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Salmon Arm l Official Community Plan l Introduction l 1
OFFICIAL COMMUNITY PLAN
Bylaw 4707 - Schedule A
ADOPTED - December 8, 2025
TABLE OF CONTENTS
Introduction
3
Community Vision and Themes
7
Objectives and Policies
11
Secwépemc Peoples
12
Growth Management
14
Urban Residential
19
Rural & Agriculture
23
Commercial
27
Industrial
31
Environment and Climate Change
34
Parks, Recreation and Greenways
37
Arts, Culture, and Heritage
41
Community and Social Services
43
Economic Development
47
Transportation
49
Utilities and Infrastructure
54
Potential Hazard Areas
57
Implementation
59
Development Permit Areas
69
A. Environmentally Sensitive Riparian Areas
Development Permit Area
70
B. Multi-Family Residential Development Permit Area
74
C. Infill Residential Development Permit Area
82
D. Downtown Commercial Development Permit
Area Designation
85
E. Highway Service/Tourist and Neighbourhood
Development Permit Areas
94
F. Industrial Development Permit Area Designation
98
G. Potential Hazard Areas Development Permit Area
102
H. Farm Protection Development Permit Area
104
Temporary Use Permits
106
Maps
109
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
INTRODUCTION
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
Community Vision
Introduction
Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
Salmon Arm l Official Community Plan l Introduction l 4
Introduction
An Official Community Plan (OCP) is a
bylaw of local government that provides
objectives and policies to guide decisions on
planning and land use management within a
community. It is a long range, strategic and
forward looking document that provides
direction to a council in its' decision making
in the future, often looking out over a period
of 20 years or more.
The requirements of an OCP are defined by
Provincial law through the Local Government
Act. An OCP is generated with extensive
community input, and provides guidance
on future land uses and infrastructure
requirements in the Plan area for the future.
The OCP should:
-
outline a community vision, developed
through the public engagement process;
-
provide a set of larger community
objectives;
-
provide an understanding of how the City
plans to work cooperatively with other
jurisdictions, Provincial agencies and
First Nations;
-
include direction regarding
accommodating future growth for
various land uses;
-
provide policies relating to the protection
of the natural environment; and
-
provide policies managing hazards and
promoting safety.
The Local Government Act requires that the
following must be addressed in an OCP:
-
the location, amount, type and density
of residential development required to
meet anticipated needs over a period of
at least 20 years, connected to a housing
needs report;
-
the location, amount and type of present
and proposed commercial, industrial,
institutional, agricultural, recreational
and public utility land uses;
-
the location and area of sand and gravel
deposits that are suitable for future
extraction;
-
restrictions on development of lands
that are subject to hazards or that is
environmentally sensitive;
-
the location and phasing of any major
road, sewer and water systems;
-
the location and type of present and
proposed public facilities, including
schools, parks and waste treatment and
disposal sites;
-
housing policies respecting affordable
housing, rental and special needs
housing.
-
planning for school facilities;
-
targets for the reduction of greenhouse
gas emissions
-
policies to achieve those emissions
targets.
Other issues and areas of interest that can be
included in an OCP are:
-
designation of development permit
areas;
-
social needs, social well-being and social
development;
-
maintenance and enhancement of
farming and farm lands;
-
preservation, restoration and
enhancement of the natural
environment;
-
alternative forms of transportation;
-
transportation demand management;
-
any other issue that the municipality
wishes to address.
On issues where the City does not have
exclusive jurisdiction, or shares that
jurisdiction with the Province, the OCP may
only state broad objectives related to the
topic. In these shared areas, definitive policy
or direction cannot be established, but an
official community plan can be prepared in
conjunction with any other land use planning
and with any social, economic, environmental
or other community planning and policies
that the City considers relevant.
This OCP is intended to build and develop
more comprehensive community planning.
It seeks to address important multi-sectoral
issues in an integrated way whenever
possible.
Outside of any development permit area
guidelines, the OCP is not primarily a
regulatory document. Unlike regulatory
bylaws like a zoning bylaw, tree protection
bylaw or a subdivision and development
5
servicing bylaw, it is not used to limit or
prescribe matters related to regulatory
approvals or permits, but rather to provide
clarity and direction to regulatory bylaws,
that are then used to issue permits and
approvals.
The primary uses of an OCP are as follows:
-
guiding decisions by Council when
considering bylaw adoption;
-
guiding decisions of Council when
considering what programs to advance;
-
guiding the decisions of landowners and
developers around applications;
-
providing a foundation for the City's
financial planning, especially for
infrastructure.
After the adoption of an OCP, all bylaws
enacted and work undertaken by the local
government must be consistent with the
OCP.
The Province requires that an OCP have
policy regarding residential development
that is based on the most recent housing
needs report for the community, and that
a housing needs report be prepared no
less than every five years. This essentially
requires that the OCP is reviewed at least
every five years, to ensure that the policy
regarding residential development remains
current.
This OCP will be implemented by the city
through its' routine planning, decision-
making, day to day actions, and its'
partnerships. Its implementation will rely
on annual resourcing, and more details are
provided in Section 17 Implementation.
6
Amendments made to the OCP are outlined below:
Table of Amendments to Bylaw 4707, 2024
Amending Bylaw
Date Adopted
File Number
Purpose/Outline of Amend-
ment
Official Community Plan (OCP)
Amendments
In the future as implementation of the OCP
proceeds, there may be situations where
there is a need for a site or policy specific
OCP amendment, to address unanticipated
or new issues or trends, or things such as the
adoption of a neighbourhood development
plan or policies regarding Secwépemc
peoples. These amendments should bring
added policy or clarification of existing policy
for specific areas or issues, but cannot conflict
with the OCP's stated vision, objectives
and policies. When an OCP amendment
is proposed and is considered by Council,
the following items as a minimum shall be
considered as part of the decision:
-
the impact of the proposed changes on
the overall OCP vision;
-
the consistency / complementarity (or
lack of consistency) of the proposed
change with existing objectives or policy;
-
the consistency or compatibility of new
land uses with adjacent existing land uses;
-
any proposed and significant amenities
that would provide benefits to the
community;
-
if the proposed change enhances the
natural environment;
-
any implications for municipal
infrastructure, parks, and public facilities.
Significant amendments should not be
undertaken without a comprehensive review
of the entire document, with a robust public
engagement process.
COMMUNITY VISION AND THEMES
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
Salmon Arm l Official Community Plan l Community Vision & Objectives l 8
Community Vision and
Over-Arching Themes
The public input received as part of
the review and drafting of the Official
Community Plan (OCP) indicated strong
support for the principles and objectives that
were expressed in the existing OCP, which
in turn did not significantly shift from the
prior OCP prepared in 2002. Both prior plans
established a vision that was focused on a
compact City centre, development within
an Urban Containment Boundary (UCB),
protection of our natural environment, and
agricultural and forest lands beyond the
UCB.
The prior vision and the OCP have served
Salmon Arm well, and most residents
continue to express support for largely
retaining and updating those strategies,
rather than significantly changing the
approach to planning and land use
management in the city. The updated vision
statement, based on community input, is
outlined below.
Salmon Arm is a community that feels comfortable, safe and vibrant. There is a wide
variety of people that interact personally with each other often, seeking to create
a climate conscious community with a strong sense of belonging and connection
across differences, that creates uplifting public spaces and healthy experiences for
its' residents, while meeting their daily needs. We seek to connect people through
community, and to build community from connections. We recognize that we share
these lands with the Secwépemc people that have lived here since time immemorial,
and seek to build relationships with Indigenous peoples.
Living between mountains and the shores of Shuswap Lake, the community of the
future is one where:
-
we deeply value the beautiful natural setting along with healthy ecosystems
and rich agricultural lands;
-
there is an abundance of educational, commercial, tourism and cultural
opportunities and services for residents and visitors;
-
recreational facilities are well maintained and accommodate our current needs
and anticipate future needs, and are easily accessible to everyone;
-
the growing economy supports varied, meaningful employment and innovative
businesses;
-
there is a diversity of housing options for all ages and needs that are affordable;
-
diversity and inclusion are valued, and organizations and individuals work
together towards improving the quality of life for all;
-
the Downtown remains the civic and cultural heart of the community, where
people can live, work, visit, meet, shop and spend time enjoying diverse artistic
and cultural activities, in a walkable space;
-
Green spaces extend throughout, including active and natural parks with many
trails, and the community is intricately connected with safe walking and cycling
routes;
-
there is increasing resilience to the growing effects of climate change, and;
-
we work to enhance community safety and food security.
Vision
Salmon Arm l Official Community Plan l Community Vision & Objectives l 9
Community Themes & Objectives
Throughout the initial OCP public
engagement phases, the City heard feedback
that was clustered around the common
themes described below:
This theme refers to building complete and
compact communities and neighbourhoods
that do not require the conversion of
agricultural lands, accommodating increasing
housing densities while retaining the green
spaces and places that people have come to
value. Some objectives could be summarized
as:
-
growing up not out, within the UCB;
-
focusing growth within already
developed areas;
-
well planned and maintained
infrastructure and facilities;
-
protected natural areas, green spaces
and trees; and
-
protected agricultural lands
This theme references the desire to create
alternate and safe ways for people to
move around the community, without
the need to use a car. While car use is still
accommodated, the desire was to provide
options for those that do not or cannot use a
car. Some objectives could be summarized as:
-
safe and connected trails, sidewalks, and
bike paths;
-
expanded and accessible public transit
services;
-
easy access to services and amenities;
and
-
adequate parking where needed.
This theme seeks to provide a bustling
arts and cultural landscape, where local
businesses and artists are well supported,
there are activities to do in the evening, and
residents and visitors feel the community's
distinct charm. Some objectives could be
summarized as:
-
a vibrant Downtown;
-
a diverse arts and culture scene;
-
accessible venues, events and
festivals;
-
age-friendly public spaces; and
-
building partnerships.
This theme expresses a desire to take a more
directed approach to addressing the effects
of climate change, to reduce the community's
collective environmental impact and to
reduce greenhouse gas emissions. Some
objectives could be summarized as:
-
reduced greenhouse gas emissions;
-
reduced environmental impact;
-
improved environmental protection;
-
improved climate resilience; and
-
improved water quality
This theme refers to the need to ensure
that the community still remains affordable
to many, particularly with respect to more
affordable housing options. Affordable
access to programs and transportation was
also noted, along with the need to create new
employment options. Some objectives could
be summarized as:
-
affordable options for housing;
-
affordable options for transportation;
-
affordable options for recreation; and
-
low unemployment and meaningful
employment.
This theme seeks to ensure that everyone
in the community has a sense of safety,
both in terms of a sense of belonging in the
community and feeling safe with respect to
hazards or risks that affect the community.
Some objectives could be summarized as:
-
celebration of diversity and sense of
belonging;
-
social inclusion/social connectedness;
-
improved emergency preparedness; and
-
access to healthy, local foods and food
security.
These over-arching themes were used in the
drafting of the subsequent objective and
policy statements that are seen below in the
OCP.
Connectivity
Affordability
Community Vibrancy
Balanced Growth
Sustainability
Safety
Salmon Arm l Official Community Plan l Community Vision & Objectives l 10
10
Policy Lenses
In the review and drafting of the document,
the following lenses or filters were also
applied, to attempt to ensure coherent
application throughout:
Affordability - relates to people's ability
to access the basic things that they need
(particularly housing and food) with the
resources that they have, but is also applied
to other areas such as programming and
transportation considerations.
Equity - relates to the comprehensive
consideration of the interests of groups in
the community that have previously been
disadvantaged, the fair distribution of
opportunities, power, and resources to meet
the needs of all residents and seeking ways
to remove the barriers they experience and
eliminate those disadvantages, and building
a community where everyone has the same
opportunity to succeed.
Safety - relates to ensuring that people feel
both safe and protected in the community,
both physically and psychologically, that
they feel connected to others and that their
physical safety from potential hazards is
mitigated to the extent possible.
Sustainability - relates to ensuring that the
things that we do now do not compromise
the ability of future generations to have
the same or better resources to meet their
needs.
Reconciliation - relates to acknowledging
the history that Secwépemc peoples have
experienced and what is needed to start to
address the harms that have resulted from
that history, and to ensure that social, health,
and economic outcomes are equalized
between Indigenous and non-Indigenous
peoples.
In places there are tensions between
some of the filters (e.g. between elements
of sustainability and affordability in
the requirement for higher building
environmental performance, or between the
land needed for housing while protecting
agricultural lands), and the City has
attempted to balance these tensions where
possible.
Navigating the OCP
The document has been organized by subject
matter or area of subject matter interest,
for the purposes of both legibility and
accessibility. If organized under the over-
arching themes or lenses, then it can become
more difficult to find related and connected
policy and use the document effectively. As
a result, policy and objectives related to the
over-arching themes or lenses are spread
throughout the OCP.
Equity
Safety
Sustainability
Reconciliation
Affordability
OBJECTIVES AND POLICIES
Secwépemc Peoples
12
Growth Management
14
Urban Residential
18
Rural & Agriculture
22
Commercial
26
Industrial
30
Environment and Climate Change
33
Parks, Recreation and Greenways
36
Arts, Culture, and Heritage
40
Community and Social Services
42
Economic Development
46
Transportation
48
Utilities and Infrastructure
53
Potential Hazard Areas
56
Introduction
Community Vision
Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
12
Salmon Arm l Official Community Plan l Secwépemc Peoples l
Secwépemc Peoples
This section addresses the City's and the
community's connections and relationships
to local and regional Secwépemc
governments.
The City recognizes and acknowledges
that the City is located on the traditional
territories of the following four Secwépemc
peoples that form part of the Shuswap
Nation Tribal Council within the larger
Secwépemc traditional territory:
-
Adams Lake Indian Band;
-
Neskonlith Indian Band;
-
Skwlãx te Secwepemcúl'ecw; and
-
Splatsín First Nation.
The City recognizes that it exists on the
un-ceded traditional territories of the
Secwépemc people, who have resided here
since time immemorial, and with whom we
share the lands. The City acknowledges that
human relationships to lands and place is an
ancient Indigenous practice that continues
today. The City also recognizes those urban
Indigenous people that live off-reserve and
away from their communities.
The City recognizes the need for Truth and
Reconciliation efforts and engagement to
build strong relationships with Secwépemc
peoples, founded in respect and recognition
of rights and title, governance and
jurisdiction, culture, and heritage. The City
recognizes the need to work to honor and
strengthen connections and relationships
with Secwépemc peoples, and collaborate,
cooperate, and provide mutual support when
needed or requested. The City commits to
working together.
The City's relationship to Secwépemc
peoples exists in relation to other legislation
and related documents, including:
-
United Nations Declaration on the Rights
of Indigenous People;
-
Truth and Reconciliation Commission of
Canada: Calls to Action;
-
Declaration on the Rights of Indigenous
Peoples Act (Declaration Act);
and recognizes that Secwépemc peoples
have direct relationships to Provincial
and Federal orders of government. The
City recognizes Secwépemc governance,
their jurisdiction and the need to develop
government to government relationships,
not a "stakeholder" relationship.
The City recognizes Secwépemc Rights and
Title to traditional territories occupied since
time immemorial, and commits to respect
Secwépemc' Indigenous rights and title to
their traditional territories.
The City recognizes and acknowledges the
governing laws, policies, customs, and land
use plans for the lands and waters within
the traditional territories and the lands of
Secwépemc neighbours and communities.
The City recognizes and acknowledges the
following Secwépemc lands and plans that
exist for Secwépemc lands contained within
the boundaries of the City:
-
Neskonlith Indian Band Comprehensive
Community Plan; and
-
Adams Lake Indian Band Land Use Plan -
Phase 1: Land Use.
Secwépemc Reserve Lands within the City
Objectives
-
To advance Truth and Reconciliation
efforts in the community.
-
To strengthen relationships with
Secwépemc peoples through discussion,
processes and actions to build trust and
respect.
-
To help one another in the future.
-
To honour Secwépemc knowledge,
wisdom and traditions.
-
To work together to address issues and
policy matters of mutual importance to
capitalize on shared opportunities to
benefit our collective communities.
-
To ensure that Secwépemc peoples see
themselves reflected in the community.
What will Reconciliation mean for the
City and the community moving into
the future?
Reconciliation means that the community will:
-
Create an ongoing process of establishing
and maintaining respectful relationships;
-
Ensure the free, prior and informed
consent of Secwépemc peoples in
decisions that affect their interests;
-
Ensure that Secwépemc peoples' right
to self determination, Constitutional,
and human rights are recognized and
respected;
-
Building relationships through public
truth sharing and commemoration that
acknowledges and addresses past harms;
-
Require constructive action on
addressing ongoing legacies that have had
destructive impacts;
-
Create a more equitable and inclusive
society by closing the gaps in community
outcomes;
-
Recognize that the perspectives and
understandings of Secwépemc concepts
and practices of reconciliation are vital;
-
Support Secwépemc peoples' cultural
revitalization and integrating Indigenous
knowledge systems, oral histories, laws,
protocols, and connections to the land;
-
Require political will, joint leadership,
trust building, accountability and
transparency;
-
Require an investment of resources;
-
Require sustained public education and
dialogue, including youth engagement.
Secwépemc Peoples Policy
Policy is still being developed in conjunction
with Secwépemc partners, through direct
engagement. Once policy direction has
been established it will be introduced
through future amendment(s) to the Official
Community Plan (OCP).
Salmon Arm l Official Community Plan l Growth Management l 14
Growth Management
Introduction
To create a range of housing opportunities
a"Growth Management" is often linked
to urban containment, or the process of
limiting development and growth within a
boundary to ensure a more sustainable and
compact community, and/or to preserve the
integrity of surrounding agricultural lands.
This concept has been fundamental to past
Official Community Plans (OCPs), and public
engagement continues to strongly support
this planning concept.
Salmon Arm is the major regional service
centre within the Columbia Shuswap
Regional District (CSRD). The City is
committed to working with other local
jurisdictions to address regional concerns.
The CSRD has not yet prepared a Regional
Growth Strategy or a Regional Context
Statement, but should it choose to do so, the
City would willingly engage in their review.
This section provides direction regarding
the appropriate phasing of growth and the
limitation of continued urban growth within
an Urban Containment Boundary (UCB).
Growth Management Objectives
To create a range of housing opportunities
and choices.
To emphasize the need for a mix of land uses.
To maintain a balance between residential
and non-residential land uses.
To maintain the housing supply.
To preserve open space, agricultural land and
critical environmentally sensitive areas.
To strengthen and direct development
towards existing developed areas and
communities.
To create more walkable and accessible
communities.
Growth Management Policies
1. Continue to use the UCB (see Map B
- Urban Containment Boundary) as a
primary planning tool, supporting new
growth within the UCB and discouraging
urban development and subdivision
outside the UCB.
2. Review the Zoning Bylaw and Subdivision
and Development Servicing Bylaw to
consider the stratification of Small Scale
Multi Unit Housing.
3. Discourage additional single family
subdivision in Areas A and B shown on
Map D - Growth Management Areas.
Rezoning to multi family residential
zones is strongly encouraged.
4. Support landowner initiated ALR
Exclusion applications for the Industrial
Park (Industrial Special Development
Area) as identified on Map C - ALR
Exclusion Sites. This area will be subject
to pre-planned road network and
infrastructure plans and rezoning for
intended uses.
5. ALR exclusion applications must be made
by the City and are supported only in
those areas identified in this plan.
6. Once Growth Area A and Growth Area
B (as shown on Map D) are built out to
no less than 50% of their potentially
developable areas, the City may then
commence an application to the
Agricultural Land Commission (ALC)
for an exclusion of the area south of
Blackburn Park and north of Foothill
Road (the "ALR Island") for the purposes
of long term infrastructure planning and
accommodating long term residential
land needs. Rezoning of this area will
not be undertaken prior to any required
approval from the Agricultural Land
Commission.
7. ALR exclusion applications outside of
the Industrial Special Development Area
are not supported unless significant
community benefits are proposed.
8. Protect lands within the ALR for
agricultural use, particularly the Salmon
Valley Agriculture area.
9. Protect the forested hillside areas of
Salmon Arm as a valuable renewable
resource and as a vital part of the City's
watershed.
10. Protect from development Salmon
Arm Bay, the Shuswap Lake foreshore,
significant natural landscape features,
and significant watercourses.
11. Continue to recognize and support the
Downtown as the principal commercial,
business, cultural and administrative
centre, encouraging it to be a vibrant,
compact and accessible downtown.
12. Continue to support other commercial
areas in the community which add
to the variety of retail and service
opportunities, east and west of the
Downtown along the Trans Canada
Highway between 30 Street SW and 30
Street NE.
13. Buildings in excess of six (6) storeys
in height should only be permitted
in the Residential High Density area
south of the Trans Canada Highway,
in the Commercial City Centre area
(Downtown)(south of the CPKC railway
lines), or in the Commercial Highway
Highway Service Tourist areas, east and
west of the Downtown along the Trans
Canada Highway between 30 Street
SW and 30 Street NE, as specified in the
Zoning Bylaw.
14. Building heights should be limited to
no more that four (4) storeys in height
across the City outside of the Residential
High Density area south of the Trans
Canada Highway, the Commercial
City Centre area (Downtown), and
the Commercial Highway Highway
Service Tourist areas, east and west of
the Downtown along the Trans Canada
Highway between 30 Street SW and
30 Street NE, as specified in the Zoning
Bylaw.
15. Encourage local amenities such as
schools, child care centres, small
medical facilities, shelters, parks and
local commercial uses in residential
neighbourhoods.
Salmon Arm l Official Community Plan l Growth Management l 16
Urban Containment Boundary (UCB)
Objectives
To complete the servicing of lands within the
residential, commercial and industrial lands
within the UCB.
To prioritize development and community
growth within those areas that have existing
infrastructure.
To support a compact and complete
communities where people can connect easily
to the areas that they work, live and play.
To protect agricultural lands from urban
development.
Growth Priorities Within the UCB (Map
D - Growth Management Areas)
1. Area A - High Density Residential &
Mixed Use High Density
Support and strongly encourage
residential and mixed use development
in this area. Water, sewer, storm and road
networks are most complete within this
area. In order to support further growth in
this area the City will prioritize connecting
and improving infrastructure in this area
before extending services in other growth
areas.
2. Area B - High and Medium Density
Residential
Supports infill development within these
areas and recognizes the need to support
growth by connecting and improving
priority community infrastructure
facilities.
3. Area C - Low density (Raven and parts of
Foothills between 10 Avenue SE and 14
Avenue SE)
Recognize the limits of infrastructure
to support growth in this area. Support
limited infill in these areas recognizing
that existing water, storm, sewer and road
networks limit growth. Infrastructure
growth to facilitate development will
be via development and infrastructure
expansion by the City will not be
prioritized in this area.
4. Area E - Employment Lands (commercial
& industrial)
Recognize the need for complete
services in this area to support future
growth potential of economic lands. The
expansion of infrastructure into this area
will be supported by cost sharing between
the City and development.
5. Area Outside of Areas A, B, C & E
Recognize those areas within the UCB but
not prioritized as above may experience
growth; however, servicing in this area
is incomplete. Infrastructure growth
in this area will be completed entirely
by new development. The City may not
support development in this area until
infill development in Areas A, B and C is
complete.
Urban Containment Boundary (UCB)
Policies
1. The UCB contains medium, high and
mixed use residential densities and
employment lands. Growth within the
UCB is supported with development
prioritized in those areas designated for
Medium to High density then in areas
not prioritized as Growth Areas A, B,
or C. In the expansion of infrastructure
and services, employment lands are
prioritized.
2. Residential densities at the levels allowed
within the UCB are not supported outside
of the UCB.
Salmon Arm l Official Community Plan l Growth Management l 17
3. Review the Zoning Bylaw to modernize
commercial uses and floor area ratios to
encourage mixed use development.
4. Support mixed use and high density
residential development in the highway
corridor and Downtown areas by zoning
lands to accommodate multi-storey
buildings and uses appropriate to the
designation.
5. Limit the support of servicing variances
to development within Area A for infill
development. Servicing variances
within Area B may be supported when
community amenities such as lighting,
fire hydrants, road dedication, trails
and/or multiuse paths are provided by
the developer and fully constructed.
Servicing variances for construction of
connecting trails and/or multiuse paths
should not be supported.
6. Prioritize capital projects and road
network planning within Area A, B and
E. Municipal cost sharing programs and
capital works programs, may be directed
towards the current priority Area A (and
as Council deems appropriate).
7. When sufficient infilling has occurred
within Area A, B and E, municipal cost
sharing programs and capital works
programs, may be allocated to Area
C, as determined by Council and City
Bylaws. Sufficient infilling means that
the developable land area is at least 80%
complete in the context of the overall
area being addressed, based on the City's
determination.
8. Prior to consideration of the allocation
of municipal cost sharing programs to
Area C, and capital works programs,
a high level review of the municipal
water, sanitary, and stormwater
servicing requirements for the area,
including downstream capacities will be
conducted.
9. The following are additional policies
specific to Development Areas B and C in
the Foothills Road SW area:
a. No development above the
transmission power line;
b. Large minimum lot sizes and
clustering development on the uphill
side of the future east-west urban
collector road between 10 Street/
Foothill Road SW and 10 Street/20
Avenue SE; and,
c. Cluster development on mid
elevations.
10. Prior to significant subdivision
or development occurring in the
following areas (shown on Map B -
Urban Containment Boundary), a
neighbourhood plan should be prepared
to address land uses, residential densities
and transportation connections, and
provide direction to appropriate Zoning
Bylaw amendments:
-
Residential High Density Area;
-
Canoe area;
-
Foothill area (between Foothill Road/
Shuswap Street and 10 Street SE).
Regional Growth and Regional Context
Based upon the City's anticipated growth in
both population and in land use for the next
20 years, along with the intent to promote
infill and development within the UCB,
expansion of the City's boundary or urban
development into CSRD Electoral Areas C,
D and E, is not anticipated or planned. There
are also no current or pending issues related
to development within the CSRD electoral
areas adjacent to the City that are likely
to have any appreciable impact within the
time range of this plan. There is currently no
regional growth strategy for the region, and
no inter-municipal plans or development
planned that would require that the CSRD
and the City begin the process of adopting
such plan or plans.
The City and the CSRD will continue to work
together and collaborate in many areas,
including:
-
Emergency planning, coordination and
response;
-
Fire Services;
-
Regional transit;
-
Solid waste services;
-
Recycling and organics programs;
-
Inter-municipal business licencing;
-
Agricultural land use planning.
Additional policies are outlined throughout
the OCP regarding continuing coordination
and cooperation with the CSRD in a number
of areas.
Regional Policies
1. Establish practices for early and ongoing
intergovernmental communication and
referrals.
2. Coordinate with provincial ministries
and federal agencies in regard to their
jurisdictional authority.
3. Continue to collaborate and
communicate with the CSRD on regional
issues through elected officials meetings,
staff information sharing, referrals and
working committees.
19
Salmon Arm l Official Community Plan l Urban Residential l
Urban Residential
The majority of new residential development
in the community continues to be "urban"
residential development, located within
the Urban Containment Boundary (UCB).
Changing demographic and economic trends
have a significant influence on housing needs.
The continued overall aging of new arrivals
to the community will likely mean more
demand for housing with lower maintenance
requirements than the traditional single
family dwelling unit pattern. Housing
affordability has also become a significant
issue that needs to be addressed. Both the
cost of housing generally and the availability
of rental housing make it difficult for many
in the community to meet their basic needs,
and are limiting economic growth by making
it difficult for businesses to find housing for
employees. These trends reinforce the need
for a wide variety of housing types, including
high and medium density developments,
affordable housing, and residential
neighbourhoods that integrate a variety of
housing types and needs.
The 2024 Housing Needs Report predicts
a need for 245 new housing units annually,
or 1,228 units over the next five years or
4,100 new housing units over the next 20
years to meet current demand and address
existing housing deficiencies. These numbers
are targets and are only achievable if land
owners, builders and developers choose to
make development applications each year.
With a total existing zoned capacity of
46,298 housing units (including 8,517
existing housing units), Salmon Arm currently
has significant excess development potential
or already zoned capacity to accommodate
anticipated growth, both in the short term
and the long term.
Zoned capacity or future development
potential represents the number of housing
units that could be built if every property
owner built the maximum number of
dwellings permitted on each property.
This is not a development projection, but
simply a hypothetical maximum. It is highly
unlikely that all existing single-family homes
will be redeveloped into fourplexes in the
foreseeable future, but the potential is there.
This section provides policy that seeks to
create the necessary diversity of housing
needed to keep the community vibrant,
and speaks to high and medium density
residential, non-residential, and siting
policies.
Urban Residential Objectives
To provide a range of housing for all that
meets the needs of the community, while
maintaining a small-town community feel
and supporting community growth.
To provide an adequate supply of new
housing.
To provide opportunities for a variety of
housing types, tenures and densities in
appropriate locations close to services and
amenities.
To facilitate the development of purpose
built rental housing that provides security of
tenure.
To encourage and support affordable and
specialized housing for equity deserving
groups, including housing options for the
community's diverse population.
To encourage residential development
that will support strong neighbourhoods in
compact communities.
20
Salmon Arm l Official Community Plan l Urban Residential l
Urban Residential Policies
General Policies
1. Encourage residential development
within the UCB that creates a mix of
residential housing types, tenures and
densities.
2. Urban residential development shall be in
alignment with the Community Housing
Strategy and Housing Needs Assessment,
as updated from time to time.
3. Prioritize development applications for
new purpose built rental housing and
affordable housing.
4. Provide sufficient resources to ensure
that the annual number of residential
approvals indicated in the City's Housing
Needs Report can be achieved (if
applications are submitted).
5. Monitor the number of residential
development and building applications
annually to determine if the annual
targets contained in the most recent
Housing Needs Report are being met.
6. Continue to provide municipal fee
reductions for development applications
for new purpose built rental housing and
affordable housing.
7. Consider Development Cost Charge
reductions and waivers on a case by
case basis or through the review of the
Development Cost Charge Bylaw.
8. Support and facilitate the development
of new purpose built rental housing.
9. Support non-profit and housing
organizations in the development of new
affordable or non-market and supportive
housing units.
10. Encourage the development of
affordable housing incorporated in the
same developments as market housing.
11. Work with non-profit and housing
organizations and BC Housing and
other funding agencies to facilitate the
development of new affordable or non-
market and supportive housing units.
12. Work with BC Housing and the Ministry
of Children and Family Development in
the provision of housing for youth.
13. Support the use of airspace volumes to
accommodate affordable housing above
the redevelopment or construction of
new municipal facilities.
14. The rezoning or redevelopment
of existing mobile home parks and
properties will be strongly discouraged,
unless robust options are provided
for the replacement and rehousing of
existing residents in new dwelling units at
rental rates comparable to those prior to
redevelopment. A policy on mobile home
park redevelopment should be drafted to
address this issue in more detail.
15. The rezoning or redevelopment of rental
buildings and properties will be strongly
discouraged, unless robust options
are provided for the replacement and
rehousing of existing residents in new
dwelling units at rental rates comparable
to those prior to redevelopment. A policy
or bylaw should be drafted to address
this issue in more detail.
16. Support and facilitate the adaptive re-
use and re-development of faith-based
religious institutional properties and
buildings for affordable or cooperative
housing (including the use of density
bonuses) should they cease providing
religious services.
17. Review and update the Zoning Bylaw to
define the appropriate special amenities
and related density bonus provisions.
18. The application of new R-11 zoning
to additional residential properties
following the adoption of this Bylaw will
be strongly discouraged.
19. Develop a secondary housing market
monitoring report to monitor all rental
housing vacancy and rental rates.
20. Review the Zoning Bylaw to consider
increased building heights in mixed use,
residential high and medium density
residential areas.
21. Review the fiscal impact of a rental
housing based revitalization tax
exemption program prior to considering
its' adoption.
21
Salmon Arm l Official Community Plan l Urban Residential l
22. Facilitate the inclusion of local amenities
such as schools, care centres, small
medical facilities, shelters, parks and
local commercial uses in residential
neighbourhoods.
Residential High Density Policies
1. Residential High Density areas are
designated on Map A - Land Use.
2. Residential High Density areas may
accommodate all forms of residential
multiple family dwelling housing up to
and including apartment buildings.
3. Residential High Density developments
may be permitted to a density of 130
units per hectare. Density may be
increased to a maximum of 200 units per
hectare for affordable or purpose built
rental housing (at least 50% of units), or
150 units per hectare for multiple family
housing, multiple family housing in mixed
use buildings, or Assisted Living Housing,
subject to the provision of special social
or public amenities (e.g. commercial
childcare facility, fully accessible
dwelling units and suites, rental housing,
affordable rental housing, below grade
or parkade parking, additional parkland
dedication, additional greenways or
trails dedication, green building and site
design).
4. Mixed Use Development in the
Downtown and Highway Service/
Tourist Commercial designated areas
may include residential units permitted
to the High Density Residential density
provisions as specified above.
5. Amend the Zoning Bylaw regulations
applicable to the Residential High
Density area to:
-
Limit the options for single family
detached redevelopment and to
increase required densities;
-
Facilitate taller buildings and
increase permitted building heights;
-
Amend the minimum parcel size;
-
Amend the minimum frontage
requirements;
-
Reduce side setbacks;
-
Consider minimum bike parking
requirements; and
-
Facilitate small scale commercial
development in the area.
Residential Medium Density (High
Density B) Policies
1. Residential Medium Density areas are
designated on Map A - Land Use.
2. Residential Medium Density areas may
accommodate all forms of multiple
family residential housing including
ground oriented dwellings, rowhouses,
apartment buildings and small scale
multi-unit housing (including single
family dwellings and duplexes, secondary
suites and accessory dwelling units).
3. Residential Medium Density areas may
be permitted to a density of 88 units
per hectare. Density may be increased
to a maximum of 110 units per hectare
for affordable or purpose built rental
housing (at least 50% of units), or 100
units per hectare for multiple family
housing, multiple family housing in mixed
use buildings, or Assisted Living Housing
subject to the provision of special social
and/or public amenities (e.g. commercial
childcare facility, fully accessible dwelling
units and suites, below grade or parkade
style parking, additional parkland,
greenways or trails, green building and
site design).
4. Mixed Use Development in
Neighbourhood Commercial designated
areas may include residential units
permitted to the Residential Medium
Density provisions as specified above.
5. Discourage future subdivision for large
lot developments (Single Family Dwelling
Units) within the UCB except in growth
priority areas B and C, especially if
they would preclude higher density
subdivisions in the future. Any large
lot subdivisions shall demonstrate the
ability to allow future intensification of
residential development.Non-Residential
Use Policies
6. Encourage limited amounts of
neighbourhood commercial use
providing local services in all Residential
designations, through a review of the
Zoning Bylaw.
7. Assisted Living Commercial uses may be
permitted as an accessory use in multi-
family developments in High and Medium
Density Residential designations.
8. Home Occupations are permitted in all
Residential designations.
22
Siting Policies
1. Residential developments and
subdivisions should meet the following
criteria:
a. good access (no more than a 10
minute walk) to:
-
transportation routes, including
transit, trails and active
transportation;
-
recreation, parks and open space;
and
-
community services, e.g.
commercial uses and school sites;
b. sufficiently removed from
incompatible land uses to ensure
the health, safety and welfare of the
residents; and
c. capable of being serviced with
municipal and private utilities
including fire protection, in
accordance with City standards and
specifications.
2. The siting of residential developments
and subdivisions should:
a. take advantage of and preserve
special site features such as natural
vegetation, mature landscaping, and
topographic features;
b. provide for safe, convenient and
separated active transportation
and vehicular routes on collector or
arterial corridors and/or greenways;
and
c. provide opportunities for interaction
with natural surroundings and
mature vegetation retention
including the provision of trail
connections.
3. Minimize the conflicts between
agricultural and residential land uses
through the use of access restrictions,
buffers, fencing, and trail corridors for
residential developments adjoining
agricultural properties
Housing Diversity Policies
1. With community partners, identify
opportunities to encourage and support
rental housing and non-market and
supportive housing needs.
2. Support a coordinated approach
taddressing housing issues and liaise
with federal and provincial governments,
non-profit organizations and community
groups in this regard.
3. At the rezoning stage / in the rezoning
process, encourage developers to make
a percentage of all new housing units
or lots available for rental, affordable
and specialized housing for equity
deserving groups, with potential for a
corresponding density bonus.
4. Support community support services and
uses, such as shelters, transition / youth
homes and other forms of social housing
within the UCB in locations near local
services.
23
Salmon Arm l Official Community Plan l Rural and Agriculture l
Rural & Agriculture
Rural and agricultural lands form over 70%
of the community's lands and contain areas
that contribute to the economic and social
health of the community. Agricultural lands
and production contribute significantly to
the City's economic base. The positive impact
that agriculture can have on local food
security and community resilience was noted
by the public during the preparation of this
Official Community Plan (OCP).
Public engagement also continues to highly
value the protection of agricultural lands,
noting that once farmland is developed it
is "gone forever". Significant areas used
for agriculture are located within the
Agricultural Land Reserve (ALR), which
also provides another layer of protection to
agricultural lands.
This section provides policy that seeks
largely to protect agricultural lands and
production, and to increase local food
production and food security.
Rural & Agriculture Objectives
To create a range of housing opportunities
To maintain agriculture, forestry and rural/
country residential lands outside the Urban
Containment Boundary (UCB).
To protect farm land and farm operations.
To minimize the impact of urban
development on agricultural land.
To support agriculture on both ALR and non−
ALR land.
To preserve land with agriculture potential in
the ALR.
To support agri−business opportunities that
are complementary to local agriculture,
including agri−tourism and agri−food
businesses.
To improve local food security.
To encourage and support the expansion
of local food production, aggregation,
distribution and processing.
To incorporate urban agriculture within the
community.
To carefully manage rural resources,
including resource extraction, in partnership
with provincial agencies.
24
Salmon Arm l Official Community Plan l Rural and Agriculture l 24
Rural and Agriculture Policies
General Policies
1. Acreage Reserve, Salmon Valley
Agriculture and Forest Reserve areas are
designated on Map A − Land Use.
2. Discourage additional development,
particularly at urban densities, in
the Acreage Reserve, Salmon Valley
Agriculture and Forest Reserve
designations. Rural residential density is
two (2) units per parcel or as limited by
the Agricultural Land Commission (ALC).
3. Maintain or enhance the configuration
and size of parcels designated Acreage
Reserve, Salmon Valley Agriculture and
Forest Reserve through boundary (lot
line) adjustments and/or consolidations;
rezoning, subdivision and/or ALR
exclusion applications are not supported.
4. Support boundary (lot line) adjustments
which bring lot sizes more in compliance
with the regulations of the Zoning Bylaw
throughout the Acreage Reserve, Salmon
Valley Agriculture and Forest Reserve
designations. Boundary adjustments
should not add to the degree of non−
conformity of any lot.
5. Support road widening and dedication
for the safe movement of vehicles, when
road dedication is supported by the ALC.
6. Strata titling or subdivision of accessory
dwelling units in agricultural areas is not
supported.
7. Municipal utilities in the Acreage
Reserve, Salmon Valley Agriculture,
and Forest Reserve designations should
not exceed the existing standard or be
extended, except for the municipal water
system outlined in Section 15 Utilities
& Infrastructure and when supported by
the ALC.
8. Support community efforts to create an
irrigation district for the supply of non-
potable water to the Salmon Valley.
9. Support community efforts to create a
producer / agricultural representative
organization or an agricultural advocacy
organization (such as a "farmer's
institute").
10. Reassess the City's storm water ditches
in the Salmon River Valley area with
respect to fish bearing potential, to
determine purpose, function and
the appropriate level of service, and
coordinate ditch maintenance with
private storm water systems to minimize
impacts on agricultural production.
11. Undertake community safety measures
related to road safety, managing road and
trail users, and crime prevention in rural
and agricultural areas.
12. Collaborate with producers and partners
to plan for land areas for the purposes
of food processing within agricultural
areas or industrial areas. Where suitable
land cannot be located within the City
boundary, work collaboratively with
producers and the Columbia Shuswap
Regional District (CSRD).
13. Support emergency management
programs for the sheltering of animals/
livestock on agricultural lands and the
Fall Fair Grounds.
14. Support the leasing of lands for
agricultural production within the City
and regionally.
Agricultural Land Reserves (ALR)
Policies
1. Recognize the importance of protecting
and utilizing agricultural land as a
resources for present and future food
production. In considering development
applications on ALR lands the City will
include in its consideration:
-
the size of the current farming
operation (including leased lands);
-
types of commodity(ies) produced
soil classification;
-
number of farm workers employed by
the operation;
-
land remediation plans for any areas
identified for temporary uses; and
-
area limits for accessory buildings for
farm use consistent with the polices
of the ALC and BC and National
Building Code.
2. All lands within the ALR are subject to
the Agricultural Land Commission Act
and related regulations, and all land
uses allowed in the Zoning Bylaw within
the ALR shall be consistent with the
legislation and the regulation.
25
Salmon Arm l Official Community Plan l Rural and Agriculture l
3. Support minimizing the impact of
residential development on ALR land and,
consistent with ALC polices, encourage
the following principles for residential
development in the ALR:
-
Additional and temporary farm
worker housing approved by the ALC
is supported;
-
Principal dwelling units greater than
500m2 are not supported;
-
Rural Accessory Dwelling Units
greater than 90m2 are not supported;
-
Clustering of residential development
adhering to the required residential
footprint(s) of the ALC;
-
Encourage driveways for residential
development to be less than 60m
from highway or road frontage; and
-
Area limits for residential accessory
buildings in the Zoning Bylaw.
4. ALC applications to subdivide land in
the ALR under Section 514 (Subdivision
to Provide Residence for a Relative) of
the Local Government Act should not
be supported for parcels less than 8
hectares.
5. Applications to subdivide land outside
the ALR, under Section 514 of the
Local Government Act (Subdivision to
Provide Residence for a Relative) may
be supported on parcels greater than 8
hectares.
6. Landowner initiated ALC Exclusions are
only supported in the areas identified
in Map C - ALR Exclusion Sites. This
area has been identified for additional
industrial land development near the
airport.
7. Work collaboratively with the ALC
to mitigate the impact of active
transportation routes through
agricultural and rural areas, agricultural
operations, and transportation routes
through sensitive routing, signage,
fencing and buffering measures.
Agriculture Policies
1. Agriculture, including but not limited to
agricultural food production, agricultural
processing, forage crops, livestock
operations and accessory commercial
uses, is permitted in the Acreage
Reserve, Salmon Valley Agriculture, and
Forest Reserve designations.
2. Recognize the importance of agriculture
to the economy and support industry
practices as identified in the Farm
Practices Protection (Right to Farm) Act.
3. Support a conventional secondary suite
contained within the principal dwelling
or as an accessory residential use to
the principal dwelling, in the Acreage
Reserve, Salmon Valley Agriculture, and
Forest Reserve designations.
4. Encourage and support the development
and expansion of alternative, smaller
scale agricultural businesses, such as
production and marketing of locally
grown foods, organic farms, on−site
sales of on− site and locally grown food,
incentives for farmers to remain on their
land, and support for new farmers to
obtain land.
5. Research opportunities to permit
enhanced agri−tourism consistent with
Ministry of Agriculture and ALC policies
and programs.
6. Encourage education programs
dealing with agricultural practices
that enhance natural ecosystems and
protect environmental resources (e.g.
Environmental Farm Planning) and
support the agriculture industry in
applications for grants for study or
implementation of environmentally
sound agriculture practices.
7. Work with the CSRD to address non-
native and noxious weed control in
agricultural areas, including within
boulevards and drainage corridors.
8. Work with farmers and federal and
provincial agencies to establish strategies
to limit livestock access to domestic and
recreational source waters.
9. Consider creation of an Agricultural Plan
to:
-
provide strategies and policies to
preserve and enhance agricultural
lands outside of the UCB; and
-
focus on agricultural resources and
identify challenges and practical
solutions.
-
Support the development of
commercial food production and
processing facilities in industrial
areas.
26
Salmon Arm l Official Community Plan l Rural and Agriculture l
Food Security Policies
1. Consider the creation of a Food Systems
Plan that identifies actions to strengthen
the local food system, and to support and
promote food production, processing and
security.
2. Support education efforts to promote
urban agriculture and community
backyard food gardens, including small
animal rearing, and plan for disease
management among animals.
3. Encourage contiguous open space within
residential development intended for
food production space for residents.
4. Undertake a review of the Zoning Bylaw
and the Pound and Animal Control Bylaw
to determine appropriate regulations
to allow for urban agriculture and the
keeping of animals and livestock within
the UCB.
5. Develop and strengthen partnerships
with local and regional food
organizations and indigenous partners to
support the sector to develop strategies
that mitigate climate change impacts
and increase community resiliency, and
address complex food systems and food
security issues.
6. Increase availability and access to
local food for residents by enabling
community gardens, pop-up markets and
farm stands.
7. Support partnerships with local food
programs to provide use of civic facilities
and/or land.
8. Support the development of commercial
food production and processing facilities
in industrial areas.
Mineral and Aggregate Resource
Policies
1. Mineral and aggregate processing may
be permitted in areas of high aggregate
potential, as identified on Map F -
Aggregate Potential or based on site
investigations, subject to zoning or the
issuance of an Industrial Temporary Use
Permit (TUP), and approval of the ALC
where applicable.
2. Encourage the Ministry of Energy and
Mines to engage the City and the public
in meaningful dialogue when reviewing,
issuing, or amending mining licenses.
3. Encourage the Ministry of Energy and
Mines to minimize conflicts among
mineral licence activities and adjacent
lands, watersheds and riparian areas.
Acreage Reserve Policies
1. Subdivision to accommodate further
rural small agricultural holdings may be
supported within the Acreage Reserve
area situated west of both the Salmon
River and the Trans Canada Highway
subject to compliance with the following
criteria:
-
the site is well drained and free from
flooding, unstable soils or other
hazardous conditions;
-
soil and site conditions permit
permanent on−site sewage disposal
and treatment for each parcel as
determined by the BC Sewerage
System Regulation;
-
availability of adequate potable water
supply on each parcel, approved by
the appropriate agency utilizing the
BC Drinking Water Protection Act
and the Drinking Water Protection
Regulation;
-
holding tanks will not be considered;
-
minimum two (2) hectare parcel size
and subject to appropriate zoning;
and;
-
the lands have an improved
agricultural soils capability rating of
class four (4), class five (5), class six
(6) or class seven (7) as determined by
the ALC, based on the Canada Land
Inventory Agricultural Capability
Classification System.
The principle of protecting better quality
agricultural soils from subdivision into
small lots will guide decisions on mixed
category applications and the ALC will
continue to consider each subdivision
application on its own merits to ascertain
the potential impact of subdivision
on existing and potential agricultural
development.
27
Salmon Arm l Official Community Plan l Commercial l
Commercial
The commercial areas in Salmon Arm
function as the business, service, and
cultural centre for the City, the surrounding
agricultural community, and the Columbia
Shuswap Regional District (CSRD). Salmon
Arm has a strong and vibrant Downtown
that is complemented by retail shopping
centres and the highway commercial
corridor. The Downtown has a pedestrian-
friendly environment. Connections to the
waterfront also contribute to the success
of the Downtown. Commercial land use is a
significant component of the City's overall
land use fabric.
This section provides continued direction
to support the Downtown as the heart of
the community and to focus significant
commercial development into the
established commercial designated areas,
while allowing for limited commercial
development across the community.
.
Commercial Objectives
To continue to promote the Downtown as
the commercial and cultural focus of the
community.
To support a walkable Downtown through
safe and efficient pedestrian infrastructure.
To limit highway commercial development
to lands within the Urban Containment
Boundary (UCB) and in close proximity to the
Trans Canada Highway.
To ensure that Commercial Highway Service/
Tourist Commercial areas contribute to a
positive image of the community.
To preserve a reasonable supply of
commercial land.
To continue to support the development of
home-based businesses.
To support increased development of small
scale commercial businesses in residential
neighbourhoods.
Commercial Policies
General Commercial Policies
1. Continue to support the development,
redevelopment, and infilling of
Downtown and Commercial Highway
Service/Tourist designated lands along
the Trans Canada Highway between
30 Street SW and 30 Street NE as the
primary commercial areas in the City.
2. Minor expansions to boundaries
of the Downtown and Commercial
Highway Service/Tourist designations
may be considered. Expansions to the
Downtown may be considered adjacent
to and in proximity to the Downtown
area. Expansions to the Highway Service/
Tourist Commercial designations may be
considered adjacent to and in proximity
to existing Highway Service/Tourist
Commercial designations within the
UCB.
3. The Downtown, Commercial Highway
Service/Tourist, and Neighbourhood
Commercial areas are designated as
Development Permit Areas (DPAs) and
are subject to the guidelines presented in
Section 18 Development Permit Areas.
4. Support tourism and recreation through
the expansion of commercial options
near the waterfront and consideration of
wharf access and uses into the future.
5. Create affordable housing options in
commercial areas in order to attract and
retain employees.
28
Salmon Arm l Official Community Plan l Commercial l
6. Encourage active transportation and
transit connectivity to, from, and
between Commercial Highway Service/
Tourist areas.
7. Encourage the development of spaces
for people to gather and to foster social
connectedness.
Downtown - Commercial City Centre
Policies
1. The Commercial City Centre
(Downtown) Commercial area is
designated on Map A - Land Use.
2. Support development in the Downtown
area that includes pedestrian-oriented
retail, food service, government,
entertainment, cultural, recreational,
office, and business uses.
3. Support residential uses in the
Downtown when located above the
street level. Residential uses may also
occur at street level when they are
associated with live/work developments,
on building frontages where commercial
uses may not be viable, and where
the commercial use component takes
precedence and contributes to the
overall commercial land use inventory.
4. As part of an upcoming review of the
Zoning Bylaw:
-
encourage additional residential
density Downtown to support
commercial uses;
-
encourage live/work options;
-
consider expanded recreational
opportunities;
-
consider reduced or eliminated
parking requirements; and
-
consider floor area requirements
to ensure substantial ground floor
commercial development in mixed
use buildings.
5. Encourage developments in the
Downtown to achieve a high
development density, using methods such
as 100% parcel coverage, zero lot line
setbacks, underground/under-building
parking, and upper floor dwelling units.
6. Continue implementation of the
Revitalization Tax Exemption Bylaw
within the "Revitalization Tax Exemption
Area" in the Downtown area.
7. Continue to support and regulate
outdoor seating and patios for
restaurants and cafes in the Downtown.
8. Work with the Salmon Arm Economic
Development Society (SAEDS) and
Downtown Salmon Arm on programs
to encourage extended hours for
Downtown businesses into the evening.
9. Undertake a Downtown and Waterfront
Master Plan in conjunction with the
Downtown Salmon Arm Improvement
Association. The master plan should
include the following:
-
Built Form and Character /
Development Permit Area Guidelines
review (private realm design);
-
Urban design, wayfinding, park
designs, landscaping, street design
and active transportation details
(public realm design);
-
Economic development initiatives to
attract and support businesses;
-
Arts and cultural initiatives to
support community and increase
tourism;
-
Heritage preservations initiatives;
-
Parking policy and parkade review;
-
Waterfront development design(s).
Commercial Highway Service/Tourist
Policies
1. The Commercial Highway Service/Tourist
area is designated on Map A - Land Use.
2. Encourage land uses in the Commercial
Highway Service/Tourist area which
are distinguished by an orientation
toward access by vehicular traffic.
Uses included are automotive services,
tourist accommodation, entertainment
and recreational tourist services, minor
repair, retail commercial warehousing,
retail and food outlets, and upper floor
dwelling units.
3. The Commercial Highway Service/
Tourist area is divided into six (6) unique
areas that recognize historical land
use patterns and ensure long-term
land use compatibility between unique
development areas. The strategic
directions for these locations are:
29
Salmon Arm l Official Community Plan l Commercial l
a. Commercial Corridor West of
Downtown to 30 Street SW -
The Highway Service/Tourist
Commercial area on the west
side of the Downtown is oriented
toward vehicle service and retail
warehousing uses. Activities have
relatively low site coverage (e.g.
automotive and recreation vehicle
sales, large buildings, and associated
parking lots). This area serves the
needs of the community and region.
Limited expansion of this area may be
considered.
b. 10 Street SW and 10 Avenue SW
Commercial Area - This area is
primarily a shopping centre with
retail food and general retail uses.
Additional commercial and mixed
use developments are appropriate in
this area. This area also serves the
commercial needs of the surrounding
residential areas including future
residential development in
Residential Development Area B.
Limited expansion of this area may be
considered.
c. Commercial Corridor East of
Downtown to 30 Street NE-
The Highway Service/Tourist
Commercial area east of the
Downtown is developed with tourist
accommodation, retail food, general
retail, office, medical services,
entertainment and community
recreation, mixed use, and education
facilities. This area also serves the
commercial needs of the surrounding
residential areas and greater
community. Limited expansion of this
area may be considered.
d. Canoe Highway Commercial Area
- The commercial area near Canoe
along the Trans Canada Highway
is oriented toward highway tourist
uses. Appropriate uses include
motels, Recreational Vehicle Parks,
campgrounds, recreation, service
commercial uses, and mixed use
development. Limited expansion of
this area may be considered.
e. Glen Echo Commercial Area
- This area is recognized as a
historical Highway Service/Tourist
Commercial area supporting tourist
and recreational resort uses. This
area is not on the municipal sewer
system, therefore uses generating
high volumes of waste water are
discouraged. Expansion of this
commercial area beyond its current
boundaries is not supported.
f.
Trans Canada Highway/Highway
97B Intersection - This area is
recognized as an existing Highway
Service/Tourist Commercial area.
New developments will need to
address access issues and apply
a high development standard
appropriate to this gateway
location. This area is not on the
municipal sewer system, therefore
uses generating high volumes of
wastewater are discouraged. Service
and tourist commercial uses that
cater to the travelling public on the
Trans Canada Highway and Highway
97B may be supported. Expansion
of this commercial area beyond its
current boundaries is not supported
as surrounding lands are in the
Agricultural Land Reserve (ALR).
Neighbourhood Commercial Policies
1. New Neighbourhood Commercial areas
may be located within High, Medium, and
Low Density Residential areas provided
that the development is intended to
service the local convenience shopping
needs of the surrounding residential
area. Permitted uses may include but are
not limited to:
-
convenience or small scale retail
store;
-
neighbourhood pub, restaurant, or
café;
-
commercial child care;
-
office;
-
small medical facilities; and
-
personal service establishment.
2. Support innovative redevelopment of
residential areas for Neighbourhood
Commercial developments in close
proximity to the 50 Street NE and Canoe
Beach Drive NE intersection in Canoe.
Additional Commercial Uses Policies
1. Home Occupation uses may be permitted
in all urban residential and rural/
agricultural areas, as specified in the
Zoning Bylaw. A maximum of two home
occupations may be permitted per lot.
2. Bed and Breakfast operations may be
permitted in all urban residential and
rural/agricultural areas as specified in
the Zoning Bylaw and Agricultural Land
Commission (ALC) policies if in the ALR.
3. Draft regulations or policy regarding
short term rentals (or the commercial use
of residential property).
31
Salmon Arm l Official Community Plan l Industrial l
Industrial
Industry is an important component of
the local economy and the community has
benefited from a variety of primary and
secondary industrial operations, and the
economic spin-offs associated with industrial
employment. As the community continues
to grow, it will need to ensure that industrial
lands are available and attractive to new
businesses in a highly competitive regional
market.
Principal industrial lands are:
-
south of the airport along Auto Road;
-
the north-east side of Canoe;
-
two (2) small areas at 13 Avenue SW and
1 Avenue SW; and
-
potential new industrial land north of the
airport along 10 Avenue SE.
Salmon Arm has been able to designate a
considerable amount of its land base for
industrial uses, in contrast to many other
communities, which is a comparative
advantage. A large part of industrially
designated land is however not connected to
municipal services, which can hinder the type
and size of potential industrial development.
There are indications that additional
industrial lands are needed to accommodate
new development.
This section provides policy direction to
continue to support development in existing
industrial areas, and to provide new direction
that will assist in helping new industrial
development emerge, as well as direction for
a new industrial area.
Industrial Objectives
To protect existing industrial lands and
intensify uses for job creation.
To support skills training and educational
opportunities within the industrial areas.
To limit residential development in industrial
areas.
To support transit connections to industrial
areas.
Industrial Policies
General Policies
1. Three industrial land use categories are
designated for industrial development
as shown on Map A - Land Use, and as
follows:
a. Industrial Light;
b. Industrial General; and
c. Industrial Airside.
2. Permitted uses for Industrial designated
areas include:
a. Light Industrial - oriented toward
smaller, site specific, enclosed
manufacturing operations that
require minimal outside storage
of materials or product, that have
few impacts on adjacent properties,
where sites are made compatible
with adjacent non-industrial uses
through screening, landscaping
and buffering measures. Accessory
residential uses may only be
permitted if potential conflicts can be
minimized.
b. General Industrial - oriented toward
more extensive manufacturing
activities that require large areas of
on-site storage of resource materials
and finished product and ease of
access to major arterial highways.
General industry may include the
storage and processing of raw
materials, such as logs and wood
products, sand/gravel, concrete
and minerals, metallic industries
and petroleum products. Light
industrial uses can be considered in
the general industrial designation.
General industrial activities require
special attention by reason of their
potential impact on the adjacent
properties and natural environment.
Accessory residential uses may only
be permitted if potential conflicts can
be minimized.
32
Salmon Arm l Official Community Plan l Industrial l
c. Airport Industrial/Commercial
- oriented toward industrial and
commercial uses requiring direct,
convenient access to airport facilities.
All commercial air operations, except
helipads and floatplane operations as
referenced in policies in Section 14
Transportation, should be located in
this area.
d. Industrial Special Development Area
- those lands north of airport that
will continue to allow for the existing
residential uses to continue until
rezoned.
3. Update and amend the industrial zones
in the Zoning Bylaw, to minimize the
potential for residential development
unless potential conflict between uses
can be minimized.
4. Review the Zoning Bylaw regulations for
storage facilities and locations for new
storage locations (indoor and outdoor).
Limit the development of warehouse and
mini warehouse development to Light
Industrial designated areas.
5. Support small scale/neighbourhood
commercial in industrial areas that
will provide services to employees of
industrial uses.
6. Create an industrial development
plan for area specific servicing, with
implementation funding via Local Area
Service or other funding strategy.
7. Review the Subdivision and Development
Servicing Bylaw to confirm the
appropriate servicing standards for
the Light Industrial, General Industrial,
Airport Industrial/Commercial and
Industrial Special Development Area
designations.
8. Minimize, through appropriate zoning,
the intrusion of primarily commercial,
retail and retail service uses in the
industrially designated areas to preserve
a reasonable supply of industrial land.
9. Where industrial uses require ancillary
retail commercial, limit the latter to
25% of the maximum gross floor area,
contained within the principal building.
10. Parcels rezoning to industrial uses within
the designated Industrial Areas should
meet the following criteria:
a. access to arterial or collector roads;
b. capable of being serviced with
municipal, private and Crown
utilities, in accordance with City
standards and specifications. On-
site servicing may be considered if
extension of services is not possible;
and
c. capable of being sufficiently buffered
from adjacent non-industrial land
uses to reduce potential conflicts.
11. To ensure appropriate form and
character of industrial development
fronting major transportation corridors,
all Light Industrial, General Industrial
and Airport Industrial/Commercial
designated lands fronting the Trans
Canada Highway, Highway 97B, 10
Avenue SE or the north side of 20 Avenue
SE are designated as an Industrial
Development Permit Area (DPA) per
Section 18 Development Permit Areas.
12. Support increased public transit (or
rideshare services) to and from the
main industrial park, with schedules
that align with business shifts. Explore
park and ride, rideshare muster points
outside of industrial park and locations
for end of trip facilities within industrial
park to support shared riding or active
transportation.
13. Encourage active transportation
routes connecting residential areas
with Industrial areas, and support the
development of community end of trip
facilities in industrial areas.
14. Support phased industrial development
on rural residential properties
designated for Light Industrial use in
the General Industrial use area south
of the airport along Auto Road, subject
to appropriate zoning. Subdivision will
only be considered where it supports
the creation of new parcels zoned for
industrial uses.
Figure 1: Industrial Special Development Area
33
Salmon Arm l Official Community Plan l Industrial l
15. Support cannabis production and
processing in the industrial park through
an amendment to the Zoning Bylaw, and
remove the use from commercial areas.
16. Continue to support the use of a
Revitalization Tax Incentive program for
industrial areas.
Industrial Special Development Area
Policies
1. Lands within the Industrial Special
Development Area are shown on Figure
1.
2. The lot layout and location of
infrastructure facilities should generally
be aligned with the layout indicated
in Figure 1. The road network may
differ once more detailed planning is
undertaken.
3. Support the exclusion of the lands in
the Industrial Special Development
Area from the ALR. The ALC has given
preliminary approval for exclusion
of these lands (Resolution #109/88)
through a block-style exclusion
application by the City and rezoning of
lands to industrial zoning.
4. Prepare light industrial zoning,
appropriate servicing standards, vehicle
traffic and access requirements, and a
form and character DPA in the Industrial
Special Development Area.
5. Consider a Local Area Service for the
development of infrastructure and
servicing in the Industrial Special
Development Area.
6. In a review of the zoning for the
Industrial Special Development Area,
consider the inclusion of commercial
agriculture and food processing uses
along with any associated employee
housing.
7. Prohibit the development of logistics and
distribution centres, storage facilities
and locations in the Industrial Special
Development Area.
8. Subdivision will only be considered in
the Industrial Special Development Area
where it supports the creation of new
parcels zoned for industrial uses.
34
Salmon Arm l Official Community Plan l Environment and Climate Change l
Environment and Climate
Change
Protection of the environment plays a pivotal
role in the overarching community vision,
influencing the strategic direction of growth
and development. While this section is
specific, environmental considerations are
integrated throughout all chapters of this
Official Community Plan (OCP), recognizing
the complex and interconnected nature of
environmental sustainability, climate change
mitigation, and resource management.
This section seeks to take proactive
measures to safeguard the environment
while fostering sustainable development,
and outlines a framework for environmental
protection, highlighting policies and
initiatives that promote sustainability, reduce
the community's carbon footprint, and
address the critical issue of climate change.
Environmental Objectives
To promote the enhancement and
preservation of natural areas and habitats.
To minimize impacts on the environment
and to continuously improve the City's
environmental performance through
leadership.
To promote a robust level of local
biodiversity.
To support and enhance community
resiliency to climate change.
To direct all new development to protect
environmentally sensitive areas.
To encourage new developments to prioritize
energy efficiency and the adoption of
renewable energy sources.
To raise awareness about the local
environment.
To protect the ecological integrity of
watercourses.
To reduce corporate and community
greenhouse gas emissions.
To support public transit services and
active transportation. (Also see Section 14
Transportation policies)
To encourage local food production and
processing. (Also see Section 6 Rural &
Agriculture policies)
To restrict or limit development and access
to sensitive watersheds that are sources of
municipal drinking water.
To plan and manage the community tree
canopy.
35
Salmon Arm l Official Community Plan l Environment and Climate Change l
Environment and Climate Change
Policies
General Policies
1. Facilitate educational opportunities for
the community on climate change and
how to reduce greenhouse gas emissions.
2. Draft, adopt and implement a climate
action plan or a low carbon resiliency
plan to address both mitigation and
adaptation strategies and objectives,
both for the City as an organization
and for the community as a whole.
Periodically review and update the plan.
3. Consider formation of a citizen climate
change committee to assist in the review
and development of climate change
related plans and the review of the
implementation of such plans.
4. Develop an urban forestry strategy/plan
to manage and maintain the community's
tree canopy, and address the following:
-
establish goals for tree canopy
coverage;
-
mandate tree conservation plans,
street tree plantings, and landscaping
for all development;
-
create a mature canopy of street
trees over time;
-
review opportunities to increase tree
cover on City properties; and
-
increase the total tree canopy
cover with the Urban Containment
Boundary (UCB).
5. Review the BC Building Code Step Code
and Zero Step Code requirements in the
Building Bylaw and consider exceeding
the minimum Provincial requirements.
6. Develop and implement a program to
incentivize energy reduction programs in
existing residential buildings.
7. Consider a landscaping/xeriscaping
policy or Development Permit Area
guidelines (including appropriate planting
lists) to address the need for climate
resilient plants and water consumption.
8. Consider amendments to the Zoning
Bylaw that would:
-
Provide a density bonus for
renewable energy sources;
-
Require the installation of Electric
Vehicle (EV) charging infrastructure
in multi-family residential dwellings;
-
Allow the owner of the land to use
the original site area in calculating
density, floor area ratios, and
minimum lot areas for development
or subdivision purposes, when
environmentally sensitive land is
provided to the City for the purpose
of environmental protection.
9. Continue to promote water conservation
actions from the Water Conservation
Plan, such as the incorporation of
innovative irrigation technologies, the
installation of low flush toilets and low
flow aeration faucets, and xeriscaping
(i.e. drought resistant landscaping).
10. Work with the Columbia Shuswap
Invasive Species Society (CSISS)
community groups and other
organizations to provide public
information and education on invasive
species and their impacts.
11. Work with senior governments,
Secwépemc peoples and the community
to reduce the effects of non-point source
pollution on source drinking water and
recreational water quality.
12. Work with senior governments,
Secwépemc peoples and the agricultural
community to promote groundwater
protection.
13. Work with senior governments,
Secwépemc peoples and the community
to improve air quality.
14. Update the Environmentally Sensitive
Riparian Areas Development Permit
Area (DPA) guidelines, to encourage all
development and infrastructure projects
to conserve environmentally sensitive
areas, utilizing alternative development
methods, such as clustering, density
bonuses, narrowing road rights-of-way,
or sharing driveways.
36
Salmon Arm l Official Community Plan l Environment and Climate Change l
Environmentally Sensitive Areas
Policies
1. Applications for new foreshore
and water lot leases within the
Environmentally Sensitive Lake Areas
(Map H - Environmentally Sensitive
Areas) are discouraged unless they
are for conservation or environmental
protection and management purposes or
represent some other public benefit to
the community.
2. The areas designated as Environmentally
Sensitive Riparian Areas (Map H -
Environmentally Sensitive Areas) are
subject to the Environmentally Sensitive
Riparian Areas DPA guidelines of Section
18 Development Permit Areas.
3. In addition to DPA requirements,
encourage voluntary protection of
natural features in cases where it is
an objective of the City to protect (for
riparian area conservation, water quality
protection, or habitat preservation)
land in excess of that which is, by virtue
of municipal and senior government
regulations, required to be protected.
Consider the use of tools such as
conservation covenants or density
bonuses for this purpose.
Community Energy and Greenhouse
Gas Policies
1. Continue to implement growth strategies
that discourage urban sprawl, encourage
healthy communities, and reduce energy
consumption.
2. Continue to support implementation of
the Active Transportation Network (ATN)
Plan through an annual budget allocation
similar to other service delivery (asset)
management programs.
3. Improve public transportation through
a substantial review of public transit
services, considering levels of service,
frequency, and routes.
4. Consider and support an EV bike subsidy/
acquisition program.
5. Consider and support an EV car sharing
program.
6. Improve the energy efficiency and
emissions of existing City owned
facilities through mechanical retrofit and
redevelopment programs.
7. Decrease emissions from the City's fleet
and vehicles through a replacement and
infrastructure readiness plan.
8. Encourage and develop policies to
support transportation and ride share
service options for cars, bikes, and
scooter sharing companies.
GHG Emission Target Policies
1. Community-wide Greenhouse Gas
(GHG) Emission Target Options are to
reduce CO2 emissions in alignment
with the latest values set by the
Intergovernmental Panel on Climate
Change (IPCC), as they are updated from
time to time, to limit warming to 1.50°C,
which are currently 48% by 2030, 65%
by 2035, 80% by 2040 and 99% by 2050,
compared to 2019 emissions levels.
2. Continue conducting energy audits on
all major municipal facilities and develop
an energy retrofit program for these
facilities to support reducing corporate
greenhouse gas emissions.
37
Salmon Arm l Official Community Plan l Parks, Recreation and Greenways l
Parks, Recreation and
Greenways
The community has a diverse range of
parkland and indoor and outdoor recreation
opportunities. The unique landscape
features of the local area support a variety
of parks, natural open spaces, trail systems
and play areas for residents and visitors to
enjoy. Community spirit and volunteerism
has assisted in the development and
maintenance of these park and recreation
facilities.
The public has continued to express strong
support for continuing to actively support
the community's parks and greenways and to
expand and improve them. The community
has also supported a more active process for
the ongoing planning for existing facilities
and the development of new facilities
to accommodate growth in demand for
recreational opportunities.
This section seeks to provide direction
to assist in the redevelopment of new
recreational facilities and continues to
support current directions with respect to
parks and greenways.
Parks, Recreation and Greenways
Objectives
To provide diverse year-round indoor
and outdoor recreation options through
well maintained facilities, parks, as well as
connected greenways and natural spaces.
To foster healthy lifestyles for all residents.
To provide safe and diverse recreation
facilities and programs that are consistent
with the population of the City and region.
To provide a variety of recreation facilities
and parks throughout the community and
within neighbourhoods that are easily
accessible to residents and visitors, to
support increased health, wellness, and
social connection.
To upgrade, maintain and construct the
greenways and trail network as an integral
part of community connectivity, and provide
safe routes throughout the community.
To preserve a variety of open spaces and
natural areas.
Parks, Recreation and Greenways
Policies
General Policies
1. Develop a recreation facility Service
Delivery (asset) Management Plan
and Master Plan to direct both the
maintenance of existing facilities and the
development of new facilities.
2. Development of parks, recreation
facilities, and greenways shall be in
alignment with the Parks and Recreation
Master Plan, specific development plans,
the Active Transportation Network (ATN)
Plan and Greenways Strategy, and the
future Recreation Facilities Master Plan,
as updated from time to time.
3. Seek corporate partnerships and
encourage bequests to assist with the
planning, acquisition, development, and
stewardship of recreation facilities, parks
and greenways.
4. Explore methods of securing short term
development and long term operational
funding, such as a parcel tax or funds
from the Regional District, for the
planning, acquisition, development and
maintenance of recreation facilities.
5. Continue to work in partnership
with provincial and federal agencies,
non-profit societies, and community
groups, on the planning, acquisition,
development, and stewardship
of recreation facilities, parks and
greenways.
38
Salmon Arm l Official Community Plan l Parks, Recreation and Greenways l
6. Encourage the Columbia Shuswap
Regional District (CSRD) to examine
ways in which the Regional District can
complement the parks, recreation and
greenways functions in and around
Salmon Arm, specifically opportunities
for Regional District involvement and
assistance in the:
a. development of boating facilities
(launches, landing sites and parking
areas);
b. development of major recreation
facilities, parks and greenways where
the user groups are drawn from the
regional population;
c. acquisition and development of
waterfront properties for public
purposes; and
d. development of regional active
transportation and greenway
connections to regional destinations,
as well as between Salmon Arm and
adjacent communities.
7. Review and update the Joint Partnership
Agreement with Ḱwsaltktnéws ne
Secwepemcúl'ecw School District No.
83 for the funding and development of
sports fields and related facilities, the
establishment of greenways over School
District lands, and for use of schools after
hours for community programs.
8. Continue to work with Ḱwsaltktnéws ne
Secwepemcúl'ecw School District No. 83
to explore opportunities for protecting,
retaining, enhancing, and acquiring
the open space components of school
properties as City parks.
9. Retain the existing Fall Fair Grounds site
for a variety of public recreation, open
space and community uses.
Indoor Recreation Facilities Policies
1. Continue to recognize, maintain and
invest in the major recreation facilities
(rink, recreation centre and pool) and
monitor the needs of the community as
identified in the Parks and Recreation
Master Plan and future Recreation
Facilities Master Plan.
2. Expansion, renovation and new
development of recreation facilities
shall be in alignment with the future
Recreation Facilities Master Plan and the
Parks and Recreation Master Plan.
3. Develop and improve partnerships with
user groups, clubs, and surrounding
communities for shared use of major
indoor recreation facilities and to
support facility development and
programming.
4. Continually review the status of facilities,
facility programming and user groups
to ensure facilities are serving the
recreational needs of the community.
5. Ensure that youth perspectives are
provided in decision making related to all
recreational programming.
Parks Policies
1. Existing and proposed parkland of each
type is identified on Map I - Existing and
Proposed Parkland.
2. Develop and support the development of
existing and proposed parks as shown on
Map I - Existing and Proposed Parkland in
a phased manner as specified in the Parks
and Recreation Master Plan.
3. In addition to those identified on Map
I - Existing and Proposed Parkland, parks
may be developed anywhere in the City.
4. Consider the City and Provincial gravel
pit operations as potential future park
sites following the phasing out of gravel
operations.
5. Ensure outdoor recreation facilities
and parks are supported with adequate
access, storage and sanitary facilities.
6. Ensure that adequate shade, either
natural or man-made, and access
to drinking water is provided in the
design and construction of any outdoor
recreation facilities and parks.
7. Adopt a policy addressing the storage of
sports equipment at City fields by user
groups and organizations, and the use of
shipping containers.
39
Salmon Arm l Official Community Plan l Parks, Recreation and Greenways l
Greenways Policies
1. Existing and proposed greenways
are identified on Map J - Existing and
Proposed Greenways.
2. Develop and support the development
of existing and proposed greenways as
shown on Map J - Existing and Proposed
Greenways in a phased manner as
specified in the Greenways Strategy and
ATN Plan, and in accordance with any
required ALC approvals.
3. For greenways that cross lands within the
Agricultural Land Reserve (ALR), the City
will initiate the required application to
the Agricultural Land Commission (ALC)
to facilitate the complete development of
that trail.
4. In addition to those identified on Map
J - Existing and Proposed Greenways,
greenways may be developed anywhere
in the City.
5. Update the Subdivision and Development
Servicing Bylaw to include greenway
dedication and ensure construction
standards are met as a condition of
subdivision or development approval
6. Work with and support community
organizations and volunteers,
including the Shuswap Trail Alliance,
in implementing the Greenways
Strategy and ATN Plan including:
planning, acquisition, development and
stewardship of greenways, infrastructure
development, communication about
the greenways network, and ongoing
maintenance.
7. Develop and support the development
of an active transportation network
that provides connectivity between
greenways, including multi-use paths,
sidewalks, on-road bike routes and
roadside corridor greenways that
accommodate all users.
Parks and Greenways Acquisition and
Development Policies
1. Acquire parks at the time of subdivision
(including bareland strata subdivisions)
in accordance with the provisions of the
Local Government Act, comprising 5%
of the subdivided land or an equivalent
cash in lieu. The criteria for selection of
the parkland should include the following
considerations, among others:
a. Whether the subdivision is in
proximity to an existing park or linear
greenway corridor and is suitable for
expansion;
b. Whether the subdivision is in
proximity to a future park or linear
greenway corridor as indicated
on Map I - Existing and Proposed
Parkland or Map J - Existing and
Proposed Greenways;
c. Whether the land dedicated as
park is of a reasonable size and has
characteristics suitable for park or
greenway development;
d. Park dedication that occurs in
conjunction with storm detention
ponds or facilities does not
contribute to the required 5%
parkland dedication; and
e. Park dedication for greenways may
be dedicated as Road or Park and
does not contribute toward the 5%
required Parkland dedication.
2. For multi-phase developments, park
dedication and/or development should
occur in the first phases of development.
3. Support the protection of natural areas
through the considered acquisition of
environmentally sensitive areas as parks,
including ravines, bluffs, riparian areas,
habitat, and steep slopes, as important
natural areas.
4. Require, at the discretion of City Council,
land to be dedicated and paths, trails,
and roadside corridors to be constructed
for greenways and active transportation
corridors as a consideration for the
approval of rezoning applications.
Refer to Map J - Existing and Proposed
Greenways and the Greenways Strategy
and ATN Plan as a guide for determining
the approximate locations for future
greenways and the standards of
greenway construction.
5. Require, at the discretion of the
Approving Officer, land to be dedicated
and paths, trails and roadside corridors
to be constructed for greenways as
a consideration for the approval of
subdivision applications. Refer to Map
J - Existing and Proposed Greenways,
the Greenways Strategy and ATN Plan as
guides for determining the approximate
locations for future corridors and the
standards of construction.
6. Encourage greenway connections at the
end of cul-de-sacs and in combination
with emergency access routes to enhance
connectivity between neighbourhoods
wherever feasible.
7. Explore other methods for acquiring land
for parks and greenways through the
development process, such as density
bonus, purchase, negotiation, donation
and statutory right-of-way.
Lake Recreation Policies
1. Areas designated for Lake Recreation are
identified on Map A - Land Use.
2. The community marina and boat
launches are shown on Map K -
Community Facilities.
3. Within the areas designated Lake
Recreation, the water surface may
accommodate all forms of water-
oriented recreational activities, including
marinas and marina facilities.
4. Explore locations for future public
lake access points (motorized and non-
motorized).
5. The upland areas designated Lake
Recreation may accommodate
commercial and institutional uses, such
as marinas, that support water-oriented
recreational activities, provided they
mitigate negative impacts on the lake,
protect riparian habitat, and they provide
opportunities for public access to and
along the shoreline.
6. Consider developing guidelines or a
Development Permit Area (DPA) to
regulate the construction of new or
modified marinas or other marine
facilities on Shuswap Lake.
Forest Reserve Policies
1. Forestry uses are permitted in areas
designated as Forest Reserve subject
to approval by the appropriate
provincial agencies. Forestry uses
include silviculture, watersheds, timber
extraction, compatible ranching, and
recreational activities.
2. Work with the appropriate provincial
agencies to preserve and manage critical
scenic views and watersheds within the
Forest Reserve area to protect important
aesthetic values and essential timber and
water resources.
41
Salmon Arm l Official Community Plan l Arts, Culture and Heritage l
Arts, Culture, and
Heritage
Salmon Arm's role as a regional centre is
evident in the quality of its arts, culture,
and community activities, services, and
facilities. The City has historically provided
a relatively high level of service to improve
the quality of life of residents. Although
difficult to separate due to their strong
inter-relationships, this section addresses
arts, culture, and heritage topics; other
community services including policing, fire
and rescue, parks and recreation programs,
cultural and social programs, and educational
services are covered in Section 10 Parks,
Recreation & Greenways and Section 12
Community & Social Services.
The City enjoys the benefits of a thriving
arts and culture community who volunteer
extensive time making arts and culture
available to residents and visitors. The R.J.
Haney Heritage Village and Museum is also
a renowned facility celebrating the recent
heritage of the region.
There remains a strong interest in heritage
in the City, and a Community Heritage
Commission (CHC) was created by Council
in 2007. A more expansive understanding
and recognition of heritage prior to the
development of the City is also being
developed.
This section provides direction to continue to
support arts and cultural programming and
the partnerships that have been successful in
the past.
Arts, Culture, and Heritage Objectives
To ensure residents of all ages, abilities,
and backgrounds are represented in
the community and can experience and
contribute to arts and culture within the City.
To ensure residents and visitors encounter
arts and culture in public places throughout
the City as part of their daily experiences.
To design and program public spaces for
public art, social interaction, and cultural
events.
To promote programs that celebrate local
arts and culture and recognize history and
heritage.
To encourage and support community events
and performances.
To increase education and awareness of
different cultures.
To facilitate partnerships to improve and
create new venues for arts and culture,
entertainment, and performance.
To promote the installation of public art in
public and private developments.
To promote the preservation of community
heritage.
Arts, Culture and Heritage Policies
General Policies
1. Acknowledge the role of community
groups in providing arts, culture,
and heritage services, and work in
collaboration with these groups,
particularly in terms of supporting
volunteer organizations and encouraging
shared facilities.
2. Consider accessory commercial and
multi-unit residential developments
on institutional properties where this
will not prevent or hinder the primary
institutional use.
3. Encourage major institutional uses
that serve the entire community, such
as health care facilities, government
buildings, and cultural facilities, to locate
within the Downtown.
4. Encourage civic buildings to be located
on public spaces, major streets, or similar
high profile locations with good visibility
and accessibility and where buildings
complement a development node (e.g.
other civic, recreational, commercial,
educational, and/or cultural activities).
42
Salmon Arm l Official Community Plan l Arts, Culture and Heritage l
5. Develop a place naming policy for parks,
buildings, and streets that includes
community engagement and culturally
appropriate guidelines.
Arts and Culture Policies
1. Update the Arts and Culture Master
Plan periodically and work towards
implementing the objectives identified in
the plan.
2. Explore opportunities to establish an arts
and culture precinct in proximity to the
existing theatres and art gallery.
3. Facilitate partnerships to build a
community arts centre, potentially
including visual and performing arts, with
capacity for a variety of programs and
events.
4. Facilitate partnerships to expand public
art spaces and venues Downtown.
5. Work with community partners to
expand arts and culture programs that
reflect the community's diversity.
6. Encourage public art in Downtown,
in major public spaces, and on large
development projects.
7. Partner with cultural groups and
organizations to increase the visibility
and recognition of the many cultures and
traditions within the City and region.
8. Support initiatives and programs that
increase education and awareness of
different cultures.
9. Continue to support festivals and events
that celebrate diversity (e.g. Gathering
Together Festival, Loud and Proud
Celebration).
10. Encourage festivals throughout the year,
beyond the summer months.
Heritage Preservation and
Conservation Policies
1. Promote awareness of the City's
heritage resources by implementing
the recommendations of the Heritage
Strategy, including additions to the
Heritage Register.
2. Work with Indigenous peoples to include
Indigenous histories and cultures in
heritage conservation.
3. Support the Community Heritage
Commission with reoccurring updates to
the Heritage Strategy.
4. Encourage the protection of the integrity
of the sites and buildings on the Heritage
Register.
5. Develop guidelines for renovations of
buildings on the Heritage Register.
6. Develop management plans for City
owned heritage buildings and properties.
7. Continue to support the three designated
municipal heritage sites in the City:
Haney House, Salmon Arm Art Gallery,
and the Old Court House facade.
8. Encourage the sensitive adaptation of
heritage buildings for other uses.
9. Encourage new development to respect
buildings, sites, and features with
heritage significance, even when those
features are close to rather than within
the development site.
10. Support the addition of more streets into
the Historic Street Names Program.
11. Support the R.J. Haney Heritage Village
and Museum in preserving an important
representation of the City's heritage.
12. Integrate heritage resources into
economic development and tourism
strategies.
13. Support educational opportunities and
events that reflect the community's
diverse history.
43
Salmon Arm l Official Community Plan l Community and Social Services l
Community and Social Services
The community and social services
provided are equally as important as other
forms of infrastructure in maintaining and
improving the quality of life for residents.
These programs could be viewed as the
community's social infrastructure. The City
has long been involved in directly providing
policing (through the RCMP), emergency
preparedness and management (through the
Columbia Shuswap Regional District (CSRD)
Shuswap Emergency Program) and fire and
bylaw enforcement services.
To date the City has supported social
programs and services through a number of
effective partnerships with social agencies
and organizations that have the subject
matter expertise and experience to deal with
and manage these programs most effectively.
This section seeks to continue to build on the
effectiveness of past initiatives and programs
and to continue to work with community
partners to build the social fabric.
Community and Social Services
Objectives
To create inclusive spaces and places
throughout the City.
To ensure residents of all ages, abilities,
and backgrounds are represented in the
community and can create, experience, and
contribute to arts and culture within the City.
To ensure residents and visitors encounter
art and culture in public places throughout
the City as part of their daily experiences.
To increase education and awareness of
different cultures.
To promote and support new activities to do
in the evenings and activities for all ages.
To encourage age friendly opportunities that
support young families and seniors.
To work with, support, and consult
government agencies, community
organizations and volunteer groups that
provide diverse community and social
services.
To provide emergency and protective
services consistent with the City's
population.
To support health and education services
consistent with the needs of the community.
To ensure all public facilities are accessible to
all.
To explore and implement opportunities to
encourage and improve public participation
by diverse members of the community.
44
Salmon Arm l Official Community Plan l Community and Social Services l
Community Services Policies
1. Map A - Land Use designates lands for
institutional use and Map K - Community
Facilities identifies the locations of
community facilities such as:
-
City Hall
-
Shuswap Regional Airport
-
Shuswap Lake General Hospital and
other health care facilities
-
Salmon Arm Arts Centre
-
R. J. Haney Heritage Village and
Museum
-
Public schools
-
Recreation facilities and community
centres
-
Library
-
Places of worship
-
Cemeteries
-
Okanagan College
-
City Public Works Yard
-
Fire halls
-
Waste Water Treatment Plant,
Water Pollution Control Centre, and
regional landfill
-
RCMP detachment
-
Shelters
2. Institutional uses, including schools,
places of worship, health care facilities,
libraries and provincial and federal
offices are only supported within the
Urban Containment Boundary (UCB).
3. Official Community Plan (OCP)
Amendment applications are not
required to locate Institutional uses
within the UCB. Public input regarding
locations may be received through
the Public Hearing process associated
with rezoning applications for new
institutional uses.
4. Continue to communicate and work
cooperatively with community service
agencies such as local service clubs,
non-profit organizations, places of
worship, educational institutions, the
library, health care institutions, and
provincial and federal agencies to
promote a healthy community, to plan
future facilities, to ensure a full spectrum
of services, and to identify and work
cooperatively to address emerging
issues.
5. Institutional uses should locate
within convenient access of major
transportation routes to ensure ease of
accessibility and to minimize negative
impacts on residential developments.
6. Work with Interior Health to ensure
that adequate space is designated in the
growth strategy to accommodate new
health services in the community.
7. Support the development of healthcare
worker housing adjacent to, or integrated
into sites for new major healthcare
facilities.
8. Advocate to the Province to increase
healthcare services and facilities to
adequately serve the community, and to
ensure that these services grow at a rate
similar to the community population.
9. Advocate to the Province to take action
to ensure every resident has access to a
family physician.
10. Support the creation of community
spaces which are safe and support
connection, particularly for typically
under-represented groups that
experience discrimination and exclusion
(social, political and economic).
11. Work with the Shuswap Recreation
Society on a recreational access strategy
or plan to support access to low-barrier
recreation and community programs,
particularly for youth.
12. Work with the Shuswap Recreation
Society to enhance recreation and
community programs geared for youth.
45
Salmon Arm l Official Community Plan l Community and Social Services l
Social Services Policies
1. Community support services and uses,
such as shelters, transition/youth homes,
daycares and other forms of social
housing, are only supported within the
UCB.
2. Official Community Plan (OCP)
amendment applications are not
required to locate community support
services and uses within the UCB.
Public input regarding locations may
be received through the public hearing
process associated with any rezoning
applications.
3. Support the re-establishment of a youth
advisory council or group to engage
youth on a recurring basis.
4. Undertake and implement a youth
strategy to better support children and
youth in the community.
5. Acknowledge the role of federal and
provincial levels of government and
non-profit sectors as the main providers
of social programs, facilities and
services within the City, and work in a
cooperative and supportive capacity
with these service providers, to improve
collaboration and communication
between them.
6. Clearly communicate and articulate the
City's role in social development as being
one of a facilitator and enabler, and not
one of direct service provision.
7. Work with the Province and community
partners to expand social wellbeing
programs.
8. Support the development and expansion
of programs for people dealing with
mental health and substance use issues,
housing insecurity, food insecurity, and
job insecurity, especially Indigenous
peoples and newcomers.
9. Develop and implement an Anti-Racism
Strategy in conjunction with community
partners.
10. Support social planning through the
following measures:
-
Liaise with community groups and
not-for-profit organizations;
-
Liaise with Secwépemc peoples;
-
Encourage increased efforts to
engage with and support those with
specific needs, e.g. children, youth,
families, seniors, Secwépemc peoples,
and people with disabilities;
-
Encourage and facilitate child care
facilities and services, e.g. in new
developments, places of employment,
education, and cultural facilities;
-
Assist groups in acquiring grants or
other types of funding from senior
levels of government or other sources
for social needs;
-
Assist in the formation of groups
or collaboratives to address social
issues;
-
Work with regional partners,
encourage social issues to be
considered in new development
proposals where appropriate,
recognizing that social issues may
include affordable and accessible
housing; daycare; transit; access to
schools, recreation and government
services; healthy, safe and violence-
free communities; and
-
Explain and support social issues
during the review and presentation of
development proposals.
Community Protection Policies
1. Continue to provide and maintain police
protection service levels in accordance
with the growing and changing needs of
the community, working with the RCMP
to ensure rational costs and efficient
service delivery.
2. Continue to provide and maintain bylaw
enforcement service levels in accordance
with the growing and changing needs of
the community.
3. Utilize Crime Prevention Through
Environmental Design's three basic
strategies - natural access control,
natural surveillance, and territorial
reinforcement - to address the security,
safety, and well-being of residents.
4. Liaise and work with community groups
and not-for-profit organizations to
develop a collaborative approach to
community safety and well-being (e.g.
Community Safety Plan).
School and Childcare Policies
1. Work with Kwsaltktnéws ne
Secwépemcúl'ecw School District No.
83 in the planning of new school sites
(particularly in the S.W. quadrant of the
City close to Downtown) and population
projections to meet future needs.
2. Work with Kwsaltktnéws ne
Secwépemcúl'ecw School District No. 83
in planning for future land use options for
lands which may become surplus to the
School District's needs.
3. Support and work with Kwsaltktnéws
ne Secwépemcúl'ecw School District No.
83 in the development of a School Site
Acquisition Costs program.
4. Encourage the joint development of
neighbourhood parks, community
recreation, and school sites.
5. Continue using the Joint Partnership
Agreement with Kwsaltktnéws ne
Secwépemcúl'ecw School District No.
83 for the funding and development of
sports fields and related facilities, and
for the use of schools for after-hour
community programs.
6. Explore the idea of daycare as a use in all
land use designations to support more
childcare facilities.
47
Salmon Arm l Official Community Plan l Economic Development l
Economic Development
A thriving economy is fundamental to the
well being of a community. It is essential for
stimulating new growth, attracting business
investment, and providing meaningful
employment opportunities. The City has
typically supported economic development
initiatives through local and regional
partnerships and collaborated with local
economic development organizations,
most recently with Salmon Arm Economic
Development Society and Downtown Salmon
Arm.
This section seeks to continue to support
those partnerships that will remain critical to
helping grow the local economy in the best
way to support the community in the future.
Objectives
To maintain and improve community
affordability.
To maintain low unemployment levels.
To support sustainable economic
development, including low-emission
industries and clean technology.
To assist in creating a diverse economy and
economic base.
To build/attract a labour market that
meets the talent demands of a strong and
diversified economy.
To connect residential areas to clustered
employment locations by active
transportation and transit.
Policies
1. Continue to support a strong economic
base by:
-
high level planning for the servicing
of new land associated with business
and job creation (e.g. agricultural
processing and industrial/
manufacturing);
-
supporting the efforts of the Salmon
Arm Economic Development Society;
-
striving to protect the natural
environment;
-
encouraging environmentally friendly
industries and green infrastructure;
-
supporting the protection of heritage
resources;
-
maintaining the Urban Containment
Boundary (UCB); and
-
supporting development within and
limited growth and development
outside of the UCB.
2. Continue to support and partner with
the Salmon Arm Economic Development
Society (SAEDS) as part of providing
economic development services to the
community.
3. Continue to support SAEDS to manage
any Municipal and Regional District Tax
(MRDT) program.
4. Protect commercially and industrially
zoned lands from redesignation or
rezoning to residential uses, unless other
significant priorities or objectives are
achieved.
5. Through the rewrite of the Zoning Bylaw,
seek to
-
expand opportunities for commercial
uses (e.g. convenience stores,
coffee shops, and restaurants in
neighbourhoods) particularly in the
Canoe, Hillcrest and Raven areas;
-
expand opportunities to allow live-
work options in both commercial and
residential areas
6. In any review of transit services, seek
to improve connectivity especially
transit connections to provide enhanced
employee access to industrial areas.
7. Work with SAEDS to support programs
aimed at developing a strong labour
market including increasing workforce
housing, employee training opportunities
and talent attraction initiatives.
8. Work with SAEDS to support programs
aimed at circular economy principles and
programs.
9. Support SAEDS in attracting new
industrial businesses, including advanced
manufacturing and high-technology,
that are complementary to our existing
economy.
10. Support SAEDS in attracting new
commercial businesses that are
complementary to our existing economy.
11. Support SAEDS in attracting new
agriculture production and food and
beverage processing businesses that are
complementary to our existing economy.
12. Support SAEDS in attracting new tourism
businesses and experiences (destination
development) that are complementary to
our existing economy.
49
Salmon Arm l Official Community Plan l Transportation l
Transportation
Salmon Arm benefits from a strategic
location along two (2) of the Province's
major highway corridors, the Trans Canada
Highway (TCH) and Highway 97B. Salmon
Arm also supports a regional airport and is
located along the mainline of the Canadian
Pacific Kansas City (CPKC) Railway. Arterial,
collector, and local roads complete the
road network. Sidewalks and bike lanes are
incorporated into the road infrastructure as
recommended in the Active Transportation
Network (ATN) Plan. There is a transit
(bus) system operating in the community, in
conjunction with BC Transit. The public has
expressed strong support to actively develop,
expand, and improve upon the community's
active transportation network and transit
service.
The road network will continue to expand
to service new development areas, and
new active transportation infrastructure
will be added simultaneously. Existing road
infrastructure will be upgraded over time
to add active transportation options. There
are also some significant challenges related
to transportation corridors. The TCH and
railway tracks are barriers to pedestrians and
cyclists that will be improved over time.
This section seeks to provide direction to the
multitude of transportation and movement
options across the community. Off-road
greenways and trails are addressed in
Section 10 Parks, Recreation & Greenways.
Transportation Objectives
To provide a variety of transportation
options for residents and visitors that are
safe, equitable, accessible, efficient, and less
carbon intensive.
To improve active transportation
opportunities by improving sidewalks, multi-
use paths, and bike lanes associated with the
road network.
To expand the route network and frequency
of public transit.
To improve the City's road network ensuring
that as development occurs transportation
connections for existing and future
development are consistent with best
practices.
To ensure parking for all modes of
transportation is available while minimizing
its impact on the urban character.
Transportation Policies
General Policies
1. Develop, improve and maintain a suitable
transportation network that supports
the various functions that are intended,
while:
-
maintaining sufficient flexibility to
respond to changing needs;
-
ensuring the provision and safety of
all modes of transportation;
-
reducing reliance on private
automobiles;
-
increasing use of active
transportation and transit,
through the construction of new
infrastructure; and
-
supporting policies respecting
development of a compact
community with complete
neighbourhoods providing local
services.
2. New roads or road construction in an
existing right of way within the ALR will
be undertaken only with any required
approvals from the ALC.
Active Transportation General Policies
1. Support active transportation through
implementation of the ATN Plan.
2. Focus on key priority connections
established by the ATN Plan based on
high demand and high need areas that
either currently experience, or have the
potential for generating, the highest
levels of active trips (e.g. uptown to
Downtown connection and connections
to schools).
50
Salmon Arm l Official Community Plan l Transportation l
3. Prioritize the connections to key
destinations including schools,
employment centres, parks, shopping
centres, healthcare, recreation sites,
places of worship, and municipal
buildings.
4. Encourage multi-use pathways in priority
active transportation corridors in
accordance with the ATN Plan.
5. Improve year round maintenance of
active transportation infrastructure.
6. Partner with Kwsaltktnéws ne
Secwepemcúl'ecw School District No.
83 to promote active transportation by
identifying safe routes to schools.
7. Revisit the need for active transportation
in agricultural and rural areas and amend
the Subdivision and Development
Servicing Bylaw accordingly.
Pedestrian Policies
1. For subdivision and development
purposes and capital works planning,
sidewalks should be required in
accordance with the ATN Plan.
2. Encourage the separation of sidewalks
from the vehicle portion of roads where
space, utilities, and topography permit.
3. Require trail, sidewalk, or multi-use path
connections between neighbourhoods
through the subdivision process to
create pedestrian connectivity and
neighbourhood linkages.
4. Explore opportunities to create
pedestrian-only streets, temporarily,
seasonally, or permanently.
5. Explore opportunities in existing
residential areas to create low speed
zones to calm traffic.
6. Encourage the design of new residential
areas to use best practices in traffic
calming measures.
7. Explore micro-mobility options and
associated policies.
Cycling Policies
1. Continue to enhance the safety
of cyclists by improving cycling
infrastructure, including the construction
of bike lanes along the bike routes
identified in the ATN Plan and on Map M
- Active Transportation.
2. Separate bike lanes from vehicle travel
lanes through barriers such as planter
boxes, concrete barriers, or flexible
delineator posts, where feasible and best
practices recommend.
3. Support multi-modal trips by providing
bike racks on buses and bike parking at
transit stops.
4. Consider amendments to the Zoning
Bylaw that:
-
Encourage end of trip facilities such
as showers, lockers, e-bike and
e-scooter charging stations, bike
storage, bike repair stations, and bike
lock ups; and
-
Identify bicycle parking
requirements.
Transit Policies
1. Expand the route network and frequency
of transit as required to service demand.
2. Conduct a transit study and develop a
plan for future transit expansion and
route redesign, in conjunction with
BC Transit and the K̓wsaltktnéws ne
Secwepemcúl'ecw School District No. 83.
3. Work with BC Transit on a system fare
review and evaluate options to provide
free transit to target populations.
4. Work with BC Transit on fleet
replacement plans and a transition to
electrification of buses.
5. Expand the transit network to provide
service between residential areas and
employment areas (particularly the
Industrial Park).
6. Work with the Columbia Shuswap
Regional District (CSRD) to support
enhanced regional transit options.
7. Work with BC Transit to improve the
experience of and convenience of using
transit, by offering multiple payment
methods and a transit app.
8. Work with Kwsaltktnéws ne
Secwepemcúl'ecw School District No.
83 to ensure routes and schedules
coordinate with and meet the needs of
students.
9. Plan for and increase HandyDART
service levels across the community.
51
Salmon Arm l Official Community Plan l Transportation l
10. Encourage transit use by ensuring
that good pedestrian infrastructure,
bike parking, shade, garbage cans, and
benches are located near transit stops.
11. Ensure transit stops are accessible by a
variety of other transportation modes
and by people of varying mobility levels.
Vehicular Policies
1. The Road Network Plan shown on Map
L - Road Network Plan was developed to
service current and future growth areas,
recognizing provincial highway functions.
The Road Network Plan consists of the
following components:
-
Provincial Highways;
-
Arterial Roads;
-
Collector Roads; and
-
Local Roads.
2. Develop a Complete Streets program to
create (future) road network plans.
3. Develop a Transportation Master Plan
which should include a review of:
-
traffic patterns;
-
projections; and
-
potential impacts along the road
network, including safety for non-
vehicular modes of transportation
and potential mitigation strategies.
4. As development occurs within the
UCB, look for opportunities to fill in the
existing Road Network with new streets
and laneways.
5. Map L - Road Network Plan identifies
Future Roads. These connections of
the Road Network may be conceptual
with no design or fully designed roads
connections. Future Roads may not
be fully dedicated and at the time of
development complete road design and
road dedication may be required.
6. Require new development to undertake
an analysis of the Road Network for lands
adjoining or adjacent to the proposed
development site. This analysis is to
include the Existing and Future roads
as identified in the Official Community
Plan (OCP) (see Map L - Road Network
Plan) and the developer may be required
to provide road reserve, dedication and
complete road design consistent with
best practices.
7. Amend the Subdivision and Development
Servicing Bylaw to identify exceptions
to the road and highway right-of-way
widths, including reductions or increases
in certain locations or circumstances.
8. Improve road safety in rural areas by
encouraging lower speeds through traffic
calming infrastructure.
9. Prepare policies and procedures for
funding the acquisition of additional
lands required to accommodate 25 metre
rights-of-way for arterial roads.
10. All roads not designated as provincial
highways, arterial roads, or collector
roads on Map L - Road Network Plan are
classified as local roads or laneways.
Provincial Highway Policies
1. The designated Provincial Highways
shown on Map L - Road Network Plan are
the Trans-Canada Highway and Highway
97B.
2. Development may be permitted in the
Highway Service/Tourist Commercial
and City Centre designations along the
Trans-Canada Highway and Highway 97B
corridors in accordance with this plan
prior to the development of frontage
roads, provided that sufficient land area
is reserved for same and restrictive
covenants are registered on title that
will prohibit direct highway access once
those frontage roads are constructed.
3. Work with the Ministry of Transportation
and Transit (MoTT) to establish right-of-
way requirements for frontage or service
roads.
4. Work with MoTT to improve the
Provincial Highways as part of the City's
long-term road network as follows:
-
plan for an additional intersection or
improvements on Highway 97B for
the Salmon Arm Industrial Park;
-
plan for intersection improvements
at Highway 97B and 10 Avenue SE;
-
plan for intersection improvements
on the Trans-Canada Highway at 50
Street NE in Canoe; and
-
review opportunities to create
improved intersections at new
locations to replace those
intersections with safety concerns.
5. Work with MoTT to minimize the negative
impacts of the Trans-Canada Highway on the
community by improving noise mitigation,
safety, and crossing opportunities for all
modes of transportation, and improving
maintenance along the highway right-of-way.
Parking and Loading Policies
1. Review parking requirements in the
Zoning Bylaw and the Downtown Parking
Specified Area to ensure a sufficient
parking supply while minimizing impacts
on urban character.
2. Create a balanced parking strategy
to support businesses while also
encouraging alternate transportation
modes.
3. Consider the feasibility of a parking
structure or parkade in Downtown to
free up commercial land currently used
for surface parking.
4. Ensure adequate parking and loading
zones for goods delivery in commercial
areas both on-street and through the
Development Permit process.
Rail System Policies
1. Work with Canadian Pacific Kansas
City (CPKC) Rail to explore means
of addressing noise, safety, and
crossing opportunities for all modes of
transportation, emergency situations, the
transportation of hazardous goods, and
the visual impacts of the railway right-of-
way on the community.
2. Work with CPKC Rail to develop an
active transportation crossing of the rail
line between the Growth Area C (Map
D - Growth Management Areas) and
the Foreshore Trail, in the vicinity of the
Raven neighbourhood.
Water Transport Policies
1. Areas designated for Lake Recreation
on Map A - Land Use may accommodate
all forms of water-orientated activities
including marinas and marine facilities.
2. Where adjoining the General Industrial
designation in Canoe, Lake Recreation
areas may accommodate water access
and other activities ancillary to the
industrial activity (e.g. log transport and
storage).
3. Explore the feasibility of inter community
water taxis and services between Canoe
and the Wharf and between Canoe and
Herald Provincial Park.
Figure 1: Shuswap Regional Airport (Salmon Arm) Operational Area and Approach Corridor
Air Transport Policies
1. Figure 1 delineates the Shuswap Regional
Airport (Salmon Arm) operational
area and approach corridor.Figure 1:
Shuswap Regional Airport (Salmon Arm)
Operational Area and Approach Corridor
2. Protect the airport approach corridor
for air operations by implementing the
following land use criteria through a
Zoning Bylaw Overlay:
-
restrict the height of buildings and
structures through zoning controls or
aerial easements;
-
restrict land uses which would be
adversely impacted by excessive
aircraft noise or contribute to conflicts
with air operations;
-
implement land use controls to
minimize problems of electrical
interference (transmission towers,
etc.), trees (e.g. height), and bird
hazard (landfills, etc.); and
-
comply with operational restrictions
of senior government agencies (e.g.
Canadian Aviation Regulation).
3. Support the concept of one common use
facility at the Shuswap Regional Airport
to discourage ad hoc, unlicensed facilities.
Emergency helipads may be permitted
elsewhere.
4. Helipads may be permitted as an
accessory use in conjunction with
commercial or industrial operations
subject to such facilities having no
provision for on-site fueling, maintenance,
or storage of aircrafts.
5. Continue to recognize and support the
Shuswap Regional Airport as an important
transportation asset.
54
Salmon Arm l Official Community Plan l Utilities and Infrastructure l
Utilities and Infrastructure
The planning of water, sanitary sewer and
storm drainage utilities and infrastructure
must be integrated with the planning for
future land uses. The overall goal is to
manage the City's infrastructure to promote
both fiscal and environmental sustainability
long term.
The City's water system consists of a primary
water source from Shuswap Lake and a
backup source at Metford Dam. The water
treatment plant has a capacity to service
a population of approximately 27,000 and
consistently meets the Canadian Drinking
Water Guidelines, BC Drinking Water
Protection Act, and the Safe Drinking Water
Regulations. Extension of the water metering
program continues.
The wastewater treatment facility currently
services a population of approximately
15,000 and is nearing capacity and need for
replacement. The current site with proposed
expansions can service a population of
30,000, but will need upgrading to handle
that growth.
The City has been gradually upgrading its
storm drainage system to an urban standard
as development has proceeded. Planning for
the storm drainage system is based on a 25
year return period storm event, and when
exceeded, new storm detention/retention
facilities are required. The City continues to
ensure that storm water discharge does not
negatively affect watercourses, particularly
Shuswap Lake.
Currently the City has collection programs
for solid waste, recyclables and organics
materials from lower density residential
areas, and the collected materials are
processed or disposed of through facilities
managed by the Columbia Shuswap Regional
District (CSRD), while multi-family buildings
are served by private contractors. Any solid
waste efforts therefore require cooperation
with these agencies.
A positive option for lessening impacts
related to solid waste is to consider the zero
waste/circular economy programs, where
waste is thought of as a "potential resource".
Utilities and Infrastructure Objectives
To develop and manage utilities in a manner
that emphasizes energy conservation,
environmental sustainability, and fiscal
responsibility.
To manage the City's infrastructure systems
consistent with best practices.
To improve the City's stormwater system
based on best practices to improve water
quality and quantity in watercourses and
Shuswap Lake.
To integrate natural infrastructure into storm
water management and protect ecosystem
function.
To improve the City's management of solid
waste in partnership with the CSRD.
Utilities and Infrastructure Policies
General Servicing Strategy Policies
1. Continue to provide water, sanitary
sewer, and storm management services
consistent with the phasing of Growth
Areas A, B, C, and E (see Map D - Growth
Management Areas).
2. Continue to carry out an infrastructure
analyses in alignment with the Service
Delivery Management Plan and asset
management best practices and use this
information to identify priorities for
upgrading and improving the system.
3. Manage water, sanitary sewer, and
storm management services in a manner
that emphasizes energy conservation,
environmental sustainability and fiscal
responsibility. Consider long term
maintenance programs and cost effective
operation of existing and future services
in relation to financial sustainability
when planning new utilities.
55
Salmon Arm l Official Community Plan l Utilities and Infrastructure l
4. Upgrade or require upgrading of
services in existing serviced areas
to accommodate cost effective
redevelopment to higher densities.
Priority setting and evaluation will occur
primarily through formal infrastructure
planning and the capital budget process.
5. Municipal utilities in the Forest Reserve,
Salmon Valley Agriculture, and Acreage
Reserve designations should not exceed
the existing standard or be extended,
except for the municipal water system
outlined in Section 6 Rural & Agriculture.
6. New utility extensions or statutory rights
of way within the ALR will be undertaken
only with any required approvals from
the ALC.
7. Continue to work cooperatively with
other private utility providers within the
City, including annual capital planning
consultations, towards the provision of a
full range of efficient, effective, modern
services to resident subscribers.
8. Upgrading of local infrastructure beyond
current service levels may be considered
through use of local service area
provisions where the project is funded
primarily by benefiting property owners.
Water Policies
1. Support extensions of the water system
within the Urban Containment Boundary
(UCB) consistent with the phasing of
Growth Areas A, B, C and E (see Map D -
Growth Management Areas).
2. Consider extensions of the water system
to existing developments outside the
UCB when the project is funded by the
benefitting property owners.
3. Do not support the establishment of new
private community water systems within
the City.
4. Do not assume responsibility for the
maintenance and operation of any
private community water systems
already operating within the City.
5. Prepare and implement water source
protection strategies for the City's
potable water supply sources as follows:
a. Work in cooperation with other
watershed stakeholders to
implement the recommendations of
the Water Source Protection Plan for
the East Canoe Creek watershed as
shown on Map N - Water System;
b. Implement the recommendations of
the water source protection strategy
for the City's Shuswap Lake potable
water source; and
c. Work with other Shuswap Lake
watershed stakeholders, including
the Shuswap Lake Integrated
Planning Process.
6. Address deficiencies in fire flow
capabilities (insufficient volume or
pressure for firefighting) within the water
system at the time of subdivision or
development approval, or through capital
works programs.
7. Update the Water Conservation Plan
and continue to implement this plan (e.g.
reducing water use through metering,
conservation measures, low water-use
fixtures and appliances).
Sanitary Sewer Policies
1. Support extensions of the sanitary sewer
system within the UCB consistent with
the phasing of Growth Areas A, B, C, and
E (see Map D - Growth Management
Areas).
2. The City will not support the extension
of the sanitary sewer system outside the
UCB. Private sanitary sewer connections
outside the UCB may be considered
for existing developments where main
extensions are not required, subject to
Council approval.
3. Continue to manage the City's sanitary
sewer system consistent with the
Service Delivery Management Plan, best
practices and the City's Liquid Waste
Management Plan.
4. Outside the UCB, septic tank and
ground disposal will continue to be the
primary method of disposing of sewage
effluent, subject to the regulations of the
Interior Health Authority and Ministry of
Environment.
5. Ground disposal or satellite wastewater
treatment plants may be considered
for developments within the UCB when
connections cannot be feasibly made
to the City system, and groundwater
resources can be protected.
56
Salmon Arm l Official Community Plan l Utilities and Infrastructure l
Storm Drainage Policies
1. Periodically review and update the
Integrated Stormwater Management
Plan, including recommendations on
best practices for managing rainwater
and stormwater to protect and
enhance water quality and quantity in
watercourses.
2. Stormwater utilities shall be designed
and constructed in an environmentally
sensitive manner using best management
practices (e.g. with permeable absorbent
landscapes, natural filtration of water
using vegetation, and slowing runoff
rates). Communicate these best
management practices to the public and
to developers.
3. Continue to use the existing natural
drainage pattern as the primary storm
drainage system and use stormwater
detention/retention as the principal
means of meeting the objective of
maintaining post-development flows at
pre-development levels.
4. Require new development to undertake
on-site siltation control measures and
vortex systems near Shuswap Lake,
where runoff could enter the stormwater
system or could damage nearby
ecosystems.
Green and Natural Infrastructure
Policies
1. Utilize the ecological services of green
and natural infrastructure (such as
rainwater capture and water quality
treatment) wherever possible.
2. Conduct an inventory of green and
natural infrastructure assets in the
community.
3. Review the Subdivision and Development
Servicing Bylaw to include green and
natural infrastructure provisions.
4. Maintain the inventory of the City's
storm water ditches to determine
purpose, function and the appropriate
level of service, particularly those ditches
located in the Salmon Valley rural and
agricultural areas.
Solid Waste Policies
1. Continue to use the landfill and other
infrastructure managed by the CSRD for
all solid waste, recycling and organics
programs.
2. Ensure that an adequate buffer is
maintained around the landfill and that
appropriate land uses are allowed in
the buffer, to ensure minimal impact to
landfill operations.
3. Continue to work cooperatively
with the CSRD regarding operation
and management of the landfill, and
enhancements to the curbside garbage,
organics, yard waste and recycling
collection programs.
4. Continue to work cooperatively
with the CSRD regarding operation
and management of the landfill, and
coordinate future airport planning and
land uses.
5. Continue to work cooperatively with the
CSRD regarding implementation of any
recommendations of an updated Solid
Waste Management Plan, and any waste
prevention and diversion strategies.
6. Continue with and enhance the recycling
collection program.
7. Support the development of proposed
new recycling collection facilities in
industrial areas.
8. Continue, review, and enhance the
residential organics collection program
to divert more materials from the landfill,
working with commercial operators
and collections from multi-family and
commercial properties.
9. Develop policy regarding the diversion of
construction and demolition waste from
the waste stream.
10. Develop policy around solid waste and
recycling collection facilities in the multi-
family residential Development Permit
Area (DPA) Guidelines.
57
Salmon Arm l Official Community Plan l Potential Hazard Areas l
Potential Hazard Areas
Potential hazards within the community
include flooding, debris flows, mud flows,
erosion, rock falls, subsidence, land slip, and
wildfires. Each spring, water levels rise as the
mountain snow melts and floods are a risk to
homes, farms, crops, and businesses. Excess
runoff may create the potential for debris
and mudflows and increase erosion. Steeper
slopes are generally more prone to land
slippage, landslides and rockfall. Wildfires
are a risk in forested areas, particularly
during the dry summer season.
Climate change is also increasing the
potential risk of hazards. The frequency of
floods and extreme rainfall is increasing,
along with extreme temperatures affecting
wildfire risk, live-ability, and food production.
Communities need to plan for the local
effects of climate change.
As we move forward with issues related to
hazards, the community can also make use of
Indigenous knowledge and ways of knowing,
and the consideration of hazards as natural
phenomena, such as the effect of water
and fire on our community. This approach
considers these phenomena as part of our
community.
This section provides new direction to assist
in building community resiliency and the
ability to address known hazards in the
community.
Potential Hazard Areas Objectives
To protect human life and property from
potential hazards.
To plan for and enhance community safety
and resiliency from climate related hazards.
To direct development away from areas
subject to hazards.
Potential Hazard Area Policies
1. The floodplain is identified as the 1:200
year floodplain and is shown on Map Q -
Potential Hazards.
2. The floodplain is subject to the Potential
Hazard Areas Development Permit
Area (DPA) guidelines of Section 18
Development Permit Areas.
3. Steep slopes are identified as slopes over
30% or identified as a debris flow hazard
area as shown on Map Q - Potential
Hazards. Steep slopes or debris flow
hazard areas are subject to the Potential
Hazard Areas DPAguidelines of Section
18 Development Permit Areas.
4. Review and update the Potential
Hazard Areas DPAguidelines and other
Development Permit Area guidelines,
particularly to consider:
-
creating a possible Wildfire Interface
DPA; and
-
creating FireSmart BC aligned
landscaping standards.
5. Review and update the floodplain
provisions of the Zoning Bylaw.
6. Introduce regulations managing the
removal and deposition of soils and other
fill materials.
7. To mitigate the risks associated with
steep slopes. flooding or debris flows,
lands subject to flooding or debris flows
(Map Q - Potential Hazards), will be
required, as a condition of rezoning,
development permit or subdivision
approval, to register a Land Title Act s.
219 restrictive covenant on title. The
covenant shall notify land owners that
the land may be at risk of geological
hazard, flooding or debris flow, and that
owners should take those precautions
outlined in any hydrogeological or
geohazard report provided with the
application. The covenants shall also save
the City harmless in the event of a slope
failure, flood or debris flow.
8. Continue to encourage property owners
to follow FireSmart BC principles
to protect their property, including
conducting assessments and possible
incentives.
9. Periodically review and update the
Community Wildfire Protection (or
preparedness) Plan.
10. Continue and expand fire smart
initiatives and wildfire related
educational programming through the
Fire Department.
11. Create an annual line item/amount in
the budget for wildfire management
purposes and projects.
12. Continue to work with the Columbia
Shuswap Regional District (CSRD) and
the Shuswap Emergency Program in
preparing and responding to hazards and
emergencies in the City and the region.
Participate in any multi-jurisdictional
emergency management organizations if
established.
13. Work with the CSRD and the Shuswap
Emergency Program in the preparation
of:
-
Hazard, Risk and Vulnerability
Analyses (HRVA);
-
emergency management plan(s);
-
emergency evacuation plan(s)
(particularly for vulnerable
populations); and
-
establishing areas for emergency
response and rapid deployment.
14. Continue to support Rap Attack wildfire
protection services adjacent to the
airport.
15. Continue the use of municipal facilities in
case of emergencies such as cooling and
warming centres.
16. When property located in areas of
established wildfire risk is transferred to
the City, the City should ensure that any
wildfire fuel modification is completed
prior to the transfer being completed.
17. Complete a corporate business
continuity plan for the City.
18. Restrict development on steep slopes
over 30%, and ensure that these areas
are retained as public or private natural
open space.
19. Consider incorporating the Guidelines
for New Development in Proximity to
Railway Operations, prepared by the
Federation of Canadian Municipalities
into the relevant provisions of the Zoning
Bylaw or DPA Guidelines.
20. Develop a steep slopes DPA or create
steep slopes regulations within the
Subdivision and Development Servicing
Bylaw to ensure appropriate servicing
standards on steep slopes, and to:
-
ensure slope stability;
-
address geotechnical concerns;
-
retain significant tree cover
(recognizing the challenges of
retaining patches of trees on steep
slopes);
-
encourage tree replacement planting;
and
-
minimize cut, fill and the need for
retaining walls.
IMPLEMENTATION
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
60
Salmon Arm l Official Community Plan l Implementation l 60
Implementation
Introduction
The policy and objectives outlined in this
OCP are the result of the significant public
engagement process that took place in
preparing of the document. The resulting
direction from the public to the City
represents significant new and additional
"asks" and requests significant service level
improvements from the City.
An OCP cannot "pre-approve" an initiative,
project or plan, as these must be provided
funds through the City's annual budget
process approved by Council. The policy and
proposals outlined in this OCP, if undertaken
quickly would represent a very significant
increase in municipal spending that could
only be completed with significant municipal
tax increases.
Borrowing funds may lessen the immediate
tax impact and spread the costs of some
projects over a longer period of time, but
will also have tax impacts resulting from
repayment and interest costs. Borrowing will
also require consent from the public as those
borrowing bylaws are created. Some projects
such as buildings and infrastructure are
more suited to borrowing, while plans and
ongoing programs are not suitable to fund via
borrowing. The required public consent also
means that the public will have further input
as implementation proceeds. If consent is
not provided to any borrowing request, then
Council cannot proceed with that project.
The City can also seek alternate sources
of funding for all plans and programs, in
the form of grants from other levels of
government. The City will, whenever a
suitable grant program is available, make an
application to the relevant program to lessen
the financial impact to the community.
Like borrowing, some of the priorities and
projects are more likely to have potential to
be eligible for grants, such as new facilities
or individual active transportation projects.
Other projects, such as transit however, are
already partially funded by the Province, and
so additional grants are very hard to come
by. Grants, by their unpredictable nature, will
also make it more difficult to schedule and
plan projects over time.
Partnerships with other agencies and
organizations also offer the potential for
sharing the risks and costs associated with
some of these initiatives, particularly with
respect to recreational facilities. Such
arrangements are relatively common in
other municipalities, and the City already
partners with the Shuswap Recreation
Society in operating recreational facilities
and the school district in sharing recreational
facilities. These arrangements while often
effective, tend to be more complex and take
more time to develop, with the need to align
interests and determine the allocation of
costs and benefits over time.
The public engagement process indicated
the following sentiment regarding order of
priorities:
1. New and/or improved recreational
facilities
2. Active transportation improvements
3. Transit improvements
4. Emissions reductions / climate change
programs
In crafting the implementation outline
proposed, this prioritization has been used as
a guide.
Active transportation improvements as
outlined in the Active Transportation
Network Plan, represented (in 2022) a total
cost of over $90 million to complete all of
the identified improvements. There are real
logistical and financial barriers to trying to
conduct this work over a short period of time.
In reality, the entire active transportation
plan will take years if not decades to be
fully completed. The active transportation
program has to be planned over a long period
of time.
Work Already Underway
The following work was underway as of the
drafting of the new OCP:
-
Development Cost Charge (DCC) Bylaw
review (completion in 2025)
-
Climate Action / Climate Resilience Plan
(started in 2024 and to be completed
in 2025). The following projects were
also suggested as part of the OCP in the
relevant policy sections, but there is
some logic in having the sequencing of
these projects following the adoption of
the Climate Action / Climate Resilience
Plan, which could determine the
appropriate priority (in addition to any
other projects or initiatives that are
identified as part of the plan):
-
EV bike subsidy / acquisition program
-
EV car sharing program
-
Fleet electrification / replacement and
infrastructure plan
-
Landscaping/ xeriscaping policy
(address need for resilient plants /
water consumption)
-
Program to incentivize energy
reduction programs in existing
residential building
-
Policies to support transportation and
ride share options for cars, bikes, and
scooter sharing
-
Building Bylaw review (STEP Code
levels)
-
Community Wildfire Preparedness /
Resilience Plan (CWP/RP) (budgeted for
2025)
-
Anti-Racism Strategy (completion in
2025)
The matrix on the next page is used to
indicate the relative complexity and difficulty
associated with the complete list of projects
and initiatives that are outlined in the OCP
resulting from the public engagement. It
provides context regarding the logistical
difficulty associated with each initiative.
Salmon Arm l Official Community Plan l Growth Management l 62
Project / Initiative
Effort
Impact
Resources
Time
Risk
Contingent
Total
Recreation Facility Service Delivery (asset) Management Plan
4
4
4
3
3
1
19
Master Plan(s) for Recreation Facility (re)development
4
4
4
3
2
1
18
-
Energy audits on all major municipal facilities
2
2
2
1
3
1
11
-
Short term development and long term operational
funding for recreational facilities
2
3
3
2
3
1
14
-
Adopt a policy addressing the storage of sports
equipment at City fields by user groups and
organizations, and the use of shipping containers
1
1
1
1
1
1
6
-
Access strategy or plan to support access to low-
barrier recreation
1
1
1
1
1
1
6
-
Enhance recreation and community programs geared
for youth
1
1
1
1
1
1
6
Neighbourhood Plans
4
3
3
3
2
1
16
Complete Zoning Bylaw rewrite
4
4
4
3
2
1
18
Review Subdivision and Development Servicing Bylaw
3
2
2
2
1
1
11
Review Pound and Animal Control Bylaw
1
1
1
1
1
1
6
Transit study / plan for future transit expansion and route
redesign
4
4
4
3
2
2
19
-
Transit fleet electrification / replacement plans
3
2
2
2
1
2
12
-
Transit fare review and evaluate options to provide free
transit
2
2
2
2
1
2
11
-
Transit - review multiple payment methods
1
2
1
2
1
2
9
Transportation Master Plan
4
2
4
2
2
1
15
-
Complete Streets Plan
2
2
2
1
1
1
9
Agricultural Plan / Food Systems Plan
3
3
3
2
1
1
13
Ratings
Effort 1 (low) 2 (medium) 3 (high) 4 (very high)
Time 1 (within 1 year) 2 (1-2 years) 3 (more than 2 years)
Impact 1 (small) 2 (moderate) 3 (high) 4 (significant)
Risk (Impact if not done) 1 (low) 2 (medium) 3 (high)
Resources (Staff & Finances) 1 (low) 2 (medium) 3 (high) 4 (very high)
Contingent (on others) 1 (no) 2 (yes)
63
Salmon Arm l Official Community Plan l Implementation l 63
63
Project/Initiative
Effort
Impact
Resources
Time
Risk
Contingent
Total
Urban Forestry Strategy
3
3
3
2
1
1
13
Youth Strategy
3
3
3
2
1
1
13
Update Arts and Culture Master Plan
3
3
3
2
1
1
13
-
Guidelines for alternations for buildings on the
Heritage Register
2
1
3
1
1
1
9
-
Management plans for City owned heritage buildings
and properties
2
1
2
1
1
1
8
Corporate Business Continuity Plan
3
2
3
2
3
1
14
Develop a secondary housing market monitoring report
3
2
3
1
1
2
12
Rental housing (RTE) revitalization tax exemption program
1
2
1
1
1
1
7
Water source protection strategies for potable water supply
sources
2
1
2
1
1
1
8
Update Water Conservation Plan
2
2
2
2
1
1
10
Reassess storm water ditches in Salmon River Valley
3
2
3
1
1
1
11
Industrial Servicing Plan
3
2
3
2
1
1
12
Policy regarding the diversion of construction and demolition
waste
3
3
3
2
1
2
14
Develop policy for multi family solid waste and recycling
collection facilities
2
1
2
1
1
1
8
Policy for funding the acquisition of additional rights-of-way
2
1
1
1
1
1
7
Update Environmentally Sensitive Riparian Development
Permit Area
3
2
2
2
1
1
11
Steep slopes Development Permit Area
3
2
3
2
1
1
12
Development Permit Area for marinas on Shuswap Lake
2
1
2
1
1
1
8
Create a Wildfire Interface Development Permit Area
3
2
3
2
2
1
13
Create FireSmart BC aligned landscaping standards
2
1
1
1
1
1
7
Expand fire smart initiatives related educational programming
3
2
2
3
1
1
12
Development of a School Site Acquisition Costs program
2
1
2
2
1
2
10
Community safety measures in rural and agricultural areas
2
1
1
1
1
1
7
Develop a place naming policy
1
1
1
2
1
1
7
Feasibility of water services between Canoe and the Wharf
and between Canoe and Herald Provincial Park
3
1
2
2
1
2
11
Develop KPIs
2
3
2
1
2
1
11
Downtown Waterfront Master Plan
4
2
3
2
1
2
14
64
64
Project / Initiative
2025
2026
2027
2028
2029
Develop KPIs
Active Transportation
Development Cost Charge (DCC) Bylaw review
Recreation Facility Service Delivery (asset) Management Plan
Master Plan(s) for Recreation (re)development*
Climate Action / Climate Resilience Plan*
Community Wildfire Preparedness / Resilience Plan
Anti-Racism Strategy
Neighbourhood Plans
Complete Zoning Bylaw rewrite
Review subdivision and development servicing bylaw
Review pound and animal control bylaw
Transit study / plan for future transit expansion and route redesign*
Transportation Master Plan
Complete Streets Plan
Agricultural Plan / Food Systems Plan
Urban Forestry Strategy
Corporate Business Continuity Plan
Inventory of storm water ditches in Salmon River Valley
Industrial Servicing Plan
Policy regarding the diversion of construction and demolition waste
Based on the preceding review, the following draft priority implementation matrix is proposed for the significant initiatives outlined in the OCP:
65
Salmon Arm l Official Community Plan l Implementation l 65
65
Project / Initiative
2025
2026
2027
2028
2029
TBD
Notes
Develop KPIs
Active Transportation
1
Development Cost Charge (DCC) Bylaw review
Recreation Facility Service Delivery (asset) Management Plan
Master Plan(s) for Recreation (re)development*
2
-
Energy audits on all major municipal facilities
3
-
Short term development and long term operational funding
for recreational facilities
4
-
Adopt a policy addressing the storage of sports equipment
at City fields by user groups and organizations, and the use
of shipping containers
3
-
Access strategy or plan to support access to low-barrier
recreation
3
-
Enhance recreation and community programs geared for
youth
3
Climate Action / Climate Resilience Plan*
-
EV bike subsidy / acquisition program
5
-
EV car sharing program
5
-
Fleet electrification / replacement and infrastructure plan
5
-
Landscaping/ xeriscaping policy (address need for resilient
plants / water consumption)
5
-
Program to incentivize energy reduction programs in
existing residential buildings
5
-
Policies to support transportation and ride share options
for cars, bikes, and scooter sharing
5
-
Building Bylaw review (STEP Code levels)
5
Community Wildfire Preparedness / Resilience Plan (CWP/RP)
Anti-Racism Strategy
Neighbourhood Plans
8
Complete Zoning Bylaw rewrite
Review subdivision and development servicing bylaw
A comprehensive overview of all the OCP initiatives is included below:
66
Salmon Arm l Official Community Plan l Implementation l 66
66
Project / Initiative
2025
2026
2027
2028
2029
TBD
Notes
Review pound and animal control bylaw
Transit study / plan for future transit expansion and route redesign*
-
Transit fleet electrification / replacement plans
6
-
Transit fare review and evaluate options to provide free transit
3
-
Transit - review multiple payment methods
3
-
Expand the transit network to employment areas (Industrial
Park)
3
Transportation Master Plan
-
Complete Streets Plan
Agricultural Plan / Food Systems Plan
Urban Forestry Strategy
Youth Strategy
3
Update Arts and Culture Master Plan
3
-
Guidelines for alternations for buildings on the Heritage
Register
3
-
Management plans for City owned heritage buildings and
properties
3
Corporate Business Continuity Plan
Develop a secondary housing market monitoring report
3
Rental housing (RTE) revitalization tax exemption program
3
Water source protection strategies for potable water
3
Update Water Conservation Plan
3
Reassess storm water ditches in Salmon River Valley
Industrial Servicing Plan
Policy regarding the diversion of construction and demolition waste
Downtown Waterfront Master Plan
Develop policy for multi-family solid waste and recycling collection
facilities
3
Policy for funding the acquisition of additional rights-of-way
3
Update Environmentally Sensitive Riparian Development Permit Area
3
Steep slopes Development Permit Area
3
Development Permit Area for marinas on Shuswap Lake
3
Create a Wildfire Interface Development Permit Area
3
67
Salmon Arm l Official Community Plan l Implementation l 67
67
Project / Initiative
2025
2026
2027
2028
2029
TBD
Notes
Create FireSmart BC aligned landscaping standards
3
Expand fire smart initiatives and wildfire related educational
programming
3
Development of a School Site Acquisition Costs program
3
Community safety measures in rural and agricultural areas
3
Develop a place naming policy
3
Feasibility of water services between Canoe and the Wharf and
between Canoe and Herald Provincial Park
3
Notes:
1.
As noted above, implementation of the complete active transportation will take years to complete in its' planned form. There are logistical and financial barriers that
prevent it from being done quickly.
2.
Redevelopment plans for a single facility could be undertaken at the same time as the service delivery / asset management plan, as well as more strategic facility
redevelopment plans. One facility could be advanced at the same time as these other plans.
3.
An opportunistic option of relatively low effort that could be undertaken in any year if the opportunity arises and adequate time, staff and funding can be sourced.
4.
This project has to follow after the facility redevelopment plan so that the nature and scope of funding needed is understood.
5.
These projects should be prioritized as part of the approval of the Climate Change / Resiliency Plan.
6.
This project can be undertaken once the future transit study / plan is complete.
7.
A Business Continuity Plan is required under the Emergency and Disaster Management Act [SBC 2023] Ch. 37.
8.
The initial plan for the High Density Area could be completed as part of the Zoning Bylaw review, followed by the second as time and resources are made available.
Ongoing Engagement
A number of options for ongoing engagement
in the community were raised as part of the
public engagement process to develop the
OCP. These included:
Student Council / Advisory Body
This body would be able to provide guidance
to Council from a youth perspective.
Previously a "shadow council" had been used
by the City, as a civic education and youth
engagement program with Kwsaltktnéws
ne Secwepemcúl'ecw School District No.
83. Previously students rotated in to sit
beside staff at a Council meeting, providing
comment and guidance. A terms of reference
to reform the body would be needed to make
it current and effective.
Resident Assembly
Similarly, a resident body or group could
be created to provide ongoing feedback to
Council. It would be engaged on matters
of interest at the discretion of Council, and
could provide a more comprehensive form of
public feedback, compared to neighbourhood
groups or committees. It could be formed
by a representative group of community
residents selected through a defined process
to provide ongoing feedback to the City,
and help in defining what matters most to
the community over time, as an inclusive
process and continuing form of community
engagement. By bringing together a diverse
group of citizens to learn, consider and work
toward consensus based recommendations,
the assembly represents a proactive
and inclusive approach to community
engagement. A terms of reference should be
developed if this approach is selected.
Climate Change Committee
This is a recommendation to form a citizen
climate change committee specifically to
assist in the review and development of
climate change / resilience related plans and
the review of the implementation of such
plans. This action is already underway.
Implementation - Annual Reporting
Reporting on implementation progress
would be undertaken as part of the City's
Annual Report, using an existing reporting
mechanism, rather than creating a separate
and independent reporting mechanism.
In order to provide an accountability
structure within the Annual Report on the
OCP, a set of significant metrics or Key
Performance Indicators (KPIs) should be
developed. This will allow progress against
these metrics could be measured across
time to determine if the OCP policies are
moving the community towards the stated
objectives. To keep the reporting at a
manageable level, between 1 and three KPIs
per policy section should be developed.
DEVELOPMENT PERMIT AREAS
A. Environmentally Sensitive Riparian Areas Development Permit Area
69
B. Multi-Family Residential Development Permit Area
73
C. Infill Residential Development Permit Area
81
D. Downtown Commercial Development Permit Area Designation
84
E. Commercial Highway Service/Tourist and Neighbourhood
Development Permit Areas
93
F. Industrial Development Permit Area Designation
97
G. Potential Hazard Areas Development Permit Area
100
H. Farm Protection Development Permit Area
102
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
70
Salmon Arm l Official Community Plan l Development Permit Area A. 70
A. Environmentally Sensitive
Riparian Areas Development
Permit Area
Designation
Pursuant to Section 488(1)(f) of the Local
Government Act, all Environmentally
Sensitive Riparian Areas shown on Map
H - Environmentally Sensitive Areas are
designated Environmentally Sensitive
Riparian Areas DPAs. These DPAs affect
all parcels of land adjacent to or containing
a watercourse or stream as defined in the
Riparian Areas Protection Regulation. The
Environmentally Sensitive Riparian Areas
DPA is equivalent to the riparian assessment
area of the Riparian Areas Regulation RAPR,
and means:
a. for a stream, the 30 metre strip on both
sides of the stream measured from the
high water mark;
b. for a ravine less than 60 metres wide,
a strip on both sides of the stream
measured from the high watermark to a
point that is 30 metres beyond the top of
the ravine bank; and
c. for a ravine 60 metres wide or greater,
a strip on both sides of the stream
measured from the high water mark to a
point that is 10 metres beyond the top of
the ravine bank.
Objectives
To protect Environmentally Sensitive
Riparian Areas that, through their protection,
will help in meeting the following objectives:
a. protection of environmentally sensitive
areas;
b. prevention or reduction of air, land, and
water pollution;
c. protection of quality and quantity of
groundwater and surface water;
d. conservation of scarce resources; and
e. protection of fish and fish habitats.
Application
Unless a Development Permit waiver
has been issued, all properties shown as
Environmentally Sensitive Riparian Areas on
Map H - Environmentally Sensitive Areas will
require a Development Permit prior to:
a. alteration of land;
b. subdivision; or
c. construction of, addition to, or
alteration of a building or structure. For
information, development as defined in
the Riparian Areas Regulation 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:
d. removal, alteration, disruption or
destruction of vegetation;
e. disturbance of soils;
f.
construction or erection of buildings or
structures;
g. creation of non-structural impervious or
semi-pervious surfaces;
h. flood protection works;
i.
construction of roads, trails, docks,
wharves, and bridges;
j.
provision and maintenance of sewer and
water services;
k. development of drainage systems;
l.
development of utility corridors; and
m. subdivision as defined in the Local
Government Act.
Exemptions
A Development Permit is not required if the
proposed project or development consists
only of:
a. Actions and activities performed by
federal, provincial or City staff or their
contractors to prevent, control, or reduce
flooding, erosion, slope failure or other
immediate threats to life or property,
including:
i.
emergency flood or erosion
protection works;
ii. clearing of an obstruction from a
bridge, culvert or drainage flow;
iii. repairs to bridges or safety fences.
b. The emergency removal of dangerous or
hazardous trees or tree limbs;
c. The implementation or construction of a
fish habitat restoration plan previously
authorized by the relevant federal or
provincial agencies;
71
Salmon Arm l Official Community Plan l Development Permit Area A. 71
71
d. The construction or maintenance of public
facilities by federal, provincial or City
agencies;
e. A renovation or alteration that does not
expand the existing building footprint; and
in the case of an exterior renovation or
alteration does not include any action that
would be considered a disturbance of the
feature being protected;
f.
Where the development is within
a Riparian Assessment Area but is
separated from the waterbody by a
developed public road right-of-way,
provided that the development does
not negatively impact the SPEA on the
opposite side of the road; and
g. For farm or agricultural activities which
are subject to the Farm Protection (Right
to Farm) Act (where the Riparian Areas
Regulation does not apply to agriculture).
Other legislation such as the Federal
Fisheries Act or the Provincial Water
Sustainability Act may apply to farm or
agriculture activities.
Waivers
Before making application for a Development
Permit, property owners or their agents may
submit a "Waiver Application" to determine
whether the proposed development qualifies
for a waiver of the Development Permit
process. Qualifying projects may be issued a
waiver in the following circumstances:
a. The registration of a restrictive covenant
on the subject property by the owner in
favour of and to the satisfaction of the
City that protects the riparian assessment
area from development as defined in the
Riparian Areas Regulation and specifies
how the area is to be protected and/or
maintained.
b. Notification to the City by the Ministry
of the Environment that an assessment
certified by a Qualified Environmental
Professional to identify the streamside
protection and enhancement area has
been approved in accordance with the
Riparian Areas Protection Regulation and
the registration of a restrictive covenant
on the subject property by the owner
in favour of and to the satisfaction of
the City that protects the streamside
protection and enhancement area
identified in the assessment and specifies
how the area is to be protected and/or
maintained.
An applicant for a Waiver may be required
to submit a plan prepared by a Qualified
Environmental Professional (QEP) that
identifies the high water mark (and/or top
of ravine bank) and the boundaries of the
riparian area assessment area and/or the
streamside protection and enhancement
area as identified in a certified assessment
prepared by the QEP. The plan may be
required to be a schedule as part of a
restrictive covenant registered as a condition
of a Waiver approval, and as such would need
to be prepared by a BC Land Surveyor (BCLS).
Any breach of the Waiver terms may result
in the cancellation of the waiver. Such
cancellation may require that the property
owner apply for a Development Permit. The
granting of a Waiver does not absolve the
applicant from other necessary approvals
(e.g. Building Permits etc.). Where a Waiver
cannot be granted, a Development Permit
will be required before the project can
proceed.
Guidelines
1. In issuing conditions relating to a
Development Permit Waiver or in issuing
Development Permit conditions, the City
may specify how Development Permit
objectives can be satisfied. This includes,
but is not limited to, consideration of the
following:
a. Protect unique or special natural
features such as land forms, rock
outcroppings, mature trees and
vegetation, drainage courses,
wetlands, hilltops and ridge lines;
b. Retain mature vegetation wherever
possible;
c. Use low-flow or drip irrigation
systems that minimize the use of
water;
d. Where land and/or natural vegetation
is disturbed or damaged, restore the
area with plants indigenous to the
area or other appropriate plants;
72
Salmon Arm l Official Community Plan l Development Permit Area A. 72
72
e. Not obstructing or causing
impediments to the channel or flow of
a stream, creek, watercourse, ditch,
drain, or sewer whether or not it is
located on private property; and
f.
Retain, in a largely undisturbed state
throughout and after the development
process (unless there exists a
hazardous condition which can only be
addressed by disturbing the site), an
area of land immediately adjacent to
the watercourse or stream as defined
in the Riparian Areas Regulation. The
area to remain free of development is
referred to as the riparian assessment
area.
2. The width of the riparian assessment
area shall be as defined in the Riparian
Areas Protection Regulation. Relaxation
of a SPEA may be considered only by
notification to the City by the Ministry of
Environment that an assessment certified
by a Qualified Environmental Professional
to identify the streamside protection and
enhancement area has been prepared
in accordance with the Riparian Areas
Regulation.
3. The City may consider Zoning Bylaw
variances, where necessary, in order to
prevent, or minimize encroachment into
the riparian assessment area. The changes
that may be considered include, but are
not limited to:
a. Reducing setbacks;
b. Increasing the allowable site coverage
of buildings;
c. Increasing maximum building height;
and
d. Reducing parking space requirements.
4. 4. In order to determine the location of an
Environmentally Sensitive Riparian Areas
DPA on a parcel, a property owner/agent
may be required to submit a plan prepared
by a BC Land Surveyor (BCLS) that
identifies the high water mark (and/or top
of ravine bank) and the boundaries of the
riparian area assessment area and/or the
streamside protection and enhancement
area as identified in a certified assessment
prepared by a Qualified Environmental
Professional.
5. The City may, in order to achieve
satisfaction of the above-noted guidelines,
issue a Development Permit that:
a. imposes conditions respecting the
sequence and timing of construction.
b. varies a bylaw dealing with subdivision
servicing requirements (by Council)
or zoning requirements (other than
issues relating to use or density).
c. includes requirements and conditions
or sets standards for:
-
areas of land that must remain
free of development, except in
accordance with any conditions
contained in the permit;
-
specified natural features or
areas to be preserved, protected,
restored or enhanced;
-
creek beds to be returned to the
Crown;
-
Riparian Areas to be protected;
-
works to be constructed to
preserve, protect, restore or
enhance natural watercourses or
other specified natural features
of the environment including
the incorporation of xeriscape
(drought resistant, low water
requirement) planting;
-
protection measures, including
that vegetation or trees be planted
or retained in order to:
-
conserve, protect, restore
or enhance fish habitat or
riparian areas;
-
control drainage; and
-
control erosion or protect
stream/watercourse banks.
6. The City may, where a Development
Permit Waiver or Development Permit
is required, request the applicant to
provide, at the applicant's expense,
development approval information:
a. Development approval information
may be required if the effects of the
proposed development in relation
to Development Permit objectives,
Official Community Plan (OCP)
policies, and other City bylaws and
regulations cannot be fully assessed
based on information otherwise
available. Development approval
information will be used to assist the
City in determining conditions or
requirements to be imposed in the
permit;
b. Development approval information
may include, in accordance with
the Riparian Areas Regulation, an
assessment approved by the Province
to identify the riparian assessment
area and/or streamside protection and
enhancement area; and
c. Development approval information
may include a plan prepared by a BC
Land Surveyor (BCLS) that identifies
the high water mark (and/or top of
ravine bank) and the boundaries of
the riparian assessment area and/
or the streamside protection and
enhancement area as identified in the
certified assessment prepared by the
Qualified Environmental Professional.
7. The City may, where a Development
Permit is required, require the registration
of a restrictive covenant on the subject
property by the owner in favour of and to
the satisfaction of the City of Salmon Arm
that protects the SPEA area identified
in a certified assessment prepared by a
Qualified Environmental Professional and
specifies how the area is to be protected
and/or maintained.
74
Salmon Arm l Official Community Plan l Development Permit Area B.
B. Multi-Family Residential
Development Permit Area
Designation
Pursuant to Section 488(1)(f) of the Local
Government Act, all land within the Medium
and High Density Residential designated
areas, as shown on Map A - Land Use, is
designated "Multi-family Development Permit
Area" and shall require a Development Permit
(DP) for all residential development comprised
of four (4) or more dwelling units.
Objectives
To promote quality building, site and
landscape design with high architectural
standards that support the objectives of this
Official Community Plan (OCP).
-
To ensure new multiple family housing
development projects respond to and
address local site conditions.
-
To promote landscape design requiring
enhanced parcel permeability and tree
cover.
-
To encourage safe pedestrian and vehicle
access within and around multi- family
developments.
-
To encourage the development of safe,
functional, and livable multi family
developments and neighbourhoods.
Application Submission Requirements
Development Permit application submissions
must meet the following minimum
requirements:
1. Site plans must be scaled and include
dimensioned parcel boundaries and
setbacks; pedestrian and vehicular access
and parking layouts; refuse and recycling
container areas; and any mechanical
equipment;
2. Grading and drainage plans must indicate
existing and proposed grades, proposed
building floor elevations, coverage, layout,
and elevations at top and bottom of steps
and retaining walls; and surface materials
with calculations of permeable surfaces,
on-site infiltration areas and proposed
stormwater management;
3. Architectural drawings, prepared by
a registered architect or qualified
professional compliant with the BC
Architect Act, must illustrate building
design, massing, materials, finishes and
colours;
4. Landscape plans, prepared by a registered
landscape architect or qualified/
experienced horticulturalist, must indicate
existing vegetation to be retained and
protected; hard surfacing; steps and
retaining walls; a planting plan and list
showing the number, species and sizes of
proposed plants. The extent and type of
irrigation, and amenity features, e.g. site
furniture, play areas, gathering areas; and
address/directional sign plan; and
5. Applicants are recommended that
prior to commencing a DP submission
preparation, to consult with the Planning
Department to determine any site-specific
requirements and considerations.
Site and Building-Siting Guidelines
The design approach to the site and building
siting shall:
1. Take advantage of existing site topography
while retaining as much natural
vegetation, especially mature healthy
trees, and unique site features as possible;
2. Minimize the use of monolithic retaining
walls where possible, and to break any
retaining structures into stepped, smaller
increments not exceeding 2.0 in height for
any single retaining wall;
Stepped retaining walls
75
Salmon Arm l Official Community Plan l Development Permit Area B.
3. Situate the building(s) in relation to
these site features and amenities, parks,
greenways, etc. delineating clearly
between public, semi-private and private
spaces;
4.
5.
6.
7.
8. Consider the safety and security of
residents in the design and layout of
the development with a focus on Crime
Prevention through Environmental Design
(CPTED) principles;
9. Strongly discourage walled or gated
developments that completely block off
visibility from the street;
10. Set parking away from the dominant
street frontage with clear safe vehicle
ingress/egress;
11. Provide and design quality outdoors
spaces for residents that foster social
gatherings, physical fitness for all ages,
structured or unstructured play, and/or
gardening;
12. Prioritize on-site outdoor children's
play areas in landscaped areas for those
developments located in excess of 400m
of a public playground;
13. Create safe non-vehicular transportation
connections from the dominant street
frontage and access points to all of the
buildings outdoor spaces;
Public, private and semi-privates spaces are clearly defined
Screen parking areas from the street
Create quality gathering spaces
76
Salmon Arm l Official Community Plan l Development Permit Area B.
14. Create pedestrian and cycling
connections that provide both internal
connectivity and efficient links to existing
or planned neighbouring sidewalks and
trails on adjacent streets or adjacent
developments;
15. Provide bicycle parking (racks or lockers)
indoors in secure areas with good
visibility, access, and lighting, and located
preferably near entrances. Exterior bike
parking should be covered where possible;
and
16. Minimize the impact of building shading
on adjacent residences and outdoor use
areas.
Create safe pedestrian connections to buildings
Create safe bicycle connections
77
Salmon Arm l Official Community Plan l Development Permit Area B.
Homes with defined entries that face the street
Articulate building massing
Architectural Guidelines
1. Design buildings with varied facades and
visual interest, with variation of facades
with setbacks or projections of 0.75
metres or more; large scale, monolithic or
bland blocks of buildings are discouraged.
2. Design all buildings with universal design
principles in mind, including:
-
being useful and marketable to people
with diverse abilities;
-
accommodating a wide range of
individual preferences and abilities;
-
being simple and intuitive use and
should be easy to understand;
-
communicating necessary information
effectively to the user;
-
minimizing hazards;
-
being efficiently and comfortably
usable;
-
appropriately size and spaces
regardless of user's body size, posture,
or mobility.
3. The requirements for varied and
articulated facades will be considered in
conjunction with meeting the building
performance requirements of the BC
Energy BC Energy StepCode or Zero
Carbon "Steps" and accommodations
made to meet these requirements.
5. Design buildings with well defined entries
and walkways from entries to the street
or circulation systems, and consider
weather protection over entry points,
balconies and porches when possible.
6. Design buildings with ground floor
residential units that provide a front door
and direct access to the exterior where
possible
4. Designs should incorporate a wide variety
of roof styles, provided rooftops are well
organized and attractive when seen from
above, neighbouring buildings and the
street.
78
Salmon Arm l Official Community Plan l Development Permit Area B.
Provide private and semi private spaces
Garages don't dominate the street
9. Use a mix of durable and high quality
building materials with consideration
to maintenance and the integration of
natural materials where possible.
10. Design and finishes of accessory
structures/buildings shall be consistent
with the architecture of the principal
buildings.
11. Enable natural light into interior spaces
and outdoor use areas to reduce the
energy needs, using passive solar
principles where possible.
12. Consider the use of alternative
technologies for on-site energy
production, e.g. solar, micro wind turbines,
geothermal, fuel cells and heat pumps.
13. Include areas for secure bike storage and
parking in all multi family developments,
particularly in apartment buildings where
each unit may not have direct access to
the ground floor. Bicycle racks, lockers
or indoor storage should be provided in a
secured area with good visibility, access,
and lighting, and located preferably near
entrances. Exterior bike parking should be
covered where possible.
14. Screen roof top mechanical equipment
from views in a manner that is consistent
with the architectural design of the
building. Locations of ground level
air conditioning units and HVAC
mechanical equipment should be sited in
a manner that does not impact adjacent
residential lots. Screening of on-grade
large mechanical equipment with noise
and vibration abatement material is
encouraged.
15. Exceptions to Development Permit Area
(DPA) guidelines or variances to building
projections into minimum setback areas
and minor variances to maximum building
height established by the Zoning Bylaw
may be considered for energy efficient
buildings that commit to achieve BC
Energy StepCode or Zero Carbon "Steps"
in excess of the requirements of the
Building Bylaw.
7. All dwelling units should have easy
access to useable private or semi-private
outdoor amenity space.
8. Design buildings with parking garages
or carports facing away from the street
as much as possible, in order that the
vehicular access is not a dominant design
element.
79
Salmon Arm l Official Community Plan l Development Permit Area B.
Landscape and Screening Guidelines
1. Maximize the amount of landscaped
areas on site and minimize the amount
of impervious paved surfaces to increase
the natural infiltration (absorption) of
rain water and to provide a more natural
character.
2. Limit mowed ornamental grass lawn areas
to highly visible areas and locations used
for recreation in order to maximize areas
for native, diverse and low maintenance
vegetation.
3. Select trees and other plants that will be
readily established and provide significant
visual impact upon planting, without
adversely affecting daylight or sunlight
penetration into buildings, areas for food
growing or open spaces when fully grown.
4. Select and plant native and/or drought
tolerant trees and plants suitable for the
local climate, using the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as
a reference.
5. Trees should provide adequate shade to
any outdoor amenity, social areas and play
spaces.
6. Design the landscape plan with
maintenance requirements in mind.
7. Developments are encouraged to
incorporate native, low maintenance and
xeriscape (drought resistant, low water
requirement) concepts in landscape plans.
8. Encourage the use of water filtration/re-
use systems that collect stormwater and
rainwater for irrigation.
9. Design the landscape plan to limit the
need for irrigation, and limit necessary
irrigation to any landscape areas
dedicated to food production.
10. Developments are encouraged to
incorporate species and plantings
in accordance with FireSmart BC
Landscaping Best Practices.
11. Consider energy efficiency and
conservation in landscape design, e.g.
moderate wind, provide shade in summer,
allow sunlight and daylight into buildings.
12. Locate walkways and amenity areas
(plazas, courtyards, patios, etc.) away
from vehicular traffic, with maximum
accessibility to residential units, and
accentuate them with landscaping.
13. Plant a uniform alignment of street
trees along public streets at the spacing
recommended by the City. Appropriate
spacing is 15 metres along arterials,
10 metres along local and collector
roads, lower spacing for smaller trees.
If boulevard tree planting is not feasible
along a street right-of-way, then tree
planting along the front and exterior
lot boundaries may be required at
appropriate intervals. For street tree
selection along public boulevards,
use the City's "Landscape Standards
and Recommended Species Guide"
(as amended from time to time)as a
reference.
Provide street trees
14. Visual screening in the form of solid
landscaping and/or fencing may be
required along some segments of a site's
perimeter, in particular along interior and
rear lot lines and around outdoor storage
areas.
80
Salmon Arm l Official Community Plan l Development Permit Area B.
15. Where landscaping for visual screening
is required, plants selected shall be of
sufficient height at maturity to provide a
continuous screen not less than 2 metres
in height and planted at a sufficient
density to provide a hedge effect.
Alternate screening measures such as
decorative solid fencing or decorative
walls not less than 2 metres in height
may be considered instead of or in
combination with planting.
16. Avoid using fences along street frontages
to screen the development. Where a fence
is unavoidable, use a transparent fence,
e.g. lattice, metal, and add landscaping
that allows views into and from the
development.
17. Design location and directional signs
(consistent with the City's address/
directional sign guidelines), maps and
mail box locations to be low profile,
ground oriented and externally lit with
low intensity fixtures accentuated by
landscaping.
18. Locate refuse and recycling container
areas and structures where they are
accessible to residents and for servicing,
screen them with an appropriate durable
enclosure, and provide landscaping
around the enclosure where possible.
Avoid direct exposure of refuse and
recycling areas to public streets.
19. Developments are encouraged to include
space for food garden spaces and spaces
for food production.
20. Consider the provision of a composting
system to generate materials that can be
used for landscape maintenance or garden
plots on the site.
Access, Circulation and Parking
Guidelines
1. Design the internal road system to
discourage speeding, and provide safe
pedestrian routes from sidewalks and
parking lots to building entrances.
2. Providing shared driveway access
and shared parking areas should be
considered whenever possible.
3. Parking areas shall be hard surfaced in
accordance with the Zoning Bylaw.
4. Include areas for convenient guest
parking when necessary. Smaller visitor
parking areas, in close proximity to
individual units or buildings, are favoured
over large parking areas.
5. Include areas design to accommodate
snow collection and storage for the winter
months (these areas can be shared with
parking requirements).
6. Reduce the amount of asphalt paving
and introducing other materials where
possible, preferably permeable, e.g.
permeable pavers, reinforced grass such
as Grass-Pave.
7. Encourage bio-swales, permeable paving,
and other design techniques that allow
greater infiltration of water in and around
parking areas.
8. Provide curb let-downs from accessible
parking spaces to buildings.
Landscaped islands in parking areas
9. Avoid parking areas where possible in
front yards. In parking areas in excess
of 20 stalls, intersperse intensively
landscaped islands or bioswales at least
1.5 metres wide, planted with hardy
vegetation and shade trees. Provide
landscaping at the ends of parking rows,
within and around parking lots as needed
to define parking clusters, increase human
comfort, provide visual relief, and increase
infiltration of rain water.
10. Encourage shared driveways to units with
individual vehicular access.
11. Encourage underground or below grade
parking that is well-lit and secured.
Lighting Guidelines
1. All exterior lights should emit the
minimum illumination level required for
safety and should not exceed 3000K
light colour temperatures to reduce light
pollution and nuisance.
2. Exterior lighting should be directed or
shielded to illuminate the ground so as
to not create unnecessary glare or light
trespass on adjacent properties.
3. All light fixtures shall be full cut-off
fixtures mounted such that no light
projects above the horizontal plane.
4. Non-full cutoff fixtures may be used
where the architecture of the building
restricts light above the horizontal plane
or the luminaire is mounted less than 1.0m
above grade for the purpose of pedestrian
lighting.
Exemptions
Development permits under this section are
not required for the following:
a. subdivision;
b. interior renovations;
c. exterior renovations which do not
require a building permit;
d. an addition of less than 100 square
metres of floor area, provided the
design is consistent - as determined by
the City - with the form and character
of existing buildings;
e. an accessory building of less than
100 square metres of floor area,
provided the design is consistent - as
determined by the City - with the form
and character of existing buildings;
f.
development of a duplex that is not
part of a multiple unit development,
strata or fee simple; and
g. development of a single family
dwelling, a secondary suite and/or
accessory dwelling unit qualifying that
the Infill Residential Development
Permit Area (DPA) may apply.
Non-cutoff
Semi-cutoff
Cutoff
Full Cutoff
Not recommended
Not recommended
Possible
Preferred/best
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Salmon Arm l Official Community Plan l Development Permit Area C.
C. Infill Residential
Development Permit Area
Designation
Pursuant to Section 488(1)(f) of the Local
Government Act, all land within the Low,
Medium and High Density Residential
designated areas shown on Map A - Land Use,
is designated "Infill Residential Development
Permit Area" and shall require a Development
Permit for cases where three (3) or four (4)
dwelling units are proposed to be developed
on a single parcel where permitted by the
Zoning Bylaw.
Objectives
To positively contribute to and integrate
quality higher density ground-oriented
housing within the context, scale and fabric of
the streetscape in mainly large-lot residential
neighbourhoods.
To secure well-considered landscaping and
site planning that provides quality private
outdoor living space for each dwelling unit;
provides a clear transition between the
private and public realm; and protects and
preserves mature trees.
To ensure that building design including
massing, cladding materials and window
placement are well considered and contribute
positively to the neighbourhood without
unduly compromising the privacy of adjacent
dwelling units and properties.
To secure clearly identified and accessible
pedestrian and emergency services access to
all dwelling units as well as the provision of
adequate servicing, on-site parking and safe
vehicle access from the public road.
Submission Requirements
For required drawing submissions, see the
requirements of the Multi Family Residential
Development Permit Area (DPA) section. This
Infill Residential DPA shall have the same
requirements.
Streetscape and Site Concept
Guidelines
1. Respect and be generally consistent
with the area streetscape by considering
surrounding building heights, scale, and
setbacks - despite build-out limits allowed
by zoning. For example, limit significant
height differences between proposed and
existing development by stepping down
dwelling massing to reflect the scale of
surrounding homes.
2. Overall design should respond to site
characteristics; for example, taking
advantage of views, topography and solar/
wind orientation. Consider the location
of adjacent pedestrian/trail/ cycling
networks.
3. Individual dwellings must not comprise of
identical repeated designs; instead, they
should be distinct in massing with some
variation of unit size and façade design -
all while achieving cohesion on the overall
parcel.
4. Infill dwellings should improve upon
and reflect the attributes of adjacent
homes (e.g.: roof styles, porches,
entrance features, materials). Where a
neighbourhood may contain neglected
properties, the development should set an
improved standard for infill going forward.
5. Individual dwelling units should face and
have entrances oriented to and visible
from a fronting street wherever possible.
In the case of parcels with flanking or
double frontages, building design should
also address these streets through the
orientation of entries and windows.
83
Salmon Arm l Official Community Plan l Development Permit Area C.
8. Developments are encouraged to
incorporate species and plantings
in accordance with FireSmart BC
Landscaping Best Practices.
9. Developments are encouraged to include
space for food garden spaces and spaces
for food production.
Building Design Guidelines
1. Ensure that each building is unique,
but the development remains cohesive,
sharing an architectural style, proportions,
and material palette.
2. Consider focal points at entrances,
generous glazing, porches and other
architectural features to emphasize the
ground floor as the highest design priority.
3. Avoid blank monolithic walls by
incorporating windows and articulating
the façade with well- proportioned
recesses/projections, reinforced by
building material changes and with
two or at most three durable, quality
exterior cladding materials. Vinyl siding is
discouraged.
4. The requirements for varied and
articulated facades will be considered in
conjunction with meeting the building
performance requirements of the BC
Energy BC Energy StepCode or Zero
Carbon "Steps" and accommodations
made to meet these requirements.
Landscape and Site Plan and Guidelines
1. Design the site and locate buildings so as
to protect mature trees, where possible;
and, if trees cannot be protected or if
there are no trees, ensure that adequate
space will protect root systems and allow
shade trees to reach mature size.
2. Consider landscaping strategically, for
example: to frame building entrances;
soften edges; screen parking and waste
bins; break up long building elevations;
enhance privacy; and manage snow and
storm water storage.
3. Maximize permeable surfaces across
the entire parcel. Developments with
extensive nonporous concrete, asphalt,
and solid roofs will not be supported.
Use low fencing, gates, landscaping
and a modest change in grade to define
transitions from the public right of way to
the private realm.
4. Link unit entrances to public sidewalks
and parking via an accessible path of
a minimum 1.2 metres width, and be
adequately illuminated for pedestrian
safety but not cast nuisance light into
other dwellings and yards (see Figure 1).
5. Design and delineate a semi-private
sheltered or recessed transition space
at the front door of each dwelling unit.
Carefully consider unit way-finding
to minimize confusion for visitors (or
emergency services).
6. Design each dwelling unit to have direct
access to its own designated private
outdoor amenity space that maximizes
sun and daylight and can be used year-
round.
7. Maximize the privacy of units on site and
on neighbouring properties by minimizing
"overlook" and direct sight lines between
dwellings through strategies such as:
-
off-set window locations in facing
walls;
-
consider dormers or clerestory
windows for light;
-
use of landscaping or screening;
-
locate doors and patios to minimize
potential noise and nuisance between
units; and
-
setback, angle or articulate facades
where windows may compromise
privacy.
Figure 1: Down-lights & signs at access path to units.
4121
Units
Servicing, Access and Parking
Guidelines
1. Ensure that vehicle access is via one
shared driveway off the secondary street
or lane, where available, and minimize
the impact of headlights shining into unit
windows. Where vehicle access is only
available via the primary street, provide
for safe access/egress, eliminating the
need for vehicles to back onto the public
road.
2. Ensure that on-site parking is integrated
in one common area or structure,
preferably enclosed or screened, to
eliminate the need to access parking and
garages within individual units.
3. Minimize internal vehicle circulation.
Where it is necessary, consider that it may
serve as additional shared amenity space
using strategies such as quality permeable
materials (e.g. interlocking, permeable
pavers), providing useable gathering and
playing areas (and not large, monolithic
paved areas).
4. Ensure the common utility and water
service location is protected and remains
accessible for service providers.
5. Ensure the site provides for combined
solid waste pick-up/bin storage that is
enclosed or otherwise screened from
view.
85
Salmon Arm l Official Community Plan l Development Permit Area D.
g. Landscape plans shall be prepared by
a registered landscape architect or a
landscape designer.
Siting and Building Guidelines
1. Design buildings to be consistent or
complementary with the proportion,
scale and massing of commercial buildings
adjacent to the new development.
2. Design buildings that are comfortable and
interesting for pedestrians rather than
monolithic building massing.
3. Design all multi family residential buildings
with universal design principles in mind,
including:
-
being useful and marketable to people
with diverse abilities;
-
accommodating a wide range of
individual preferences and abilities;
-
being simple and intuitive use and
should be easy to understand;
-
communicating necessary information
effectively to the user;
-
minimizing hazards;
-
being efficiently and comfortably
usable;
-
appropriately size and spaces
regardless of user's body size, posture,
or mobility.
4. Use quality and durable building materials
to emphasize character and maintain
visual continuity.
Site plans must include:
a. Lot dimensions and setback dimensions
taken from the building to all property
lines; pedestrian and vehicular access
and parking layout, with dimensions
for parking stalls and travel aisles; solid
waste and recycling container areas;
any mechanical equipment at grade; and
all surface materials such as paving and
landscape areas;
b. Grading and drainage plans indicating
existing and proposed grades, proposed
building floor elevations, location, layout,
and elevations at top and bottom of all
steps and retaining walls; and on-site
infiltration areas and storm drainage;
c. Drawings shall clearly indicate the
materials, finish and colour of the
buildings;
d. A landscape plan must indicate existing
vegetation to be retained and protected;
hard surfaces; steps and retaining walls;
mowed and rough grass areas; planting
areas; and a planting plan with a plant
list showing the number, species and
sizes of proposed plants; extent and type
of irrigation, and landscape amenity
features, e.g. site furniture, gathering
areas;
e. Landscape design should integrate
xeriscape and / or species that are
suited to the local environment and
the site conditions. Use of irrigation
beyond landscape establishment is not
encouraged;
f.
Building drawings shall be prepared by a
registered architect;
D. Downtown Commercial
Development Permit Area
Designation
Pursuant to Section 488(1)(f) of the Local
Government Act, all land located within
the Commercial City Center (Downtown)
designated area, as shown on Map A - Land
Use, is designated "Downtown Commercial
Development Permit Area".
Objectives
To promote quality building, site, landscape
and streetscape design with the highest level
of architectural standards.
To distinguish the Downtown as a leading
precinct in urban design, supporting high
levels of safe and varied pedestrian use and
social interaction.
To provide the City with the ability to tailor
new Downtown commercial development to
local site conditions.
To promote environmentally sensitive
building and landscape approaches.
Submission Requirements
Drawings submitted for a Development
Permit application must meet the following
minimum requirements:
86
Salmon Arm l Official Community Plan l Development Permit Area D.
5. Encourage outdoor spaces that permit an
activity in the building to extend onto the
sidewalk without obstructing pedestrian
flow, e.g. patios, courtyards, terraces,
landscaped areas.
6. On corner sites, locate the principal
building entrance at the corner, and
design this as a reference point or
landmark. Where building entrances
cannot be located at the corner, provide a
landscaped area with seating and special
features at the corner.
7. Consider the safety and security of
pedestrians in the design and layout of the
development with a particular focus on
the following Crime Prevention Through
Environmental Design (CPTED) principles:
-
Natural Surveillance: a design
strategy that is directed at keeping
people under observation. It is based
on a simple premise that a person
will be less likely to act improperly
if he or she can be seen. Natural
surveillance is commonly associated
with the establishment of clear
sightlines. Natural surveillance can be
complemented by mechanical forms of
surveillance (closed circuit television)
and/or organized forms such as
security and police patrols.
-
Natural Control Access: is based on
the simple premise that a person who
is confronted with a clearly defined
and/or strategically developed
boundary, will typically show it some
deference by respecting the way it
guides and influences their movement
as they transition from public through
private space. Natural forms of access
control includes fences, low walls,
landscaping, gates and any barrier
that is natural for the environment
including topographical features, sales
counters and even distance.
-
Territorial Reinforcement: is a design
concept that realizes that physical
design can create or extend a sphere
of influence so that users develop
a sense of proprietorship that is
noticeable to the offender. It creates
clear "public," "semi-public," and
"private" spaces.
8. Site buildings to maximize available
sunlight in public spaces.
9. Design buildings with segments to
accommodate multiple storefronts. Avoid
a continuous facade of more than 10
metres without a separately defined break
or articulated portion.
10. The requirements for varied and
articulated facades will be considered in
conjunction with meeting the building
performance requirements of the BC
Energy BC Energy StepCode or Zero
Carbon "Steps" and accommodations
made to meet these requirements.
11. Use local, durable and high quality
building materials, integrating natural
materials such as local stone, brick, and
wood, as well as low-e glazing.
12. Screen roof top mechanical equipment
from views in a manner that is consistent
with the architectural design of the
building. Do not locate intakes and outlets
for ventilation adjacent to pedestrian
walkways.
13. The design of this building incorporates
key desired principles such as:
-
a pitched roof (6:12 - 12:12) with
accents such as dormer windows
-
a façade that is divided into smaller
sections of 9 to 16 metres to provide
an appropriate sense of scale and
massing
-
a setback for landscape and retail
opportunities
-
an architectural accent (for a building
on a corner)
87
Salmon Arm l Official Community Plan l Development Permit Area D.
Legend
1.
Building façade divided into segments to
accommodate multiple storefronts
2.
The use of local materials and earth tone colours
3.
Sign banner consistent with adjacent building
4.
Decorative treatment of second floor windows
blends with street level façade treatment
5.
Creative sign applications for corner buildings
where applicable
6.
Pitched roof design blends well with adjacent
structure
7.
Transom windows on second unit provide interest
8.
Rooftop HVAC equipment is concealed
9.
Existing building with new façade treatments
10. New three storey building provides height and
massing consistency along the street
Figure 1: Infill Building Design
A good example of an interesting
roof and a coordinated façade
A good example of the use of
material - the main entrance is
accentuated with stone, the façade
is limited to two primary materials,
stucco and stone
The use of local material
such as stone on this
building helps to create
a strong identity and
character in the City
Centre
Figure 2: New Building Design
Photos A and B illustrate good examples
of treatments for commercial building
entrances, signs, and roof design
Left: a non-defined composition of the
façade and poor proportions of the
openings
Centre: horizontally composed façade
does not contribute to a small city
streetscape
Right: vertical composition of the
openings provides great street rhythm
and building proportions
Evolution from a streetscape with
a mix of inconsistent massing and
building proportions to a more
harmonious and human-scale
urban environment with well-
designed architecture
Figure 3: Building Treatment
88
Salmon Arm l Official Community Plan l Development Permit Area D.
Façade Design Guidelines
1. Provide unified architectural detailing on
facades.
2. Design the ground floor with direct visual
and physical access between the ground
level and the street, with pedestrian-
oriented uses and easily identifiable
pedestrian access points.
3. Avoid blank walls on the first two storeys
facing pedestrian areas, encouraging
windows, detailing and art. Continue
windows on higher levels facing
pedestrian areas.
4. Maintain a consistent grade between the
sidewalk and entrances or public areas in
front of buildings, with barrier-free access
to primary building entrances.
5. Provide weather protection for
pedestrians through the use of canopies,
awnings or arcades.
6. Incorporate signs as an integral part of
façade design, coordinating with adjacent
buildings where possible.
7. Design building facades to step back from
the street above 2 storeys, considering the
need to meet the building performance
requirements of the BC Energy BC Energy
StepCode or Zero Carbon "Steps".
8. Locate facades at the setback line,
stepping back only for usable urban
spaces or special features.
Collectively, façade design can strengthen the pedestrian environment, enhance the visual character, and improve the
economic and social vitality of a city block.
Figure 4: Façade design
Façade design can include complementary materials that provide texture and contrast to add a sense of richness to the
streetscape. Generous window placement also helps to create a successful retail environment.
Figure 5: Façade design
89
Salmon Arm l Official Community Plan l Development Permit Area D.
Legend
1.
Base panel or kick plate with architectural material
to match character of building and local context
2.
Storefront door
3.
Display window to promote visibility of retail goods
and indoor activity
4.
Sign band for prominent display of retail
establishment
5.
Sign lighting with external light fixtures
6.
Transom window
7.
Colonnade pilaster and colonnade to provide all
weather comfort for pedestrians
8.
Glass or opaque canopy
9.
Wood trim, accents and heavy wood timbers of
pilasters and columns add character
Figure 6: Storefront/Façade Design
A quality storefront design can greatly
enhance the image of the retail business
and the overall character of the street
The placement of windows and doors
can be used to establish a rhythm along
the street
Architectural detailing, signage and
landscaping provide a well-defined and
pleasing entrance
A good example of a façade
redevelopment in the Downtown
Figure 5: Façade design
90
Salmon Arm l Official Community Plan l Development Permit Area D.
11. Plant a uniform alignment of street
trees along public streets at the spacing
recommended by the City. Appropriate
spacings are 15 metres along arterials,
10 metres along local and collector
streets, lower spacing for smaller trees.
If boulevard tree planting is not feasible
along a street right-of-way, then tree
planting along the front and exterior
lot boundaries may be required at
appropriate intervals.
12. For street tree selection along public
boulevards, use the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as
a reference.
13. Perimeter landscaping to reduce the
visual impact of parking may be required
in some situations. This will typically be
a combination of grass, low shrubs and
deciduous trees to retain visibility.
14. Locate refuse and recycling container
areas where they are accessible to
businesses and to container pick-up
trucks, screen them with an appropriate
durable enclosure, and provide
landscaping around the perimeter of the
enclosure where possible. Avoid direct
exposure of refuse and recycling areas to
public streets.
15. Developments are encouraged to include
space for food garden spaces and spaces
for food production.
Landscape Design Guidelines
1. Design with an emphasis on street trees
and landscaping.
2. Integrate public and private pedestrian
and landscaped spaces.
3. Encourage public art in pedestrian and
landscaped spaces.
4. Use quality materials for hard landscape
construction to complement the high
quality materials of the buildings.
5. Incorporate pedestrian scale lighting in
outdoor use and landscaped areas.
6. Select trees and other plants that will be
readily established and provide significant
visual impact upon planting, without
adversely affecting daylight or sunlight
penetration into buildings, areas for food
growing or open spaces when fully grown.
7. Select and plant native and/or drought
tolerant trees and plants suitable for the
local climate, using the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as
a reference.
8. Trees should provide adequate shade to
any outdoor amenity or social areas.
9. Developments are encouraged to
incorporate species and plantings
in accordance with FireSmart BC
Landscaping Best Practices.
10. In the landscape plan, consider finished
site grades, utilities, views, shade and sun
angles, needs for privacy or screening,
user safety, maintenance and irrigation
requirements, and all other typical site
planning criteria.
Legend
1.
Parking to the rear of building
2.
Pedestrian access at rear of building from parking
3.
Two-way vehicular access drive
4.
Opportunity for entrance and signage identification
5.
Perimeter landscaping to screen parking and
provide a buffer from adjacent properties
6.
Opportunity for additional retail space or courtyard
with pedestrian elements and landscape features
7.
Identifiable building entrances
8.
Utilities and storage contained and screened
Figure 7: Site Design
91
Salmon Arm l Official Community Plan l Development Permit Area D.
Legend
1.
Focal point of courtyard - sculpture, water or
landscape feature
2.
Lighting, benches and site furniture
3.
Vegetation to provide interest and comfort
4.
Access to buildings and adjacent facilities such as
parking
5.
Courtyard is open to the street to create a safe
environment and promote retail activity
6.
Accessible surfaces to accommodate non-vehicular
access from the street
Figure 8: Courtyard Design
Figure 10: Building Setback Area
Figure 9: Landscape Treatment
Buildings with well-designed landscape treatments and rear lot parking contribute to a well designed, green and inspiring
streetscape
A colonnade can be
constructed to improve non-
vehicular access from rear lot
parking areas
A building setback area can be used to maximize retail space
and provide opportunities for landscaping
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Salmon Arm l Official Community Plan l Development Permit Area D.
Access, Circulation and Parking Area
Guidelines
1. Minimize potential pedestrian and
vehicular conflicts through well defined
streets and parking lot accesses that
respect pedestrian corridors. Develop
shared vehicular access points and
parking lots where possible.
2. Locate parking lots at the rear of lots, or to
the sides of buildings where parking is not
possible at the rear.
3. Design parking lots for efficient
circulation of all types of vehicles, with
a layout that discourages speeding and
provides safe pedestrian routes from
parking lots to sidewalks and building
entrances.
4. Maximize the amount of landscaped
areas on site and minimize the amount
of impervious paved surfaces to increase
the natural infiltration (absorption) of
rain water and to provide a more natural
character.
5. Encourage bioswales, permeable paving,
and other design techniques that allow
greater infiltration of water in and around
parking areas.
6. Provide curb let-downs to accommodate
universal accessibility from disabled
parking spaces to sidewalks and buildings.
7. In parking areas in excess of 20 stalls,
intersperse intensively landscaped islands
or bioswales at least 1.5 metres wide,
planted with hardy vegetation and shade
trees. Provide landscaping at the ends of
parking rows, within and around parking
lots as needed to define parking clusters,
8. Encourage underground or below grade
parking that is well-lit and secured.
Legend
1.
Building with strong visual connection to the street
2.
Parking at rear of building
3.
Two-way vehicular access
4.
On-street parking where permitted
5.
Landscape opportunity with direct connection to
and access from the street
Figure 11: Parking Layout and Design
Figure 12: Streetscape
A combined driveway entrance can be incorporated to reduce potential pedestrian and vehicle conflicts. Organized traffic
and vehicular access provides improved streetscape opportunities.
increase human comfort, provide visual
relief, and increase infiltration of rain
water.
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Salmon Arm l Official Community Plan l Development Permit Area D.
Lighting Guidelines
1. All exterior lights should emit the
minimum illumination level required for
safety and should not exceed 3000K
light colour temperatures to reduce light
pollution and nuisance.
2. Exterior lighting should be directed or
shielded to illuminate the ground so as
to not create unnecessary glare or light
trespass on adjacent properties.
3. All light fixtures shall be full cut-off
fixtures mounted such that no light
projects above the horizontal plane.
4. Non-full cutoff fixtures may be used
where the architecture of the building
restricts light above the horizontal plane
or the luminaire is mounted less than 1.0m
above grade for the purpose of pedestrian
lighting.
Exemptions
Development permits are not required in the
Downtown Commercial Development Permit
Area (DPA) for:
a. interior renovations;
b. an exterior renovation which does not
require a building permit;
c. an exterior addition with less than 100
square metres of floor area, in which the
design is consistent with the form and
character of the existing buildings as
determined by the Planning Department;
d. an accessory building with less than 50
square metres of floor area, in which
the design is consistent with the form
and character of the existing principal
buildings as determined by the Planning
Department; and
e. a subdivision application.
Non-cutoff
Semi-cutoff
Cutoff
Full Cutoff
Not recommended
Not recommended
Possible
Preferred/best
94
Salmon Arm l Official Community Plan l Development Permit Area E.
-
accommodating a wide range of
individual preferences and abilities;
-
being simple and intuitive use and
should be easy to understand;
-
communicating necessary information
effectively to the user;
-
minimizing hazards;
-
being efficiently and comfortably
usable; and
-
appropriately size and spaces
regardless of user's body size, posture,
or mobility.
4. Locate parking lots at the rear of lots, or to
the sides of buildings where parking is not
possible in the rear.
5. Design portions of buildings visible from
a provincial highway or city street with
architectural interest, with design features
such as varying roof lines, extensive
glazing, well defined entrances, business-
specific signage, and high quality exterior
elements.
6. Consider the safety and security of
businesses and customers in the design
and layout of the development with a
particular focus on the following Crime
Prevention through Environmental Design
(CPTED) principles:
E. Commercial Highway
Service/Tourist and Commercial
Neighbourhood Development
Permit Areas
Designation
Pursuant to Section 488(1)(f) of the Local
Government Act, all land located within
the Commercial - Highway Service/
Tourist designated area, as shown on Map
A - Land Use, and all land located outside
the Commercial - Highway Service/
Tourist designated area zoned C-5 (Tourist
Commercial Zone), is designated "Commercial
Highway Service/Tourist Development
Permit Area", and all land located within the
Commercial -Neighbourhood designated
area, as shown on Map A - Land Use, is
designated "Commercial Neighbourhood
Development Permit Area".
Except where specifically noted in this
section, the following provisions relate
to both Commercial Highway Service/
Tourist and Commercial Neighbourhood
Development Permit Areas (DPAs).
Objectives
To promote quality building, site and
landscape design with high level architectural
standards.
To ensure that commercial developments
provide a positive impression of Salmon Arm
along provincial highways, city roads and in
residential neighbourhoods.
To encourage new commercial developments
to promote safe non-vehicular access.
To promote environmentally sensitive
building and landscape approaches.
Submission Requirements
Drawings submitted for a Development
Permit application must meet the same
minimum requirements as those specified in
the Downtown Commercial DPA Section.
Siting and Building Guidelines
1. Design the site layout and building
locations to:
a. retain and protect important natural
vegetation, rocks, and unique site
features, including unique tree
species, mature trees that are not a
hazard, other significant vegetation;
b. encourage the penetration of sunlight
and natural light into interior spaces
to reduce the energy needed for
lighting and heating, using passive
solar siting principles; and
c. work with the existing topography,
minimizing the need for cut and fill or
tall retaining walls.
2. Orient building frontages and main
entrances to the dominant street
frontage, with well defined entries with
walkways and bicycle access to the street.
3. Design all buildings with universal design
principles in mind, including:
-
being useful and marketable to people
with diverse abilities;
95
Salmon Arm l Official Community Plan l Development Permit Area E.
4. Consider weather protection over entry
points, balconies and porches, e.g. roof
overhangs, or area inset below the floor
above.
Landscape and Screening Guidelines
1. Maximize the amount of landscaped areas
on site to increase the natural infiltration
of rain water, with landscaping along
adjacent streets and adjoining residential
sites.
2. Design the landscape to define the edges
of the site, and minimize the view of
parking lots from the streets and adjacent
residential sites.
3. Consider hard surface paving other than
asphalt adjacent to streets to create more
interest and reduce the visual impact of
the asphalt.
4. Select trees and other plants that will be
readily established and provide significant
visual impact upon planting.
5. Trees should provide adequate shade to
any outdoor amenity or social areas, while
not impacting areas for food growing.
6. In the landscape plan, consider finished
site grades, location and heights of
retaining walls, underground irrigation
alignments, utilities, views, shade and sun
angles, needs for privacy or screening,
user safety and maintenance and irrigation
requirements.
7. Consider energy efficiency and
conservation in landscape design, e.g.
moderate wind, provide shade in summer,
allow sunlight and daylight into buildings.
7. Screen roof top mechanical equipment
from views in a manner that is consistent
with the architectural design of the
building. Screening of on-grade large
mechanical equipment with noise
and vibration abatement material is
encouraged.
8. Design facades and rooflines of accessory
structures and buildings in a manner that
is consistent with the architectural design
of the principal buildings.
9. Consider the use of alternative
technologies for on-site energy
production, e.g., geothermal, photo-voltaic
and fuel cells, heat pumps.
Siting and Building Guidelines
for Commercial Neighbourhood
Development Permit Areas Only
1. Design buildings with varied facades
and articulated roof lines, or design in
a contemporary style that offers visual
interest. The intent of this guideline is to
discourage large bland buildings.
2. The requirements for varied and
articulated facades will be considered in
conjunction with meeting the building
performance requirements of the BC
Energy BC Energy StepCode or Zero
Carbon "Steps" and accommodations
made to meet these requirements.
3. Use durable and high quality building
materials, integrating natural materials
such as local stone, brick, and wood, as
well as low-e glazing.
-
Natural Surveillance: a design
strategy that is directed at keeping
people under observation. It is based
on a simple premise that a person
will be less likely to act improperly
if he or she can be seen. Natural
surveillance is commonly associated
with the establishment of clear
sightlines. Natural surveillance can be
complemented by mechanical forms of
surveillance (closed circuit television)
and/or organized forms such as
security and police patrols.
-
Natural Control Access: is based on
the simple premise that a person who
is confronted with a clearly defined
and/or strategically developed
boundary, will typically show it some
deference by respecting the way it
guides and influences their movement
as they transition from public through
private space. Natural forms of access
control includes fences, low walls,
landscaping, gates and any barrier
that is natural for the environment
including topographical features, sales
counters and even distance.
-
Territorial Reinforcement: is a design
concept that realizes that physical
design can create or extend a sphere
of influence so that users develop
a sense of proprietorship that is
noticeable to the offender. It creates
clear "public," "semi-public," and
"private" spaces.
96
Salmon Arm l Official Community Plan l Development Permit Area Guidelines
3. Locate parking lots at the rear of lots, or to
the sides of buildings where parking is not
possible in the rear.
4. Encourage reducing the amount of asphalt
paving and introducing other materials
where possible, preferably permeable, e.g.
permeable pavers, reinforced grass such as
Grass-Pave.
5. Encourage bioswales, permeable paving,
and other design techniques that allow
greater infiltration of water in and around
parking areas.
6. Maximize the amount of landscaped
areas on site and minimize the amount
of impervious paved surfaces to increase
the natural infiltration (absorption) of
rain water and to provide a more natural
character.
7. Provide curb let-downs to accommodate
universal accessibility from disabled
parking spaces to buildings.
8. Encourage shared parking lot accesses to
adjacent developments.
9. Site buildings rather than parking lots on
corners.
10. In parking areas in excess of 20 stalls,
intersperse intensively landscaped
islands or bioswales at least 1.5 metres
wide, planted with hardy vegetation and
shade trees. Provide landscaping at the
ends of parking rows, within and around
parking lots as needed to increase human
comfort, provide visual relief, and increase
infiltration of rain water.
14. Visual screening in the form of solid
landscaping and/or fencing may be
required along some segments of a
site's perimeter, particularly adjacent to
residential development.
15. Where landscaping for visual screening
is required, plants selected shall be of
sufficient height at maturity to provide a
continuous screen not less than 2 metres
in height and planted at a sufficient
density to provide a hedge effect.
Alternate screening measures such as
decorative solid fencing or decorative
walls not less than 2 metres in height
may be considered instead of or in
combination with planting.
16. Locate refuse and recycling container
areas where they are accessible to
businesses and to container pick-up
trucks, screen them with an appropriate
durable enclosure, and provide
landscaping around the perimeter of the
enclosure where possible. Avoid direct
exposure of refuse and recycling areas to
public streets.
Access, Circulation and Parking Area
Guidelines
1. Design the internal road and parking
system for efficient circulation of all types
of vehicles, with a layout that discourages
speeding, and provides safe pedestrian
routes from parking lots to building
entrances.
2. Parking areas shall be hard surfaced in
accordance with the City's Zoning Bylaw.
8. Developments are encouraged to
incorporate native, low maintenance and
xeriscape (drought resistant, low water
requirement) concepts in landscape plans.
9. Developments are encouraged to include
space for food garden spaces and spaces
for food production.
10. Select and plant native and/or drought
tolerant trees and plants suitable for the
local climate, using the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as
a reference.
11. Developments are encouraged to
incorporate species and plantings
in accordance with FireSmart BC
Landscaping Best Practices.
12. Plant a uniform alignment of street
trees planted along public streets at
the spacing recommended by the City.
Appropriate spacings are 15 metres
along arterials, 10 metres along local
and collector roads, lower spacing for
smaller trees. If boulevard tree planting
is not feasible along a street right-of-way,
then tree planting along the front and
exterior lot boundaries may be required at
appropriate intervals.
13. For street tree selection along public
boulevards, use the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as
a reference.
97
Salmon Arm l Official Community Plan l Development Permit Area E.
a. interior renovations;
b. an exterior renovation which does not
require a building permit; and
c. a subdivision application.
Development permits are not required in the
Commercial Highway Service/Tourist DPA for:
a. an exterior addition with less than 100
square metres of floor area, in which the
design is consistent with the form and
character of the existing buildings as
determined by the Planning Department;
b. an accessory building with less than 100
square metres of floor area, in which
the design is consistent with the form
and character of the existing principal
buildings as determined by the Planning
Department; and
c. a subdivision application.
Development permits are not required in the
Commercial Neighbourhood DPA for:
a. an exterior addition with less than 100
square metres of floor area, in which the
design is consistent with the form and
character of the existing buildings as
determined by the Planning Department;
b. an accessory building with less than 100
square metres of floor area, in which
the design is consistent with the form
and character of the existing principal
buildings as determined by the Planning
Department; and
c. a subdivision application.
Access, Circulation and Parking Area
Guidelines for Commercial Highway
Service/Tourist Development Permit
Areas Only
1. Do not locate parking areas in excess of
20 stalls between the street frontage and
buildings. Locate large areas of parking at
the rear or at the side of buildings.
Access, Circulation and Parking
Area Guidelines for Commercial
Neighbourhood Development Permit
Areas Only
1. Do not locate parking areas in excess of
6 stalls between the street frontage and
buildings. Locate larger areas of parking at
the rear or at the side of buildings.
Exemptions
Development permits are not required in the
Commercial Highway Service/Tourist and
Commercial Neighbourhood DPAs for:
Lighting Guidelines
1. All exterior lights should emit the
minimum illumination level required for
safety and should not exceed 3000K
light colour temperatures to reduce light
pollution and nuisance.
2. Exterior lighting should be directed or
shielded to illuminate the ground so as
to not create unnecessary glare or light
trespass on adjacent properties.
3. All light fixtures shall be full cut-off
fixtures mounted such that no light
projects above the horizontal plane.
4. Non-full cutoff fixtures may be used
where the architecture of the building
restricts light above the horizontal plane
or the luminaire is mounted less than 1.0m
above grade for the purpose of pedestrian
lighting.
Non-cutoff
Semi-cutoff
Cutoff
Full Cutoff
Not recommended
Not recommended
Possible
Preferred/best
98
Salmon Arm l Official Community Plan l Development Permit Area F.
a. retain and protect important natural
vegetation, rocks, and unique site
features, including unique tree species,
mature trees that are not a hazard,
other significant vegetation, nesting
areas, and other wildlife habitat;
b. work with the existing topography,
minimizing the need for cut and fill or
tall retaining walls; and
c. provide a buffer for surrounding
residential developments.
2. Orient main entrances to the dominant
street frontage, with well-defined entries.
3. Design entrances and portions of buildings
visible from a provincial highway or city
street with some architectural interest.
4. Consider the safety and security of
businesses and customers in the design
and layout of the development with a
particular focus on the following Crime
Prevention Through Environmental Design
(CPTED) principles:
-
Natural Surveillance: a design
strategy that is directed at keeping
people under observation. It is based
on a simple premise that a person
will be less likely to act improperly
if he or she can be seen. Natural
surveillance is commonly associated
with the establishment of clear
sightlines. Natural surveillance can be
complemented by mechanical forms of
surveillance (closed circuit television)
and/or organized forms such as
security and police patrols.
b. A grading and drainage plan must indicate
existing and proposed grades, proposed
building floor elevations, location, layout,
and elevations at top and bottom of all
steps and retaining walls; and onsite
infiltration areas and storm drainage;
c. Drawings illustrating the building
appearance shall indicate the materials,
finish and colour of the buildings; and
d. A landscape plan must indicate existing
vegetation to be retained and protected;
hard surfaces; steps and retaining walls;
mowed and rough grass areas; planting
areas; and a planting plan with a plant
list showing the number, species and
sizes of proposed plants; extent and type
of irrigation, and landscape amenity
features.
Development permit application drawings
should be prepared by a registered architect
or a draftsperson with experience in urban
design.
Landscape plans should be prepared by a
registered landscape architect or a landscape
designer.
Prior to formal site planning, applicants
are encouraged to consult with the City's
Planning Department to determine which
natural features should remain on the
development site.
Siting and Building Guidelines
1. Design the site layout and building
locations to:
F. Industrial Development
Permit Area Designation
Pursuant to Section 488(1)(f) of the Local
Government Act, all lands designated for
Industrial Light, Industrial General, or
Industrial Airside use as shown on Map A
- Land Use, and fronting the Trans Canada
Highway, Highway 97B, 10 Avenue SE, or the
north side of 20 Avenue SE are designated "
Industrial Development Permit Area".
Objectives
To promote quality building, site and
landscape design.
To ensure that industrial developments
provide a positive impression of Salmon Arm
along provincial highways and city streets.
To promote environmentally sensitive
building and landscape approaches.
Submission Requirements
Drawings submitted for a Development
Permit application must meet the following
minimum requirements:
a. The site plan must include lot dimensions
and setback dimensions taken from
the building to all property lines; non-
vehicular and vehicular access and parking
layout, with dimensions for parking stalls
and traffic aisles; refuse and recycling
container areas, mechanical equipment
at grade, and all surface materials such as
paving and landscape areas;
99
Salmon Arm l Official Community Plan l Development Permit Area F.
8. Developments are encouraged to
incorporate species and plantings
in accordance with FireSmart BC
Landscaping Best Practices.
9. Plant a uniform alignment of street trees
planted along public streets at the spacing
recommended by the City. Appropriate
spacings are 15 metres along arterials,
10 metres along local and collector
roads, lower spacing for smaller trees.
If boulevard tree planting is not feasible
along a street right-of-way, then tree
planting along the front and exterior lot
boundaries may be required at appropriate
intervals.
10. For street tree selection along public
boulevards, use the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as a
reference.
11. Visual screening in the form of solid
landscaping and/or fencing may be
required along some segments of a
site's perimeter, particularly adjacent to
residential development.
12. Where landscaping for visual screening
is required, plants selected shall be of
sufficient height at maturity to provide a
continuous screen not less than 2 metres
in height and planted at a sufficient density
to provide a hedge effect. Alternate
screening measures such as solid fencing
not less than 2 metres in height may be
considered instead of or in combination
with planting.
Landscape and Screening Guidelines
1. Maximize the amount of landscaped areas
on site to increase the natural infiltration
of rain water, with landscaping along
adjacent streets and adjoining residential
sites.
2. Select trees and other plants that will be
readily established and provide significant
visual impact upon planting.
3. In the landscape plan, consider finished
site grades, location and heights of
retaining walls, utilities, views, shade and
sun angles, needs for privacy or screening,
user safety, maintenance and irrigation
requirements, avoiding shade on areas
for food growing, and all other typical site
planning criteria.
4. Developments are encouraged to include
space for food garden spaces and spaces
for food production.
5. Consider energy efficiency and
conservation in landscape design, e.g.
moderate wind, provide shade in summer,
allow sunlight and daylight into buildings.
6. Developments are encouraged to
incorporate native, low maintenance and
xeriscape (drought resistant, low water
requirement) concepts in landscape plans.
7. Select and plant native and/or drought
tolerant trees and plants suitable for the
local climate, using the City's "Landscape
Standards and Recommended Species
Guide" (as amended from time to time) as
a reference.
-
Natural Control Access: is based on
the simple premise that a person who
is confronted with a clearly defined
and/or strategically developed
boundary, will typically show it some
deference by respecting the way it
guides and influences their movement
as they transition from public through
private space. Natural forms of access
control includes fences, low walls,
landscaping, gates and any barrier
that is natural for the environment
including topographical features, sales
counters and even distance.
-
Territorial Reinforcement: is a design
concept that realizes that physical
design can create or extend a sphere
of influence so that users develop
a sense of proprietorship that is
noticeable to the offender. It creates
clear "public," "semi-public," and
"private" spaces.
5. Screen roof top mechanical equipment
from views in a manner that is consistent
with the architectural design of the
building. Screening of on-grade large
mechanical equipment with noise
and vibration abatement material is
encouraged.
6. Consider the use of alternative
technologies for on-site energy
production, e.g. geothermal, photovoltaic
and fuel cells, heat pumps.
100
Salmon Arm l Official Community Plan l Development Permit Area F.
6. Encourage shared parking lot accesses to
adjacent developments.
Lighting Guidelines
1. All exterior lights should emit the
minimum illumination level required for
safety and should not exceed 3000K
light colour temperatures to reduce light
pollution and nuisance.
2. Exterior lighting should be directed or
shielded to illuminate the ground so as
to not create unnecessary glare or light
trespass on adjacent properties.
3. All light fixtures shall be full cut-off
fixtures mounted such that no light
projects above the horizontal plane.
4. Non-full cutoff fixtures may be used
where the architecture of the building
restricts light above the horizontal plane
or the luminaire is mounted less than 1.0m
above grade for the purpose of pedestrian
lighting.
13. Locate refuse and recycling container
areas where they are accessible to
businesses and to container pick-up
trucks, screen them with an appropriate
durable enclosure, and provide
landscaping around the perimeter of the
enclosure where possible. Avoid direct
exposure of refuse and recycling areas to
public streets.
Access, Circulation and Parking Area
Guidelines
1. Design the internal road and parking
system for efficient circulation of all types
of vehicles, with a layout that discourages
speeding and provides safe pedestrian
routes from parking lots to building
entrances.
2. Encourage permeable materials for
parking areas where possible, including
gravel for areas that are used less
frequently.
3. Encourage bioswales, permeable paving,
and other design techniques that allow
greater infiltration of water in and around
parking areas.
4. Maximize the amount of landscaped
areas on site and minimize the amount
of impervious paved surfaces to increase
the natural infiltration (absorption) of
rain water and to provide a more natural
character.
5. Provide curb let-downs to accommodate
universal accessibility from disabled
parking spaces to buildings.
Non-cutoff
Semi-cutoff
Cutoff
Full Cutoff
Not recommended
Not recommended
Possible
Preferred/best
Exemptions
Development permits are not required in the
Industrial Development Permit Area (DPA)
for:
a. interior renovations;
b. an exterior renovation which does not
require a building permit;
c. an exterior addition with less than 100
square metres of floor area, in which the
design is consistent with the form and
character of the existing buildings as
determined by the Planning Department;
d. an accessory building with less than 100
square metres of floor area, in which
the design is consistent with the form
and character of the existing principal
buildings as determined by the Planning
Department; or
e. a subdivision application.
102
Salmon Arm l Official Community Plan l Development Permit Area G.
-
A renovation or alteration that does
not expand the existing footprint or
increase the use or occupancy on the
property; or
-
Actions which have been assessed
by a qualified professional who has
provided a report (to the satisfaction of
the City) which concludes that the land
is not subject to hazards.
Guidelines
1. In issuing conditions relating to a
Development Permit Waiver or
Development Permit, the City may specify
how Development Permit objectives
can be satisfied. This may include
consideration of the following guidelines:
2. Require that development will be directed
to areas with slopes of less than 30%.
Where it can be demonstrated by an
appropriate registered geotechnical
professional that the proposed
development will present no hazards to
persons or property, development may
be permitted on land with a slope greater
than 30%.
G. Potential Hazard Areas
Development Permit Area
Designation
Pursuant to Section 488(1)(b) of the Local
Government Act, the areas shown as slopes
over 30%, or identified debris hazards areas
or in the 1 in 200 year floodplain on Map
Q - Potential Hazards, are designated as the
"Potential Hazardous Areas Development
Permit Area".
Objectives
To protect people and property from
hazardous conditions such as flooding, mud
flows, debris torrents, erosion, land slippage,
rock falls and subsidence which may, in some
cases, be reasonably abated with appropriate
precautionary measures.
Application
Unless a Development Permit Waiver has
been issued, all properties designated as
Potential Hazardous Areas Development
Permit Area (DPA) will require a Development
Permit prior to:
a. alteration of land; or
b. subdivision; or
c. construction of, addition to or alteration
of a building or structure.
Waivers
Before making application for a Development
Permit, property owners or their agents
may complete a "Waiver Application"
form to determine whether the proposed
development qualifies for a waiver of the
Development Permit process. Qualifying
projects may be issued a waiver that may
specify conditions. The City may also require
registration of a restrictive covenant to
specify how the lands are to be protected and
maintained. Any breach of the waiver terms
may result in the cancellation of the waiver.
The granting of a waiver does not absolve the
applicant from other necessary approvals,
e.g. Building Permits. Where waivers cannot
be granted, a Development Permit will be
required before the project can proceed.
A Development Permit will not be required if
the proposed development consists only of:
-
Actions or activities performed by
the federal or provincial government,
or the City or their contractors to
prevent, control, or reduce flooding,
erosion, slope failure or other
immediate threats to life or property,
including:
-
emergency flood or erosion
protection works;
-
clearing of an obstruction from a
bridge, culvert or drainage flows;
and
-
emergency repairs to roads,
bridges or any other municipal
infrastructure.
103
Salmon Arm l Official Community Plan l Development Permit Area G.
10. The City may, where a Development
Permit is required, request the applicant
to provide, at the applicant's expense,
development approval information, in
accordance with Section 484 of the Local
Government Act. Development approval
information may be required if the effects
of the proposed development in relation
to Development Permit objectives, Official
Community Plan (OCP) policies, and other
City bylaws and regulations cannot be fully
assessed based on information otherwise
available, particularly with respect to
potential impacts that may result on:
a. municipal infrastructure;
b. transportation patterns including
traffic flow;
c. public facilities including parks; and
d. the natural environment.
Development approval information may
be used to assist the City in determining
conditions or requirements to be imposed in
the permit.
7. No buildings or structures be located
within the Shuswap Lake, Canoe Creek or
Salmon River floodplains as established by
the City's Zoning Bylaw.
8. Require that no structural development
be located below any flood elevation level
established in the Zoning Bylaw.
9. The City may, in order to achieve
satisfaction of the above noted guidelines,
issue a Development Permit that:
a. imposes conditions respecting the
sequence and timing of construction;
b. supplements a bylaw dealing with
subdivision servicing requirements or
zoning requirements;
c. includes requirements and conditions
or sets standards for:
i.
areas of land that may be required
to remain free of development,
except in accordance with any
conditions contained in the permit;
ii. an area that the permit designates
as containing unstable soil or
high ground water where the
City requires that no septic tank,
drainage and deposit fields or
irrigation or water systems be
constructed.
3. Any applicant wishing to propose
development in an area identified as at
risk of flooding on Map Q, must provide
a flood risk assessment prepared by a
Qualified Professional (QP), who must
either have prior experience in performing
risk assessments and comply with the
framework laid out in "Professional
Practice Guidelines (Natural Hazards)
- Legislated Flood Assessments in a
Changing Climate in B.C." from Engineers
and Geoscientists B.C., as amended
from time to time, or have had their risk
assessment reviewed by another QP
who has experience in performing risk
assessments.
4. Require that natural vegetation should
be retained on slopes in order to control
potential erosion, land slip and rock falls.
5. An applicant wishing to propose
development on slopes in excess of 30%
or in areas of known debris hazard or
geological hazard, shall submit a report
prepared by a registered geotechnical
professional in accordance with the
"Professional Practice Guidelines (Natural
Hazards) for Landslide Assessments in
British Columbia" as prepared by the
from Engineers and Geoscientists B.C.,
as amended from time to time, or have
had their risk assessment reviewed
by another QP who has experience in
performing landslide / natural hazard risk
assessments.
6. Consider and review geotechnical reports
/ plans for areas of known geotechnical
hazard.
104
Salmon Arm l Official Community Plan l Development Permit Area H.
8. Select and plant native and/or drought
tolerant trees and plants suitable for the
local climate, using the City's "Landscape
Standards and Recommended Species
Guide" (as emended from time to time) as a
reference.
9. Developments and landscape plans are
encouraged to incorporate species and
plantings in accordance with FireSmart BC
Landscaping Best Practices.
10. Storm and ground water management
that are designed as coordinated between
urban-side development and nearby farms
are encouraged. Direction of storm water
towards urban side areas shall be required.
11. Best practices for buffer installation and
maintenance provided within the 2015
Edge Planning Guide by the Ministry
of Agriculture is encouraged for buffer
and landscape areas on the urban-side
development. All landscaping installed
is to be maintained by the urban-side
development.
12. Tools such as covenants or easements may
be used to support the installation and
maintenance of the buffer and landscape
areas.
Exemptions:
Development permits are not required in the
Farm Protection Permit Area (DPA) for the
following:
a. Development on City owned land for the
purpose of public use(s);
H. Farm Protection
Development Permit Area
Designation
Pursuant to Section 488(1)(c) of the Local
Government Act, the Farm Protection
Development Permit applies to all
development lands adjacent to ALR Boundary
shown on Map E - Agricultural Land Reserve
(may be bisected by ALR Boundary on
same parcel or road/trail/ etc.) or lands
Agriculturally zoned.
Objective
To preserve and protect current and future
lands used for food production.
To limit the impact of adjacent residential,
commercial, industrial or institutional uses
that share boundaries with agricultural land.
To implement land design and management to
ensure minimal negative impacts or intrusions
to agricultural land uses.
Application
All Subdivision or Building Permit applications
on lands outside and adjacent to the ALR
Boundary (may be bisected by ALR Boundary
on same parcel or road/trail etc.).
Guidelines
1. Urban-side development includes
buildings, amenity and landscape areas,
trails and roadways.
2. In subdivision applications, design density,
road, and lot patterns that gradually
transition to agricultural boundary,
utilizing open space, landscaping and
fencing to provide buffering between the
urban-side development and agricultural
land.
3. Dead-ending of roads and utilities to
agricultural land is strongly discouraged.
4. Urban-side traffic patterns should
avoid agricultural land boundaries.
Buffers between roadways are strongly
encouraged.
5. Amenity areas on the urban-side, without
adequate physical buffers consistent
with edge planning practices, are strongly
discouraged.
6. Residential building locations should be
at least 30m from the property line, 15m
for commercial or industrial and 90m for
institutional uses. Variances to setbacks
may be supported when clustering of
development prioritizes the gradual
transition of urban-side development
to agricultural lands subject to the
installation of fencing.
7. Landscape plans for development on the
urban-side shall avoid trees and shrubs
that shade farm crops, areas for food
growing or are known to harbor insects or
diseases harmful to crop production.
b. Areas of slope greater than 30% or where
topography or natural boundary provides
a boundary between agricultural lot line
and urban-side development of at least
15m;
c. Areas separated from agricultural lands
by a street identified as an arterial or
collector road;
d. Construction, addition or alteration of
a building not exceeding 100m2 in area
where no variances to the Zoning Bylaw
are required;
e. Interior / exterior building alterations
that do not expand the existing building
footprint;
f.
Repair, maintenance, alteration or
reconstruction of existing legal buildings,
structures or utilities, providing there is
no expansion of the footprint; or
g. Replacement of a building that has been
destroyed by natural causes or by fire, in
cases where the replacement building is
identical to the original in location, floor
area and height.
Temporary Use Permits
107
TEMPORARY USE PERMITS
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents
107
Salmon Arm l Official Community Plan l Temporary Use Permits I
Temporary Use Permits
Designation
All lands designated as shown on Map A -
Land Use, are designated Temporary Use
Permit (TUP) Area.
Objectives
As outlined in the Local Government Act, the
TUP Area designation is intended to apply
to uses which are temporary in nature and
where the existing zoning does not permit the
use.
Temporary Use Permit Policies
1. A Temporary Use Permit is a short-term
zoning that permits uses on a specific
property for a period of time set by
Council for no more than a three year
period. The proposed temporary use
should be defined in the Zoning Bylaw and
permitted in other zones, but a Temporary
Use Permit may be considered for a use
not defined, or not clearly defined in
the Zoning Bylaw. Despite the zoning
of a property, Temporary Commercial
or Industrial Use Permits for temporary
uses may be supported in the TUP Area,
subject to approval by Council, or where
delegated pursuant to the Development
Procedures Bylaw.
2. Mineral and aggregate processing
Temporary Use Permits may be permitted
in areas of high aggregate potential, as
identified on Map F - Aggregate Potential
or based on site investigations in other
areas where the impacts can be effectively
mitigated.
3. Guidelines for Temporary Use Permits
include the following:
-
a maximum time of three years is
required for the use;
-
appropriate parking and/or loading
spaces are available;
-
the proposed hours, size and scale
of the use will be compatible with
adjacent land uses;
-
infrastructure is appropriate to
support the temporary use (including
any proposed septic systems or
private water systems);
-
the use will be compatible with
adjacent land uses in terms of noise,
odours, dust, pollution, lighting,
aesthetics, parking and traffic;
-
compliance with Provincial
Environmental Management Act and
Riparian Areas Protection Regulation;
and
-
the proposed use will not have
negative impacts on the natural
environment.
4. The City may require security in the
form of a letter of credit and may impose
reclamation and performance measures
as conditions for the issuance of a
Temporary Use Permit.
5. Specific permit conditions may address
mitigation measures for potential
negative impacts identified in the review
process.
6. Non-residential Temporary Use Permits
will not be considered in residentially
zoned areas, except to allow for
temporary uses and buildings connected
and supporting a Building Permit issued
by the City.
Submission Requirements
Submission requirements for Temporary
Commercial Use Permits include but are not
limited to:
-
the proposed length of time of the use;
-
access and the availability of parking
and loading;
-
the proposed hours of the use;
-
the proposed size and scale of the use;
-
any requested site servicing plans, site
plans and building elevations and floor
plans;
-
description of noise, odours, dust,
pollution, lighting, aesthetics, parking
and traffic;
-
appropriate safety and site control
plan(s) approved by the RCMP and/or
the Fire Department;
-
approval for proposed uses or
development as defined by the
Agricultural Land Commission or
Ministry of Environment, or Ministry
of Transportation and Transit;
-
remediation or reclamation plan with
appropriate estimates and;
108
Salmon Arm l Official Community Plan l Temporary Use Permits I
-
mitigation of the potential impact
of the proposed use on the natural
environment.
Expiration of Permit
Upon expiration of a Temporary Use Permit,
the uses of the property shall revert to those
outlined in the current Zoning Bylaw. The
applicant may, prior to the expiration of the
Temporary Use Permit, apply for a permit
renewal of up to three years, approval of
which will be at the discretion of Council
or staff where delegated pursuant to the
Development Procedures Bylaw.
Map A - Land Use
Map B - Urban Containment Boundary
Map C - ALR Exclusion Sites
Map D - Growth Priority Areas
Map E - Agricultural Land Reserve (ALR)
Map F - Aggregate Potential
Map G - Environmentally Sensitive Resources
Map H - Environmentally Sensitive Areas
Map I - Existing and Proposed Parkland
Map J - Existing and Proposed Greenways
Map K - Community Facilities
Map L - Road Network Plan
Map M - Active Transportation
Map N - Water System
Map O - Sanitary Sewer System
Map P - Storm Drainage System
Map Q - Potential Hazards
MAPS
Introduction
Community Vision Objectives & Policies
Implementation
Development Permit
Areas
Temporary Use
Permits
Maps
Table of Contents