors such as safety, protection
of the natural environment, and the number and frequency of
users.
Certified Professional
An individual who is a fully qualified and practicing member of
their professional organization as recognized in British
Columbia and who possesses specialized skill and offers their
assurance or certification that relevant work conforms to
standards of that profession.
Community
Those people living and interacting in the greater Revelstoke
area (City of Revelstoke and Area B of the Columbia Shuswap
Regional District).
Controlled Recreation Area
An area of land designated for all seasons resort development in
accordance with guidelines under the Province's Commercial
Alpine Ski Policy as described by the Master Development
Agreement.
Employee Housing
Housing for an individual either employed or self-employed and
whose place of employment shall be situated within the Resort
Front Country
The gateway through which visitors to a region must pass
before entering the backcountry, containing the vast majority of
the developed and supporting infrastructure.
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LWBC
The Crown Corporation recently known as Land and Water B.C.
Ltd. (see "MOTSAA").
Master Plan
The Mount Mackenzie Resort Expansion Master Plan, being a
comprehensive planning and development document for the
Resort, as may be amended from time to time, which was
initially approved by the Province through MOTSAA (then LWBC)
on December 23, 2004.
MMRL
Mt. Mackenzie Resort Ltd.
Master Development
Agreement
The Master Development Agreement, also referred to as the
"MDA", as may be amended from time to time, is a contract
between the Province and the Resort for a long term that sets
out remuneration, conditions, phasing of recreational
development and Crown land grants, land pricing mechanisms
for amendment, monitoring, remedies and the rights with
respect to Crown land within the Controlled Recreation Area.
The Mount Mackenzie Master Development Agreement was
signed by MMRL and the Province on March 17, 2005.
MOTSAA
Ministry of Tourism, Sport and the Arts
Official Community
Plan (OCP)
A planning document adopted by the City that guides planning
decisions and future growth and development within the City, as
authorized by applicable statute.
Province
Province of British Columbia
Regional District
Columbia Shuswap Regional District
Resort
Revelstoke Mountain Resort
Resort Core
The area of concentrated mixed-use buildings, which includes
the Lower Village Area as identified in the Master Plan, and as
identified generally in "Map B", so as to provide or define the
main activity point within the Resort.
Resort Lands
The lands to which this part of the OCP applies.
Resort Development Plan
A conceptual plan of the Resort layout.
Resort Neighbourhoods
Those broad sub-areas of the Resort as identified generally in
"Map B", are intended to be less densely developed than the
Resort Cores.
School District
School District #19 (Revelstoke)
SDRI
Ski Deep Resort Inc. (a subsidiary of MMRL)
Sustainability
Promoting the long term viability of human activity on the
environment, the economy and social well being which includes
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the preservation of biodiversity, protection of pure water, clean
air, and uncontaminated terrestrial, wetlands, coastal and sea-
bottom systems, stabilization of global climatic conditions,
protection of natural beauty for aesthetic and spiritual values,
and a commitment to a new economic ethic based on making
better use of what we have.
2.0
Background
2.1
Ski Area (Master Development Agreement)
Mount Mackenzie has been a community ski area since the first lifts were installed on the lower slopes in
the 1960's. The current operating area of 175 hectares (450 acres) is comprised of 28 hectares (69
acres) of former City land and 147 hectares (363 acres) of Crown land. Skiing opportunities were
expanded in the early 1980's when CAT Powder Skiing introduced snowcat accessed skiing into the upper
and sub alpine areas. This use was in accordance with the Mechanized Ski Policy (now the Commercial
Recreation Policy) enabling CAT Powder to utilize Controlled Recreation Area tenure for 700 hectares
(1730 acres) below the summit of Mount Mackenzie.
In addition to Mount Mackenzie's local ski hill operation, for the past 20 years the mountain has been
recognized as having potential to become a destination ski resort. In 1984, a proposal called the Mount
Mackenzie Ski Area Master Plan was submitted to the Provincial Government identifying potential to
develop 1,885 vertical meters (6,185 vertical feet) of lift accessed skiing. A subsequent proposal
completed in 1991 suggested that the mountain could accommodate up to 20,000 skiers per day.
Revelstoke Resort Ltd. was incorporated in 1991 to invest in the Mount Mackenzie development proposal.
The interests have subsequently been restructured into a conventional share corporation as Mount
Mackenzie Resort Ltd. (MMRL). MMRL has a subsidiary known as Ski Deep Resort Inc. (SDRI). During this
time, the company assembled several properties and entered into a purchase agreement for the City
controlled base lands and ski area. In addition, the proponent retained an experienced consulting team to
prepare their Master Plan.
In December 2003 MMRL submitted a Master Plan to MOTSAA (then LWBC) in accordance with the
Commercial Alpine Ski Policy. In response to the Master Plan submission, MOTSAA commissioned and
received an independent review of the Resort's ski and development potential. The report recommended
that the Comfortable Carrying Capacity of the mountain should be 15,250 skiers per day, but that
development lands could accommodate 16,600 Bed Units given the additional private lands included as
part of the Master Plan. Likewise, it has been estimated in the Master Development Agreement that the
Comfortable Carrying Capacity should be between 15,200 and 16,600 but in any case the approved
number of Bed Units at build-out of the Resort is also 16,600 in the Master Development Agreement.
In December 2004 the Master Plan submitted by MMRL to MOTSAA (then LWBC) was approved in
accordance with the Commercial Alpine Ski Policy. The Province and MMRL executed the Master
Development Agreement on March 17, 2005 based on a resort development with 16,600 Bed Units.
In an effort not to duplicate requirements, many of the issues identified by the Community have already
been addressed in the provincially legislated Master Development Agreement and Master Plan. Specific
areas of Community interest considered and addressed in the Master Development Agreement include:
1)
First Nations;
2)
Prior Rights to Crown Land;
3)
10% of the Bed Units built in each phase of the Resort (subsequent to Phase 1) dedicated
for Employee Housing;
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4)
Environmental requirements as they relate to water management, drainage, ski run
preparation, waste management, contaminate sites, pesticides and fertilizer use, and
environmental monitoring;
5)
Watercourse and aquifer management and monitoring;
6)
Water licences and wells;
7)
Discounted access to the ski opportunities for the Community;
8)
Emergency Response Plan;
9)
Public recreation access to Crown land;
10)
Sewage treatment plant site location;
11)
Design Guidelines;
12)
Wildland and Urban Interface Plan;
13)
Bear Management Plan
14)
Fish Habitat Use Assessments;
15)
ALR status; and
16)
Geological Investigations.
2.2
Socio-Economic and Land Use Assessment of Potential Impacts of the
Proposed Mount Mackenzie Expansion Plan
In December 2003, a Master Plan to expand the existing Mount Mackenzie Ski Area was submitted to
MOTSAA (then LWBC) by MMRL. Subsequently, the City and the Regional District completed a
comprehensive study of the potential socio-economic and land use impacts of the proposed Master Plan.
The study considered the anticipated impacts of the proposed Resort expansion on the social, economic
and environmental character of the Revelstoke Community. In response, a comprehensive and phased
mitigation strategy was developed to proactively manage the impacts of the proposed development. The
study included a number of recommendations including proposed amendments to the OCP to formulate
the land use, development objectives and policies for the Resort Lands. A summary of the report
recommendations is as follows:
1)
Commitment by the developer that the Bed Unit count of the Resort must always be less
than the total number of Bed Units in the City of Revelstoke (excluding the Resort Lands);
2)
Commitments by the developer to provide suitable affordable housing, recreational and
Community amenities relating to the needs and requirements of the proposed
development;
3)
Provision by the City and the developer of an extensive public consultation process;
4)
Preparation by the developer of detailed Development Permit Guidelines for City approval;
5)
Redesign by the developer of the Master Plan to become a Resort Development Plan that
shall be subsequently incorporated into the OCP;
6)
Mitigation and accommodation by the developer of the impacts to adjacent properties
and uses;
7)
Reduction or reclassification of the amount of commercial built space in the Resort;
8)
Provision of an emergency response plan, prepared by the developer;
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9)
Provision and contribution by the developer of expanded social, health, emergency,
educational and public works infrastructure; and
10)
Integration of land use, recreation and transportation with the City systems.
2.3
Existing Land Use
The subject lands currently comprise forested slopes and open meadows improved with single family
residential, industrial and agricultural uses with outbuildings and service yards. The existing City and
Provincial road network currently provides access to the Resort lands. An old ski area daylodge occupies
the site of the Resort's proposed Lower Village.
2.4
Surrounding Land Uses
A wide array of land uses surrounds the Resort lands. To the north is the Arrow Heights neighbourhood
that includes residential uses, the Arrow Heights Elementary School and a service club, while along
Camozzi Road there is the Joe Kozek Sawmill and the Rod and Gun Club. To the east is Crown land and
to the south is land that was recently purchased as part of the Resort. The City owned lands were
previously logged for ski trails associated with the Powder Springs Ski Area. To the south are primarily
rural residential properties, while to the west there are a variety of uses, including the Revelstoke Airport,
Turtle Pond, Williamson Lake Park and campground and the Upper Arrow Lake reservoir and associated
wetlands.
2.5
Jurisdictional Issue
The lands that comprise the entire Resort are situated within both the Regional District and City
jurisdictions. The Crown land holdings situated east of Camozzi Road include both on-mountain
operations and proposed development lands. The remaining MMRL land holdings are currently situated
within the City boundary. The City's current OCP and the Regional District's Rural Land Use Bylaw
anticipate that the Resort would be incorporated into the City boundaries, and a boundary expansion for
the City was approved by the Province on March 17, 2005 to include a large area formerly within the
Regional District which includes the Resort Core and a portion of the Resort Neighbourhoods. Any resort
development will comply with the applicable municipal bylaws including applicable servicing
requirements.
The Provincial Government is directly involved in the proposed Resort as it is an aspect of its all-season
resort development initiative and includes a significant area of Crown land regulated by and to be
developed in accordance with MOTSAA's Commercial Alpine Ski Policy, and the BC Guidelines to Alpine
Ski Development. MOTSAA (then LWBC) and the Ministry of Sustainable Resource Management
negotiated the Master Development Agreement that was executed between the Province and SDL on
March 17, 2005.
The Ministry of Tourism, Culture and Arts (MTCA) has jurisdiction over forestry interest for Crown lands
comprising part of the Resort particularly timber administration, forest health, planning and fire protection
and suppression. The Ministry of Mines has jurisdiction over mineral tenures for certain Crown lands
comprising part of the entire Resort development area.
2.6
Crown Land Holdings
The Revelstoke Mountain Resort Development Guidelines include Crown at the base of Mount Mackenzie.
Future amendments may incorporate additional Crown lands as part of the Controlled Recreation Area
within the City's OCP, if the boundary of the City is expanded.
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2.7
Public Land Holdings
The City has had substantial land holdings and tenure of the ski area on lands immediately east of
Camozzi Road. In December 2004 the City entered into an agreement to sell those City owned land
holdings to the Resort as part of the proposed Resort area. The sale was completed on September 30,
2005. Williamson's Lake Park and campground, owned by the City of Revelstoke are within the Resort
Lands but not part of MMRL's Master Plan.
2.8
Private Land Holdings
Not all of the private landowners within the Resort Lands are part of the MMRL holdings.
2.9
Adjacent properties and potential conflicts
There is potential for conflicts with the proposed development, notably the Revelstoke Airport, City parks,
agricultural, and private rural residential development. The Revelstoke Airport is located in the vicinity of
the proposed Resort development and presently offers MedEvac, charter, general aviation and protective
services using both fixed-wing and rotary-wing aircraft. The Airport has limited expansion opportunities
and therefore increased demand for aviation services additional site area may be needed. Increased
demand on the airport as a result of the proposed development may result in increased noise thresholds,
expansion pressure and may require a higher level of airspace management.
The Williamson's Lake Park and campground comprise a significant natural and recreational jewel for the
Community and should be protected. Development should provide for complementary land uses that
preserve and enhance the environmental integrity of the lake, the ecosystem and Community activities.
Some of the existing agricultural and residential properties may want to retain both their rural setting and
water supply. As a result, Resort development should adequately address and mitigate valid concerns,
notably the location any wastewater treatment plant, water servicing infrastructure, and the
neighbourhood impacts of proposed land uses.
2.10
Physical Character
The lands subject to the Revelstoke Mountain Resort Development Guidlines are primarily comprised of
slopes less than 15%. Slopes increase to 30% along an escarpment that runs north-south along the
eastern edge of Williamson Lake and Turtle Pond to Airport Way, as well as at the toe of Mount
Mackenzie.
2.11
Natural Environment
Revelstoke lies between the Selkirk and Monashee ranges of the Columbia Mountains. Mount Mackenzie
is in the Selkirk Range, and the resort area affords views across to the Monashee Range. In the resort
area the underlying metamorphic gneissic rocks outcrop frequently, although glacial till overlies the
bedrock in most areas.
As with all the lower elevation slopes in the Selkirk Range, the resort area is characterized by relatively
high precipitation. The adjacent Revelstoke airport records an average of 615 mm of rain and 425 cm of
snowfall annually. Snow covers the ground for about four or five months a year. Winter temperatures are
mild, with daytime temperatures generally warmer than -10 degrees Celsius. Summers are warm, with
occasional stretches of +30 degrees.
The lower slopes of Mount Mackenzie are located in the Interior Cedar Hemlock biogeoclimatic zone.
Vegetation in this zone is lush, including hundreds of species of vascular plants and hundreds more of
lichens, fungi and mosses. Forest fires in the early 20th century have left the plan area covered by a
relatively young, mixed forest of western red cedar, western hemlock, western white pine, birch, aspen,
and cottonwood. Trees and shrubs grow quickly and ground cover is thick. Disturbed sites rapidly re-
grow with thimbleberry and other shrubs.
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Many species of birds nest in the forest and migrate through the area. The larger animals in the forest
include marten, mule deer, white tailed deer, and black bears. Cougars and grizzly bears are occasionally
present.
The lower portion of the plan area is next to a wetland complex (including Williamson Lake and Turtle
Pond), which is home to rare painted turtles and western toads, and nesting waterfowl. In light of the
extensive wetland habitat lost with the creation of the Upper Arrow Reservoir, these wetlands have high
local value for biodiversity.
It is important to consider the biological connectivity of the OCP area and adjacent ecosystems. For
example, water run-off from this area should remain free of contaminants. Some creeks are low gradient
as they approach the Columbia River, and they become fish spawning habitat. Wetlands of the
Williamson Lake complex, wetlands at the airport, and Montana Slough in the Upper Arrow Reservoir
drawdown zone all receive water from the Resort area, and are regionally important for feeding and
resting of migrant waterfowl, and for nesting of various species. Additional issues include, but should not
be limited to, wildlife movement corridors and managing human/wildlife interactions.
2.12
Watercourses
The Resort lands are situated on Mount Mackenzie just east of Upper Arrow Lake and forming part of the
Columbia River system and the Community's watershed. In addition to Williamson Lake and Turtle Pond,
there are four watercourses that flow through the subject lands, locally referred to as Locke Creek, Hays
Creek, Dominic Creek and Yates Creek. The low-lying lands also have ground water wells, and seasonal
creeks. The ski area development will be on lands that include several watercourses including Thomas
Brook, Goch Creek, Westerly Brook, Scott Creek, Montana Creek and Stirfry Creek. There are existing
water licences on the following watercourses: Thomas Brook, Westerly Creek, Goch Creek, Locke Creek,
Yates Creek, Scott Creek and Montana Creek.
2.13
Heritage Considerations
Predating the town, the earliest inhabitants of the area were First Nations peoples who came to the valley
during the summer to harvest berries and in the fall to catch the Columbia River salmon. The Revelstoke
town site was established in the early 1880's at the point where the railway crossed the Columbia River.
Revelstoke's history of almost 150 years spans through the gold rush era, the federal government's
establishment of adjacent National Parks, railroad development, mining, forestry, farming, and energy
generation. More recently the Community has positioned itself to capture a tourism market.
The Community has a rich and proud history that is evident with the number of significant heritage
buildings and the continued investment and enhancement in the historic downtown core and older
residential neighbourhoods. The Community's heritage values are not limited to buildings but rather
include natural features, monuments, railway activities, yards, gardens, parks, streetscapes and mature
trees contributing to the historical, cultural, aesthetic, scientific and educational worth of Revelstoke.
There is a strong desire to continue protection and enhancement of these heritage characteristics that
make Revelstoke special and unique.
2.14
First Nations
The area to be covered by the Resort are generally within the traditional territory claimed by the Ktunaxa
Kinbasket Tribal Council/Columbia Lake Indian Band; the Secwepmec Nation (Shuswap Nation Tribal
Council), including Adams Lake Indian Band, Neskonlith Indian Band, Little Shuswap Indian Band,
Spallumcheen Indian Band; and the Okanagan National Alliance, including the Okanagan Indian Band.
2.15
Agricultural Land Reserve
The Resort lands contains properties designated within the Agricultural Land Reserve (ALR) and are
subject to the Agricultural Land Commission Act, which was established to preserve agricultural land for
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present and future generations and to encourage the establishment and maintenance of B.C. farms as a
secure source of food.
The ALR is a provincial land use zone in which agriculture is recognized as the priority use. Farming is
encouraged and non-agricultural uses are regulated. To subdivide or use land for non-farm purposes or
exclude from the ALR, the landowner must make application to the Agricultural Land Commission for
consideration and approval.
3.0
Vison
The Community's vision for the Revelstoke Mountain Resort is:
Located in the spectacular and expansive North Columbia Mountains the Revelstoke Mountain
Resort Area should be a sustainable development for the Revelstoke community and its visitors.
The Resort should be a four season tourism destination and commercial activity node surrounded
by mixed-use neighbourhoods. Revelstoke Mountain Resort should be a high quality, service
oriented and economically successful destination that responds to the Community's rich heritage
and its natural environment becoming a model for environmentally responsible development.
4.0
Principles
Principles are the key values that are important to the Community, providing the foundation for the
Policies and the Implementation Plan. The Revelstoke Mountain Resort Development Guidelines are
consistent with the City's OCP while providing a more specific foundation for the Resort development. As
such the Resort specific Principles consider the following eight (8) directions:
1)
Managed and Monitored Growth;
2)
Appropriate and Functional Land Use;
3)
Resort and Neighbourhood Character;
4)
Recreational and Cultural Opportunities and Enhancements;
5)
Protection and Enhancement of the Natural Environment;
6)
Ensuring Social Planning, Facilities and Infrastructure;
7)
Community Engagement; and
8)
Economic Diversity.
The Principles of each of the directions are described in detail as follows:
4.1
Managed and Monitored Growth
The City of Revelstoke should ensure that new development associated with the Revelstoke Mountain
Resort is managed and monitored requiring that all aspects of the year round destination are phased at a
sustainable rate, enhancing the viability and character of the existing community, commercial areas and
natural environment.
The development has been supported by the City to permit the development of a thriving, year round
destination resort Community. The Bed Units approved for the Resort must be less than the total number of
Bed Units developed within the remaining areas of the City. The provincial government and the City should
satisfy themselves that the Resort is fulfilling its development related commitments when considering the
granting of further discretionary approvals.
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4.2
Appropriate and Functional Land Use
The Mount Mackenzie should be well planned, balancing resort development, ski area operations,
environmental preservation and Community needs.
The Master Plan and Resort Development Plan should ensure that the Resort's land use and density should
be effectively integrated with existing and proposed land uses, creating a functional transition from the
Resort to surrounding neighbourhoods, including roadways, trails, recreation and facilities. The new
development should acknowledge and respect the prior use of surrounding rural and resource activities,
users of Crown land and First Nations territorial rights.
The Master Plan and Resort Development Plan should make provision for resort oriented and other
commercial space to appropriately meet the needs of the destination visitor while enhancing existing
Community commercial areas. The implementation of the Master Plan and Resort Development Plan
should be brought about by the application and coordination of legislated land use tools to regulate land
use, density and timing of development.
4.3
Resort and Neighbourhood Character
Revelstoke Mountain Resort should be a unique resort experience in harmony with the surrounding
community and the natural environment.
The Resort development should be in accordance the Resort Development Plan and should showcase the
natural environment, tremendous recreational experiences and commercial activity. The Resort should
provide an array of residential uses including nightly accommodation, second home ownership, Employee
Housing and full time residences.
The Resort should integrate effective, land use planning including public and open spaces and circulation
within and to the Resort. The Resort should incorporate high quality building and site plan design with
construction techniques that are reflecting the climate (snow country), and a general character and
architectural vernacular consistent with Revelstoke's heritage, environmental considerations, and
topography with traditional and appropriate building materials.
4.4
Recreational and Cultural Opportunities and Enhancements
Revelstoke Mountain Resort should provide four season recreational and cultural endeavors that respond
to the expectations and needs of the visitor and the Community.
The development and expansion of recreational and cultural amenities should promote Revelstoke's unique
character and assets while providing a quality, inclusive and integrated recreation and resort experience.
The City should satisfy itself that the land use and density effectively encompasses the proposed
recreational and cultural improvements providing strong relationships with ski operations, Community
parks, activity zones, plazas and attractions.
4.5
Protection and Enhancement of the Natural Environment
Environmental stewardship should be a key component of Revelstoke Mountain Resort.
The Resort and the City should understand the importance of, enhance and protect the ecosystem and its
natural beauty. The City shall ensure that the appropriate information has been collected, development
impacts identified and mitigation plans established for the protection of the environment. The Resort
should respect the new and existing development, particularly to preserve water quality and the local
ecosystem.
The City should institute regulatory requirements ensuring that the approved development is planned to
high standards, guaranteeing compliance and accountability during development and operations.
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4.6
Ensuring Social Planning, Facilities and Infrastructure
Revelstoke Mountain Resort should be developed in such a way that it is unlikely to cause any undue
negative impacts on the City's resources, facilities and public works as attributed to new development and
the corresponding population growth.
The Resort should participate in the preparation of necessary emergency, and social infrastructure needed
by the new growth area, while not causing any undue financial or service-level impacts on local government
or other Community providers. The Resort must recognize the importance of protecting and enhancing
existing infrastructure and services. Water, sewer, transportation and waste disposal infrastructure should
be in accordance with the Community's needs, financial resources, standards and timing.
4.7
Community Engagement
Revelstoke Mountain Resort's success should be enhanced through Community engagement and
collaboration.
The Resort and the City shall inform and include the greater Revelstoke Community, First Nations, regional,
provincial and federal government agencies, adjacent landowners and business in all phases of planning
and approvals. The intent of the participation and awareness is not to stifle the new growth but to
effectively communicate and work proactively in a timely manner with the Mount Mackenzie Resort.
4.8
Economic Diversity
Revelstoke Mountain Resort should provide Revelstoke with a sustained, tourism based four-season
economic engine that should enhance the diversity of the local economy.
The proposed commercial nodes of the Resort are primarily intended to service the destination resort
visitor and the convenience needs of the surrounding neighbourhoods, while complementing the Revelstoke
downtown core.
5.0
Policy and Land Use Directions
The proposed Revelstoke Mountain Resort should have a significant and positive impact on the
Revelstoke Community providing unprecedented investment into the year round tourism economy, real
estate and recreation activities. The investment is expected to introduce 16,600 new commercial and
residential beds.
The Community has accepted the preliminary planning directions proposed for the Resort in the approved
Master Plan, yet indicated a strong desire for additional information so potential impacts can be
mitigated. The following policies and land use directions contained within this section identify those
outstanding issues that have not yet been addressed in the Master Development Agreement and/or
Master Plan.
This section also provides the Community and the Resort developers with policy directions to be followed
through the Resort's planning, approval and development. These Policies include the following
categories:
1)
Overall Resort;
2)
Resort Cores;
3)
Neighbourhoods;
4)
Employee Housing;
5)
Recreation and Culture;
6)
Natural Environment;
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7)
Social Planning and Facilities;
8)
Transportation, Circulation and Parking; and
9)
Infrastructure.
The specific Policy directions are provided in the following subsections:
5.1
Overall Resort
5.1.1
The land use designation for the Resort Lands, shall be an all-season destination resort, as
provided in "Map A".
5.1.2
The general allocation of land uses distinguishing the Resort Lands' sub areas as either Resort
Core or Resort Neighbourhoods is indicated in "Map B".
5.1.3
The Resort Development Plan shall guide the City in approval for the future development of the
Resort providing a general indication of the type, extent, and location of development expected
on the Resort Lands.
5.1.4
The Resort Development Plan is intended to reflect the approved Master Plan, even though the
specific sub areas or neighbourhoods may be given different names.
5.1.5
The Resort Development Plan should be referred to at the time of considering any land use
zoning bylaws for an indication of the more detailed mix of uses appropriate to an all-season
destination resort.
5.1.6
The Resort Core sub area should have the higher densities with a mix of recreational,
commercial, residential and resort related uses.
5.1.7
The Resort Neighbourhoods should have relatively low to medium densities and be a mix of
primarily recreational and residential or commercial/residential uses together with other
commercial and resort related uses.
5.1.8
The balance of the Resort Lands should be a mix of primarily recreational and residential uses
with resort related uses, all developed so as to cluster certain building uses together while
leaving the broader areas of the Resort in a more natural state.
5.1.9
It is anticipated that the Resort build-out should be phased over a 20-year period, as
determined by the market.
5.1.10
Each development phase of the Resort shall be integrated with the surrounding Resort
development and suitably incorporated within the broader City context.
5.1.11
The Resort Development Plan recognizes the importance of sustained commercial and
support services, employee housing, infrastructure, community services, recreation, parks, and
trail connections in each phase of development.
5.1.12
The Resort Development Plan should be consistent with the Master Plan and Master
Development Agreement. In subsequent phases of the Resort, to ensure a comprehensive
design and to prevent leapfrog development, the Resort Development Plan may further amend
the phasing plan. A development of one phase should be substantially complete before a
subsequent phase is initiated.
5.1.13
The maximum number of Bed Units permitted for the Resort shall always be less than the total
number of Bed Units determined by the same measurement criteria, then existing in the
remainder of the City of Revelstoke.
5.1.14
The allocation of Bed Units for a specific parcel of land shall generally be consistent with the
Resort Development Plan.
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5.1.15
The Resort is expected to have a net positive impact to the local tax base and not negatively
impact the level of social services in the Community.
5.1.16
When development occurs within forested areas the Resort should incorporate protective
measures that shall reduce the risk of forest fires such as possible fuel mitigation and the Fire
Smart program. These measures can be effectively introduced as part of considerations at
zoning or development permit area designation (in appropriate circumstances) and should
comply with the Forest Act and applicable practices and codes.
5.1.17
The Resort shall be subject to statutory land use controls including zoning, building permits
development permit review (in appropriate circumstances), subdivision servicing agreements
to appropriate resort standards for public roads and for applicable municipally operated
services.
5.1.18
The Resort should consider the Community's traditions and heritage that are unique to
Revelstoke.
5.1.19
The lands currently designated within the Agricultural Land Reserve shall only be dealt with in
accordance with the provisions of the Agricultural Land Commission Act.
5.2
Resort Cores
5.2.1
Resort facilities and support services should be phased and developed in balance with the
Comfortable Carrying Capacity of the ski area and predicted levels of non-skier and year round
use of the Resort.
5.2.2
On mountain ski area functions should be consolidated with sufficient accommodations and
services to ensure vibrant year-round Resort Cores.
5.2.3
The Resort should have an integrated design to ensure the efficient movement of pedestrians
and vehicles with minimal conflicts, while providing the necessary servicing facilities. Safe,
secure and unimpeded pedestrian access is fundamental to the successful design of the
Resort.
5.2.4
The Resort must ensure that vehicular traffic and road networks accommodate an unimpeded
response corridor for emergency services vehicles.
5.2.5
The Resort proposes taller buildings and higher densities in the Resort Cores, the City may
consider adoption of a City-wide fire suppression bylaw requiring sprinklers.
5.2.6
The public and private buildings, plazas, trails and facilities should be designed as to optimize
views and solar exposure, be accessible to persons with disabilities and enhance public safety
through design and lighting.
5.2.7
The detailed layout of the Resort Cores should accommodate the use and enjoyment by the
public in both summer and winter and provide for a smooth transition between seasons as to
facilitate year round vibrancy of the Resort.
5.2.8
The Lower Village is the focal point of resort activity providing the majority of commercial,
retail and resort services surrounded by courtyards and terraces intended for public gathering.
5.2.9
The Lower Village design shall include sufficient accommodation, vehicle drop-off, day use
parking, service areas, and commercial and resort services located within a 400-metre
comfortable skier/pedestrian walking distance from the proposed ski lift bases.
5.2.10
A transportation centre shall be developed in the Lower Village for drop-off and pick up
functions to accommodate resort shuttles, local buses and private vehicles.
5.2.11
The Lower Village shall contain resort and Community oriented amenities that may include
family recreation (outdoor ice rink, an entertainment venue, water park, and mini-golf) and a
conference centre.
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5.2.12
The Resort Cores shall provide a pedestrian friendly streetscape suitable for the hardy climate
and natural environment.
5.2.13
The Resort Core should include the identification of public or semi-public locations for works
of public art to the same standard as in the downtown of the City, as a guideline for any
relevant development permit approval.
5.3
Resort Neighbourhoods
5.3.1
The Resort Neighbourhoods shall be designed so as to be a relevant part of the broader City
and Resort function and should consider the context of broader land use, roads and trails
within the City and the Regional District.
5.3.2
The Resort Neighbourhoods, together with the Resort Core, should be designed to
accommodate a maximum of 16,600 Bed Units that shall include all forms of accommodation
(hotel, timeshare, rental pool, bed and breakfasts) and residential (single family, multifamily,
lodges, and hotels) uses.
5.3.3
To provide for year round vitality in the village cores, an appropriate number of Bed Units in the
village cores are conceptually recognized on the Resort Development Plan and secured for
nightly or short term accommodation in accordance with the Commercial Alpine Ski Policy
and related Provincial requirements. Nightly and short-term accommodation should be
appropriately balanced with the development of other types of accommodation.
5.3.4
The Resort shall provide Employee Housing units throughout the Community appropriately
phased and balanced with the development of other types of accommodation in accordance
with the Master Development Agreement.
5.3.5
The location of Bed Units within the Resort Core and different Resort Neighbourhoods should
be a flexible concept, generally consistent with the Resort Development Plan. The permitted
Bed Units should be limited on the title of each parcel of land created by way of statutory
covenant in favour of the City and the Province.
5.3.6
The Resort Neighbourhoods referred to as the Upper Village, North Benchlands, South Base
Portal in the Master Plan, may be most suitable for townhouse and single family development
with ski in/ski out access and with multi-floored accommodation, where topography permits.
The Resort Core (Lower Village) may be most suitable for intense residential, commercial and
recreational development as the geographical centre of the Resort. The Resort
Neighbourhoods such as the Meadows (Lakes) Neighbourhood (Golf and Resident
Neighbourhood) may be most suitable for residential and resort accommodation and
recreational amenities such as golf course, health club/spa, public trails and access to
Williamson Lake.
5.3.7
Resort Neighbourhoods shall be planned to provide for centralized wildlife proof garbage,
composting, and recycling depots, bus shelters and postal kiosks.
5.4
Employee Housing
5.4.1
Employee Housing should be distributed and integrated throughout the Resort and the
Community.
5.4.2
There shall be a diversity of Employee Housing options for the Resort employees (seasonal,
entry level, or management) that should be reflected in the housing product ranging from
apartments to single family lots.
5.4.3
Employee Housing should be appropriately phased and balanced with employment to
contribute to the necessary housing available in the City for the employees generated in each
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phase of the Resort development, following the first phase. It is recognized that both the
construction and operation of the Resort should generate a need for Employee Housing.
5.4.4
Employee Housing must be secured for employee use for as long as the Resort is in existence.
5.4.5
Each such employee housing unit shall be consistent with any city-wide affordable housing
policy requiring or encouraging affordable or special needs housing units, on a unit-for-unit
basis.
5.5
Recreation and Culture
5.5.1
On-mountain activities developed by the Resort should be in accordance with the provincial
Master Development Agreement and may include organized alpine and Nordic skiing,
snowshoeing, interpretative hiking helihiking, heliskiing and snow cat skiing and mountain
biking trails, sightseeing, equestrian activities and passive activities such as dining,
sightseeing and festivals.
5.5.2
Revelstoke Mountain Resort proposes a myriad of recreational and cultural opportunities on
the non Crown lands including golfing, water sports, health club, indoor recreation, multi-use
trails, helihiking, heliskiing access, tennis, ice skating, interpretative centres, equestrian and
sleigh rides and snow play including tubing and tobogganing. The general location of
amenities provided should be in accordance with the Resort Development Plan.
5.5.3
Recreational facilities, and trails should be phased and developed in balance with the
comfortable carrying capacity of the Resort.
5.5.4
The Resort's proposed recreational and cultural activities should enhance and not negatively
impact existing recreational activities that occur on surrounding lands notably potentially
environmentally sensitive lands and Community use in and around Williamson Lake, Turtle
Pond and Locke Creek.
5.5.5
The Resort should propose maintenance responsibilities for trails, plazas and other publicly
oriented amenities where not already provided for in the terms of the Master Development
Agreement.
5.5.6
The Resort should provide the creation of a hierarchy of non-motorized trails for walking,
hiking, rollerblading and cycling that are comprised of varying standards identified generally in
the Resort Development Plan.
5.6
Natural Environment
5.6.1
The Resort shall be in accordance with all applicable Provincial and Federal legislation to
ensure the protection of fish, wildlife, their habitats and ecosystems.
5.6.2
All applicable riparian setback regulations shall be implemented as appropriate to preserve the
environmental integrity of the Resort Lands, including any mandatory setbacks under relevant
enactments such as the Riparian Areas Protection Regulation of the Fish Protection Act and
the resulting City bylaws. Where applicable and as permitted by that Act (in accordance with
the assessment recommendations in the report of a Certified Professional as defined under
that Act) indicating that, if the development is implemented in those riparian areas, there will
either be no harmful alteration, disruption or destruction of natural features, functions and
conditions that support fish life in that riparian area or that the development implements the
measures identified in the report as necessary to protect the integrity of those areas from the
effects of the development.
5.6.3
The Resort shall provide the City with an environmental mitigation plan for review and
approval prior to rezoning of any of the Resort lands. The environmental mitigation plan shall
address environmental issues including storm water management, wildlife management,
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sediment and erosion control, construction management (site clearing, construction routes
and protection of any sensitive habitat), and golf course maintenance management to prevent
contamination of the watercourses or aquifers. The environmental mitigation plan shall
provide the City with a clear understanding of environmental approvals and monitoring
programs as required by all levels of government and the MDA.
5.6.4
The Resort shall provide an inventory of Red and Blue listed species for protection with the
environmental mitigation plan.
5.6.5
The use of herbicides and pesticides should be in accordance with relevant statutory
provisions being for solely aesthetic reasons or limited to emergency situations where the
appropriate application procedures are followed. The management and mitigation plans will
be required prior to the City's consideration of rezoning of any of the Resort Lands.
5.6.6
The Resort, to the extent consistent with agreements with the Province not to exert pressure
for additional visual management or forest preservation, shall prepare Front Country visual
landscape management guidelines for the Resort area to protect and preserve significant
public view corridors to Mount Mackenzie and other significant vistas, to the extent
reasonably possible, particularly from transportation corridors, parks or plazas.
5.6.7
The Resort shall identify in any development applications the location of any areas where Tree
Preservation is appropriate. Logging practices shall comply with provincial standards.
5.6.8
The Resort should help facilitate visitors and residents awareness and respect for the
surrounding natural environment. This may include providing visitors and residents with
information on wildlife management programs (such as Bear Aware), regulations respecting
standards for lighting (to provide for safety levels while maintaining the dark sky), the
preference for natural or drought resistant landscaping, any applicable standards or
restrictions on wood/gas burning appliances, any green building methods and the existence of
any required water conservation practices and devices (grey water for irrigation).
5.6.9
The Resort shall comply with all Provincial requirements and agreements respecting any water
quality and quantity management and monitoring program with respect to the surrounding
watercourses and aquifers that should not be negatively impacted by the proposed Resort,
including impacts from new development, snowmaking, run-off, snow storage areas, erosion
and golf course and landscaping operations.
5.6.10
The design and operation of the golf course should apply Best Practices for environmental
protection and enhancement.
5.6.11
The Resort shall respond to any applicable development permit, geotechnical requirements,
visual guidelines and any adopted standards and regulations for development on difficult
terrain.
5.6.12
The Resort should aim to achieve environmentally sustainable building standards by
encompassing the following into building construction and design: water savings, energy
efficiency, sustainable site development, environmentally-sensitive materials and high indoor
environmental quality.
5.7
Social Planning and Facilities
5.7.1
The Resort shall share fifty percent of the funding with the City for a study that identifies and
provides mitigation measures for social impacts on the City directly resulting from the new
growth in the community.
5.7.2
The Resort may be asked to and should give consideration to supporting the City's efforts to
establish new financial tools provided by the provincial or federal governments that would
assist in financing community operations, works and projects attributed to the new tourism
related growth.
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5.7.3
The Arrow Heights School is expected to undergo expansion and the City should seek
confirmation from the School District that the existing Arrow Heights School should effectively
accommodate the projected increase in enrolment resulting from any new permanent
population growth at the Resort.
5.7.4
The Resort's potential fire hall and emergency health services site are identified in the Resort
Development Plan. The land dedications should be provided at no cost to the City.
Consideration should also be given to accommodating satellite police services.
5.7.5
The Resort Development Plan identifies the general location of any future linear parks and
pedestrian trails to be dedicated during the subdivision of the Resort lands, to the extent that
parkland dedications may be required under the terms of the Local Government Act. The
proposed areas of linear park should be in locations supported by the City and generally
consistent with the City's Parks Master Plan, if applicable.
5.7.6
The Resort shall work with the City and the Regional District to coordinate amendments to the
Emergency Response Plan.
5.8
Transportation, Circulation and Parking
5.8.1
A conceptual arterial road network is included in the Resort Development Plan.
5.8.2
The Resort's transportation network should promote pedestrian use, provide for integration of
paths with surrounding neighbourhoods, accommodate public transit, provide connection with
the City's trail system, and consider road grade challenges and site disruption, maintenance
and snow clearing issues. Dead end roads and cul de sacs are discouraged unless sufficient
provision is made for snow clearing and storage.
5.8.3
Sufficient parking should be available in the Resort to accommodate overnight, guests, day
use guests, residents and employees. Overnight guests should be provided parking space
with their accommodation, while day use guests should be provided surface parking.
Employee parking should be provided wherever necessary and appropriate.
5.8.4
Public parking lots associated with the resort nodes and ski facilities should be screened from
adjacent properties, adequately landscaped and broken-up to minimize negative impacts while
still located in close proximity to Resort nodes and lift access. Structured and pay parking
integrated into the commercial structures and the hillside should be encouraged. Permeable
surfaces are recommended in open-air parking lots as to better manage surface run-off and
water quality of surrounding watercourses.
5.8.5
The Resort shall accommodate both inter and intra City bus travel, bus arrival and departure
areas, bus parking areas and room for passenger and driver facilities.
5.8.6
The Resort may have significant challenges with road grades, particularly during snow
conditions. The Resort should also accommodate snow storage requirements on individual
development parcels as well as for the entire the Resort.
5.8.7
The Resort shall work with the City to guarantee that the second crossing of the Illecillewaet
River and must meet the municipal requirements of traffic flow and emergency planning.
5.8.8
The Resort should designate visitor drop-off and arrival zones, as well as a comprehensive
signage and way-finding program.
5.8.9
The City should monitor any unduly negative impacts on existing neighbourhoods and the level
of service of servicing roads. The traffic impacts shall also be mitigated during all
construction phases. Particular consideration should be given to mitigating any traffic
impacts to the safety of children in and around Arrow Heights School.
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5.9
Infrastructure
5.9.1
Generally, the Resort water and waste water systems should be designed, built and operated
with a water conservation philosophy.
5.9.2
The Resort's water system shall be connected to the City's system, to provide additional water
capacity to permit the second phase of development. If the Resort is serviced by a private
water system, all applicable standards within City bylaws, Provincial statutory requirements
and recommended national standards should apply.
5.9.3
The City may need to increase its water licences on Greeley Creek to accommodate the
Resort's water needs. Related infrastructure costs shall be allocated to the benefiting service
areas in accordance with applicable statutory provisions. It is understood that such
improvements shall be at no cost to the City.
5.9.4
The Resort should provide and operate an independent sewage system that should be
planned, financed, owned and operated for lands within the Resort. There is no obligation by
the Resort to provide servicing connections to surrounding lands that are not within the Resort
Lands, except to the extent already agreed under the Master Plan and Master Development
Agreement. The Resort should be responsible for any necessary registration under the
Municipal Sewage Regulations and for obtaining all other government approvals required by
statute.
5.9.5
Treatment of the Resort's waste water should consider either piping the effluent to the City's
waste water treatment plant (with any financial responsibilities for required improvements
necessary to accommodate the increased flow to be borne by the Resort) or a treatment plant
located in a location that is within the broader Resort Lands including the Controlled
Recreation Area or in a location acceptable to local government, approved by Provincial
authorities and supported by the appropriate zoning bylaw.
5.9.6
The proposed water supply for the golf course watering system for greens and fairways
should, to the extent possible, rely on grey water, independent well or surface run-off and
should not rely on connection to the City's domestic water supply system.
5.9.7
Storm water drainage system design for the Resort shall be designed in consideration of the
capacity limits of existing storm drains and watercourses and avoid reliance on other types of
surface flows in the Arrow Heights neighbourhood.
5.9.8
Storm water drainage system design shall include the appropriate water management,
absorption and retention systems to deal with water run-off on site, which should also
facilitate gradual recharge of ground water.
5.9.9
Storm water drainage system design shall be in compliance with all applicable City wide
bylaws and Provincial and Federal statutes that address flood protection, erosion protection,
aquatic habitat protection and water quality protection.
5.9.10
The Resort must provide a report by a Certified Professional on the impact of the proposed
development on the CSRD's solid waste facilities prior to rezoning.
5.9.11
The Resort's potable water system must be integrated and connected to the City's water
system including connection to the golf course well (with a standby generator and
chlorination). Further improvements include upgrade of the water main to the City, upgrade of
the Arrow Heights water supply, monitoring and testing of the water quality of the golf course
well and effected watercourses together with providing an additional flow monitoring station.
5.9.12
The Resort must not render existing aquifers, water licences and wells unusable unless
alternative potable water sources are provided to the water users at the Resort's expense. The
Resort must complete the necessary hydro geological studies and monitoring to ensure
compliance.
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5.9.13
The Resort shall ensure appropriate road access through the existing Crown Lands to the
water reservoir.
6.0
Implementation Plan
This section provides for a flexible framework for compliance with the policies and objectives contained
within the Revelstoke Mountain Resort Development Guidelines. The main objective of this section is for
the Resort to provide a satisfactory response to the issues and policies raised in the OCP. It is the intent
that the Province, the City and the Resort should work together to devise an efficient method of bring the
Resort to reality in the most positive light from all perspectives.
The following implementation plan identifies some of the appropriate tools and processes that should
ensure that the Resort development should adequately address Community and City requirements.
6.1
Resort Development Plan
The Resort Development Plan for the Revelstoke Mountain Resort Resort representing, is both a Master
Plan prepared by the Resort under the Master Development Agreement and the expectations of the City
for the development of the lands affected. The Resort Development Plan shall guide the City in approval
for the future development of the Resort, providing a level of certainty while ensuring some flexibility as
the Resort is built and markets change. In that regard, land use designations, densities of development,
road and trail locations, and the locations of parks and community facilities are not intended to be
interpreted as if the plan were a zoning bylaw or public facilities plan, but as a general indication of the
type, extent, and location of development expected on the lands. It is not expected that the OCP will be
further amended to revise the Resort Development Plan unless fundamental changes in the plan are
required.
6.2
Rezoning
Rezoning is a broad discretionary tool that by its nature allows for many OCP issues to be resolved
without the need for further amendments or additions to the OCP. Each application for rezoning, whether
for the whole Resort Core, Resort Neighbourhoods, or for a phase or sub-phase of the Resort should
provide an opportunity for review and consideration of the policies and objectives in this part of the OCP.
A zoning bylaw for the Resort may be considered by the City so as to designate and regulate the
appropriate land use, and development requirements. Key components of a zoning bylaw may include:
6.2.1
Comprehensive development zoning that provides some certainty to the developers and the
City regarding land use and density, while providing flexibility during the build-out of the resort.
The relevant zoning bylaw, to accommodate the proposed Resort, should only be considered
by the City when the policies in the OCP and any significant planning concerns have been
adequately addressed to the satisfaction of the City, and when the zoning bylaw reflects the
general land use concepts set out in Resort Development Plan.
6.2.2
A rezoning bylaw should be considered in the context of the Resort Development Plan and
unless otherwise provided, a rezoning bylaw should be concurrent with or include design
guidelines, guidelines for development on difficult terrain (where appropriate), and guidelines
for environmental protection (where appropriate).
6.3
Subdivision Approval and Related Covenants
Subdivision approvals must be in compliance with applicable zoning bylaws, subdivision servicing bylaws
and related municipal and provincial requirements. The approving officer may require road dedications
and concurrent covenants and easements and statutory right of ways among other discretionary
considerations. Subdivision therefore allows many issues to be resolved without the need for prior
amendments or additions to the OCP. Each application for subdivision, whether for the whole Resort
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Core or a Resort Neighbourhood or another phase or sub-phase of the Resort should provide an
opportunity for meeting compliance with the principles set out in this part of the OCP. Charges that may
be placed on title concurrent with subdivision may be numerous but may include the following:
6.3.1
Section 219 Covenants in favour of the City and dealing with many issues, which could include
allocation of Bed Units among specific parcels created, limits on use such as within riparian
set back areas, or application of special building design guidelines within specific parcels; and
6.3.2
Statutory right of ways for pedestrian, trail or utility access.
6.4
Development Permit Approval and Design Approval Processes
Development permit areas shall be designated in a future amendment to the OCP for one of the purposes
as outlined in relevant legislation. The Local Government Act currently provides for development permit
areas for protection of the natural environment, protection of development from hazardous conditions,
protection of farming, commercial area revitalization, and for establishing form and character for
intensive residential development, or commercial, industrial and multi family residential development.
If an area is designated as a development permit area, the land within that area must not be subdivided,
or in some cases even altered, and no construction can be started until a development permit is issued.
Before issuing a development permit for a hazardous area, where development is otherwise prohibited
(such as in the case of areas demonstrated to be subject to avalanche or wildfire), a local government
shall require the applicant to provide, at the applicant's expense, a report, certified by a Certified
Professional engineer, to assist the local government in determining what conditions or requirements it
should impose in a permit to build in such designated areas. It is noted that such development permit
areas are subject to the limitations and conditions within the relevant statute, which may include
requirements for justification. Local government may also request certain development approval
information where special circumstances exist.
If a development permit area is established within the OCP, an applicant must respond to the relevant
development permit guidelines that may be incorporated into the OCP, or which may also be in an
applicable zoning bylaw.
The issuance of a development permit is up to Council, unless delegated by bylaw to another body or
person. The process allows for broad guidelines to be adopted for relevant parts of the Resort area. The
design guidelines would address matters related to the purpose of the development permit area and the
context of the new development within that area particularly as it relates to the Master Plan and Resort
Development Plan.
6.5
Subsequent OCP Amendments
Further Official Community Plan amendments may be considered by the City from time to time to clarify
or supplement the objectives already within the OCP, and to address further or other issues that arise
during the period of build-out of the Resort.
6.6
Provincial Master Development Agreement
The City recognizes the Master Plan and Master Development Agreement. The City may in some cases
still seek to accommodate community priorities as expressed in the OCP in any future modification to
those instruments.
6.7
Adjacent Land Holdings
The City may consider the positive and negative impacts that servicing and zoning may have on any
affected lands that are not now part of the Resort, yet are included in the area of the Resort.
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6.8
Future Boundary Extensions
Without limiting Council's discretion, Council may consider future City boundary expansions, which may
include:
6.8.1
Any boundary extension to include Crown lands at the base of Mount Mackenzie that are
leased or become privately owned and are part of the proposed Resort development and
which the City believes should be included in a City Official Community Plan.
6.8.2
A City boundary extension to include the Greeley Creek watershed within the City; and
6.8.3
Future City boundary extensions for contiguous rural properties to be incorporated into the
City, where such property owners so request.
6.9
Broader Governance Matters
The City should consider any requests for special Administrative, governance and utility schemes such as
those available under the Mountain Resort Associations Act, and related provisions of the Local
Government Act, Community Charter, Water Act and Utilities Commissions Act.
6.10
Public Consultation
6.10.1 The Resort must make provisions for consultation with both responsible provincial ministry and
neighbouring residents on water quality and servicing issues so as to minimize any material
negative impacts of Resort development and operations on current water licensees (who have
licensed access over former City land (now private land) for necessary access to and use of
certain watercourses or aquifers).
6.10.2 The City should strive to provide effective communication and working relationships with the
Resort, the provincial government, surrounding property owners and residents, the Community,
social and emergency planning agencies; and local business and tourism interests in the
proposed development plans and enhancements.