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Official Community Plan - Bylaw No. 1794
CONSOLIDATED WITH AMENDMENTS FOR
CONVENIENCE ONLY
Official Community Plan - Bylaw No. 1794
TABLE OF CONTENTS
SCHEDULE A - OFFICIAL COMMUNITY PLAN TEXT
1.0
COMPONENTS OF THE OFFICIAL COMMUNITY PLAN ..................................................... 1
2.0
POPULATION AND HOUSING .......................................................................................... 3
3.0
REGIONAL CONTEXT STATEMENT .................................................................................. 7
4.0
COMMUNITY GOALS AND OBJECTIVES ........................................................................12
5.0
GENERAL .......................................................................................................................13
6.0
AGRICULTURAL LAND ...................................................................................................14
7.0
RURAL LAND .................................................................................................................16
8.0
SOUTHEAST SECTOR COMPREHENSIVE PLANNING AREA ...........................................19
9.0
RESIDENTIAL LAND ......................................................................................................35
10.0
INDUSTRIAL LAND .......................................................................................................37
11.0
COMMERCIAL LAND ......................................................................................................41
12.0
HOME-BASED BUSINESSES ..........................................................................................42
13.0
COMMUNITY USES, PARKS AND TRAILS ......................................................................43
14.0
AQUIFER PROTECTION .................................................................................................46
15.0
ENVIRONMENTAL FEATURES ........................................................................................49
16.0
HERITAGE CONSERVATION ..........................................................................................53
17.0
TRANSPORTATION CORRIDORS ..................................................................................55
18.0
UTILITY SERVICES .......................................................................................................59
19.0
HILLSIDE GUIDELINES .................................................................................................63
20.0
DEVELOPMENT PERMIT AREAS ....................................................................................66
21.0
DEVELOPMENT APPROVAL INFORMATION (DAI) AREAS & CIRCUMSTANCES ......... 123
22.0
TEMPORARY USE PERMITS ....................................................................................... 138
23.0
OCP IMPLEMENTATION ............................................................................................. 139
SCHEDULE B - LAND USE MAP
SCHEDULE C - DEVELOPMENT PERMIT AREAS
SCHEDULE D - HILLSIDE DEVELOPMENT PERMIT AREA
SCHEDULE E - ROAD CLASSIFICATION MAP
Official Community Plan - Bylaw No. 1794
Official Community Plan - Bylaw No. 1794
TOWNSHIP OF SPALLUMCHEEN
OFFICIAL COMMUNITY PLAN BYLAW NO. 1794, 2011
A bylaw to adopt the Township of Spallumcheen Official Community Plan.
WHEREAS Council wishes to adopt an Official Community Plan pursuant to the Local Government Act.
AND WHEREAS Council has examined the plan in conjunction with its financial plan and any waste
management plan that is applicable to the municipality; and referred the plan to the Provincial
Agricultural Land Commission for comment.
AND WHEREAS Council has held a Public Hearing pursuant to the Local Government Act.
NOW THEREFORE Council of the Township of Spallumcheen, in open meeting assembled hereby enacts
as follows:
1.
This Bylaw shall be cited as the "Township of Spallumcheen Official Community Plan Bylaw No.
1794, 2011."
2.
The following documents and maps attached hereto are hereby made part of this bylaw and
adopted as the Official Community Plan for the Township of Spallumcheen:
-
Schedule A (Official Community Plan Text)
-
Schedule B (Land Use Map)
-
Schedule C (Development Permit Areas)
-
Schedule D (Hillside Development Permit Area)
-
Schedule E (Road Classification Map)
3.
If any section, subsection, sentence, clause, or phrase of this Bylaw is for any reason held to be
invalid by the decision of any court of competent jurisdiction, the invalid portion shall be severed
and the decision that it is invalid shall not affect the validity of the remainder.
4.
Bylaw No. 1570 cited as the "Township of Spallumcheen Official Community Plan Bylaw No.
1570, 2004" and amendments thereto as it applies to the Township of Spallumcheen is hereby
repealed.
Official Community Plan - Bylaw No. 1794
READ A FIRST TIME THIS 9th DAY OF May, 2011
AMENDED THIS 6th DAY OF JUNE, 2011
READ A SECOND TIME THIS 6th DAY OF JUNE, 2011
PUBLIC HEARING HELD ON THE 27th DAY OF JUNE, 2011
READ A THIRD TIME THIS 18th DAY OF JULY, 2011
ADOPTED THIS 18th DAY OF JULY, 2011
Certified Correct:
"Original signed by W. Hansma"
"Original signed by L. Shykora"
MAYOR
CORPORATE OFFICER
Official Community Plan - Bylaw No. 1794
AMENDMENT BYLAWS:
CONSOLIDATED WITH AMENDMENTS FOR CONVENIENCE ONLY
Bylaw No.
Adoption Date
Map / Text
Summary
BYLAW NO. 1805, 2011
Dec 19, 2011
M
- 4885 Lansdowne Future land use
designation (Lot 1) from A to SH (Lot
2 from A to SH and CR
BYLAW NO. 1817, 2011
Dec 19, 2011
M
- Pineridge Rd (Lot 3 KAP47909)
Future land use designation from A
to I
BYLAW NO. 1828, 2012
Feb 18, 2013
M
- 9315 Hwy 97A Future land use
designation form A to C
BYLAW NO. 1795, 2012
Sep 9, 2013
M+T
- SE South sub area zoning
BYLAW NO. 1835, 2013
Mar 17, 2014
M
- 4590 Chamberlaine Rd (Lot A Plan
KAP92264) Future land use
designation from CR to SH
BYLAW NO. 1843, 2013
Sep 9, 2013
M
- 4668 Lansdowne Rd (Lot B Except
Plan Part in EPP57223) Future land
use designation from A to SH
BYLAW NO. 1872, 2014
Feb 16, 2015
T
- Amending Section 3.0 Regional
Context Statement
BYLAW NO. 1879, 2014
Dec 7, 2015
M
- 4704 Salmon River Road (Lot 6 Plan
1718) Future land use designation
from A to CR
BYLAW NO. 1883, 2015
Sep 6, 2016
M
- 4350 Hullcar Rd - Future land use
designation from LH to CR
BYLAW NO. 1910, 2016
Jul 10, 2017
M
- 2450 Powerhouse Rd (DL 994,
Except Plan B964, B4882, 8434,
11845, 41289, 41953, EPP100315)
Future land use designation from LH
to CR
BYLAW NO. 1940, 2017
Aug 24, 2020
M+T
- 29 L&A Cross Rd (Lot 1 Plan
KAP1823) Future land use
designation from A and C to I
- 4305 L&A Cross Road (Lot 2 Plan
35183) Future land use designation
from A to I
- Adding Section 10.1.1.a regarding
Lot 1 & Lot 2 above and ALR
approval
BYLAW NO. 1941, 2017
Feb 5, 2018
M
- 1751 Rashdale Rd (Part W1/2 of
NW1/4 of SE1/4 Except Plan 2171)
Future land use designation from A
to CR
BYLAW NO. 1978, 2019
Nov 4, 2019
M
- 173 L&A Cross Rd (Lot 2 Plan
KAP74333) Future land use
designation from A to I
BYLAW NO. 1997, 2020
Aug 17, 2020
M
- 684 Otter Lake Cross Rd (Lot A Plan
Official Community Plan - Bylaw No. 1794
EPP120261) Future land use
designation from LH to I
BYLAW NO. 1999, 2020
Jun 20, 2022
M
- 9531 Hwy 97 (Lot A Plan KAP64279)
Future land use designation from C
to I
BYLAW NO. 2015, 2020
Sep 14, 2020
M
- 4696 Lansdowne Rd (Lot A Plan
34378) Future land use designation
from A to SH
BYLAW NO. 2026, 2020
Oct 19, 2020
M
- 4851 Lansdowne Rd (Lot A Plan
31338 Except Plan LAP56234) Future
land use designation from A to SH
and CR
BYLAW NO. 2032, 2020
Dec 7, 2020
T
- Adding Section 8.1.4(i)(viii) ensuring
McLennan and Keddleston Rd
extensions
BYLAW NO. 2051, 2021
Dec 5, 2022
M
- 2202 Rashdale Rd (Lot 4 Plan
KAP163) Future land use designation
from A to CR
BYLAW NO. 2065, 2022
Nov 21, 2022
T
- Amending LGA references within
Section 21.1 from "Section
920.01(1)" to "Section 485";
- Amending Section 21.1 "temporary
commercial or industrial permit" to
"temporary use permit";
- Renumbering Section 22.0 OCP
Implementation to Section 23.0
- Introducing Section 22.0 -
Temporary Use Permits
BYLAW NO. 2069, 2022
Sep 20, 2022
M
- 4803 Lansdowne (Lot B Plan 31338)
Future land use designation from A
to CR and SH
BYLAW NO. 2096, 2022
Jun 19, 2023
M
- Boundary adjustment Map 1 and
Schedule B - SE Sector to include DL
4168 ODYD & Part N1/2 DL3844
ODYD, Except East 45 Chains; and
- East half of DL 4168 ODYD from LH
to SH
BYLAW NO. 2127, 2023
Dec 4, 2023
M
- 5185 & 5175 Salmon River Rd (Lots
2 & 3 Plan KAP30452 Future land
use designation from LH to SH & CR
BYLAW NO. 2101, 2023
Jul 15, 2024
M
- 4294 Wyatt Rd (Lot 3 Plan 29612)
land use designation from A to CR &
SH
BYLAW NO. 2082, 2022
Oct 7, 2024
M
- 2150 Rashdale Road (Lot A, Plan
KAP31233) from A to CR
Official Community Plan - Bylaw No. 1794, 2011
SCHEDULE A
OFFICIAL COMMUNITY PLAN TEXT
Page 1
Official Community Plan - Bylaw No. 1794, 2011
1.0
COMPONENTS OF THE OFFICIAL COMMUNITY PLAN
Purpose
1.1
The Official Community Plan is a statement of objectives and policies to guide decisions
on planning and land use management within the Township of Spallumcheen.
Mandatory Components
1.2
The Local Government Act (the Act) lists the required components of Official Community
Plans. Mandatory components described in the Act generally include:
.1
the approximate location, amount, type and density of residential development
(required to meet anticipated demand for housing over at least five years);
.2
the approximate location, amount and type of present and proposed commercial,
industrial, institutional, agricultural, recreational, public utility land uses;
.3
the approximate location and area of sand and gravel deposits suitable for future
extraction;
.4
restrictions on the use of land subject to hazardous conditions or that is
environmentally sensitive to development;
.5
approximate location and phasing of any major road, sewer or water systems;
.6
approximate location and type of present and proposed public facilities, including
schools, parks and waste treatment and disposal sites;
.7
policies respecting affordable, rental, and special needs housing; and
.8
targets for the reduction of greenhouse gas emissions in the area covered by the
plan, and policies and actions of the local government proposed with respect to
achieving those targets.
Optional Components
1.3
Optional components which may be addressed in an Official Community Plan are also
described in the Local Government Act and these include:
.1
policies relating to social needs, social well-being and social development;
.2
where there is a Regional Growth Management Strategy, a regional context
statement describing how matters addressed in the OCP apply in the regional
context;
.3
a regional context statement, consistent with the rest of the community plan,
Page 2
Official Community Plan - Bylaw No. 1794, 2011
regarding how matters apply in a regional context; and
.4
policies regarding maintenance and enhancement of farming on land in a farming
area or in an area designated for agricultural use in the community plan; and policies
relating to preservation, protection, restoration and enhancement of the natural
environment, its ecosystems and bio-diversity.
A local government may address other matters in an OCP that it considers appropriate. If
however, the regulation of a matter is not within the local government's jurisdiction, the
OCP may only state the local government's broad objectives with respect to the matter.
Page 3
Official Community Plan - Bylaw No. 1794, 2011
2.0
POPULATION AND HOUSING
Population
2.1
Spallumcheen's population grew by 23% from 1986 to 1996, and experienced moderate
decline over the next 10 years, from 1996 to 2006 as shown in Table 2.1. Over the 20-
year period, from 1986 to 2006, the average annual growth rate was approximately
0.7%.
Table 2.1 - Spallumcheen Historic Census Population, 1986-2006
Source: Statistics Canada
Based on the BC Stats Population Estimates, Spallumcheen's population has grown at an
average annual rate of 0.6% over the 20-year period, from 1986 to 2006.1 The more
recent 4-year period from 2006 to 2010 shows a similar average annual population
increase of 0.8%.1 This is illustrated in Table 2.2.
Table 2.2 - Spallumcheen Historic BC Stats Population, 1986-2010
Source: BC Stats
Population projections for Spallumcheen have been presented below for three growth
scenarios ranging from low to high growth to align with the fluctuations experienced over
the past 4 and 20 year periods. These projections are based on the 2010 BC Stats
population, as illustrated in Table 2.3. It is important to note that in the Southeast
Sector there is a possibility of additional growth outside this average range that may
cause the population to spike as development increases.
1 Considering only the starting and ending population (excludes annual fluctuations in population between that period).
Year
1986
1991
1996
2001
2006
Population
4,310
4,719
5,322
5,134
4,960
Year
1986
1991
1996
2001
2006
2007
2008
2009
2010
Population
4,448
4,834
5,512
5,195
4,991
4,983
5,017
5,135
5,153
Page 4
Official Community Plan - Bylaw No. 1794, 2011
Table 2.3 - Spallumcheen Population Projections, 2010-2030
2010*
2015
2020
2025
2030
0.5% growth
5,153
5,283
5,417
5,553
5,694
0.7% growth
5,153
5,336
5,525
5,721
5,924
1.0% growth
5,153
5,416
5,692
5,982
6,288
*based on 2010 BC Stats Population Estimates
It should be noted that typically, there is a net census undercount in Statistics Canada
data, and invariably segments of the population are missed. BC Stats takes the net
census undercount into consideration and produces annual population estimates for BC
communities. In Census years up to 2006, BC Stats Population Estimates are slightly
higher than those identified by Statistics Canada.
Demographic, Housing & Mobility Overview
2.2
Spallumcheen has also experienced a change in the age composition of the population as
shown in Table 2.4. The proportion of residents age 45 and up has been increasing
significantly over the last 10 years while the proportion of younger residents has been
decreasing. The median age of the population in 2006 was 45 years.
Table 2.4 - Spallumcheen Population Change by Age Group, 1996-2006
0-14
15-24
25-44
45-64
65+
1996
1,210
685
1,570
1,335
525
2001
985
730
1,300
1,525
595
2006
860
590
1,060
1,740
715
Percentage Change
(1996-2006)
-29%
-14%
-32%
30%
36%
Note: 1996 populations for 25-44 and 45-64 are based on the weighted averages from the
25-54 and 55-64 population distributions
Source: Statistics Canada
Page 5
Official Community Plan - Bylaw No. 1794, 2011
Average household size has decreased since 1996 by 7% in Spallumcheen. This
compares to a 4% change for the Province of BC as shown in Table 2.5. In 2006, the
average household size of Spallumcheen was 2.7 people.
Table 2.5 -Average Household Size (# of persons/household), 1996-2006
Census Year
Spallumcheen
BC
1996
2.9
2.6
2001
2.8
2.5
2006
2.7
2.5
Percentage Change
(1996-2006)
-7%
-4%
Source: BC Stats
The majority of dwellings in Spallumcheen are single-detached houses (over 90%). A
breakdown of private dwellings, based on housing type, is provided in Table 2.6. In
2006, 1,620 dwellings were owned compared to 230 being rented.
Table 2.6 - Percentage of Total Private Dwellings by Housing Type, 2006
Spallumcheen
British Columbia
Single-detached
90.6 %
49.2 %
Semi-detached
0.8 %
3.1 %
Row houses
--
6.9 %
Apartments, duplex
0.5 %
10.0 %
Apartments, building 4 stories
or less
--
20.9 %
Apartments, building 5 stories
or more
--
7.1 %
Other
7.8 %
2.8 %
Source: Statistics Canada
Page 6
Official Community Plan - Bylaw No. 1794, 2011
Looking at mobility status of Spallumcheen residents, 89% lived at the same address 1
year prior to the 2006 Census. In contrast, 65% lived at the same address 5 years prior
to the 2006 Census. Mobility status, by place of residence, is shown in Table 2.7.
Table 2.7 - Mobility Status by Place of Residence (2006)
1 Year Ago
(2005)
5 Years Ago
(2000)
Lived at the same address
4,420
3,110
Changed address within Spallumcheen
130
505
Moved to Spallumcheen from another
municipality in BC
305
905
Moved to Spallumcheen from another
province or territory
90
210
Moved to Spallumcheen from another
country
10
35
Source: Statistics Canada
Page 7
Official Community Plan - Bylaw No. 1794, 2011
3.0
REGIONAL CONTEXT STATEMENT
Introduction
3.1
The Township of Spallumcheen is required by the Local Government Act to include within
the Official Community Plan (OCP) a Regional Context Statement that identifies the
relationship between the OCP and the Regional Growth Strategy (RGS). The North
Okanagan Regional Growth Strategy Bylaw No. 2500, 2011 was accepted by the
Township of Spallumcheen on August 15, 2013 and adopted by the Regional District of
North Okanagan on September 21, 2011.
The RGS provides an integrated strategic policy framework for addressing growth
management, compact complete communities, economic development, transportation,
other infrastructure, environmental concerns and long term regional sustainability,
resilience and prosperity. The purpose of this document is to assist in guiding decisions
on growth, change and development with the Regional District which includes the
Township of Spallumcheen.
Much of the implementation of RGS occurs through local planning and actions.
Strategic Directions
3.2
The RGS identifies nine key policy areas covering a broad range of issues. Within each
policy area, the RGS has one or more goals, followed by more specific strategies.
a) Urban Containment and Rural Protection
The Township, through the OCP, is not generally supportive of additional residential
development on parcels smaller than 1 hectare outside of identified future growth areas
and is committed to maintaining the rural and agricultural character of the municipality.
The Southeast Sector (SES) Comprehensive Planning Area principles and policies are
consistent with RGS Urban Containment and Rural Protection goals and policies,
emphasizing the creation of compact, complete communities that are a net positive
contributor to the Township.
b) Agriculture and Food Systems
The Township's agricultural plans, partnerships, initiatives and OCP policies are generally
consistent with the RGS Agricultural and Food Systems goals. The Township completed
an Agricultural Area Plan in 2006 which has goals and policies that reflect RGS
agricultural policies. The OCP supports the goals of the Township's Agricultural Area Plan.
Page 8
Official Community Plan - Bylaw No. 1794, 2011
Township actively participates within the Regional Agricultural Advisory Committee and is
a partner within the development of the Regional Agricultural Area Plan.
c) Water Stewardship
The Township's Water Supply Strategy supports the protection, stewardship and
conservation of water resources throughout the community. The Township has included
aquifer protection policies in Section 14, water and watershed protection policies in
Section 18 and established Aquifer Protection and Water Body Protection Development
Permit Areas that work toward the goals of the RGS. The Township may consider
participating in collaborative water conservation or management actions if Council
determines it is a benefit to the community.
d) Environment and Natural Lands
The Township has provided leadership in the protection of the environment through the
designation of Aquifer, Water Body Protection and Hillside Development Permit Areas
that contribute to the protection of environmentally sensitive lands and ecosystem
function. The Township has included many policies that support the protection of
watershed function, environmentally sensitive lands and the reduction of pollution that
are consistent with the RGS Environment and Natural Lands policies.
The Township's OCP policies support the sustainable management and expansion of the
local and regional active and passive park network and identify broader regional trail and
greenway linkages.
e) Economic Development
The OCP builds upon the economic strengths of the Township as a historic agricultural
community and centre of industry within the North Okanagan, which act as major
regional employment nodes. The Township contains the majority of the industrial land
base within the North Okanagan and OCP policies encourage the protection, servicing
and expansion of those industrial lands. The OCP also recognizes the contribution of the
agricultural sector to the economy, identity, landscape and heritage of the Township.
The economic polices within the OCP are consistent with the RGS and the Township has
been a partner within several regional economic development initiatives that further RGS
economic development goals, including the Industrial Lands Memorandum of
Understanding, Regional Employment Lands Inventory and Regional Agricultural Area
Page 9
Official Community Plan - Bylaw No. 1794, 2011
Plan. The Township would consider further opportunities to collaborate with regional
partners on economic development initiatives.
f) Transportation and Infrastructure
The OCP supports integrated transportation and land use planning in decision-making,
including alternative forms of transportation and mixed use developments. The SES
policies require an integrated approach to land use and transportation planning to ensure
that the goal of a sustainable compact, complete community is met. Rural development
also considers transportation infrastructure requirements to service a greater number of
residents.
The Township, as a rural municipality, has limited options to encourage active
transportation outside of the SES. Mixed use multifamily developments are directed to
"Core Development Areas", which act as neighborhood centres and transit hubs within
the SES.
The Township has established transportation corridor protection polices, including the
designation of corridors that are regionally significant, such as the former Canadian
Pacific Railway Corridor. The Township would consider collaborating on regional
transportation planning initiatives that support the goals of the RGS.
g) Housing
The OCP identified rural housing options that will assist creating a greater diversity of
affordable housing forms within the Township through policy 9.1.5 which supports
secondary suites within residential properties. The SES policies address RGS affordable
housing policy direction and compact complete community development.
h) Governance and Service Delivery
The Township has participated in a number of regional projects and initiatives over the
last five years and is represented on the Regional Growth Management Advisory
Committee. The Township will consider opportunities to collaborate on issues of regional
significance.
Page 10
Official Community Plan - Bylaw No. 1794, 2011
i) Energy and Emissions
The OCP has included the RGS greenhouse gas reduction targets of 15% by 2020 and
25% by 2030, based upon 2007 levels, and references several policies that will assist in
achieving these goals.
Implementation
3.3
As set out in the implementation and Monitoring section of the RGS, preparation and
adoption of the RGS is a key implementation tool that serves to implement RGS policy
within the Township of Spallumcheen OCP.
The Township of Spallumcheen and the Regional District of North Okanagan are
committed to working in partnership to achieve the shared goals of the RGS and OCP.
Section 866(4) of the Local Government Act requires that amendments to the Regional
Context Statement be submitted to the Regional District of North Okanagan Board of
Directors for acceptance.
Should disagreement occur, both the Township of Spallumcheen and the Regional
District of North Okanagan are committed to cooperative discussions to resolve
disagreements in keeping with the provisions of the Local Government Act.
Partnership
3.4
This Regional Context Statement describes the relationship between the Township of
Spallumcheen OCP and the RGS and outlines how the Township of Spallumcheen OCP
supports the RCS. The analysis indicates that Schedule 'A' of the Township of
Spallumcheen OCP is generally consistent with the RGS.
The Township of Spallumcheen and the Regional District of North Okanagan are
committed to working in partnership to achieve the shared goals expressed in both the
OCP and the RGS. Both parties further commit to working cooperatively to resolve any
inconsistencies between the plans over time
Page 11
Official Community Plan - Bylaw No. 1794, 2011
Maps
3.5
Page 12
Official Community Plan - Bylaw No. 1794, 2011
4.0
COMMUNITY GOALS AND OBJECTIVES
Goal
4.1
It is the primary goal of the Township of Spallumcheen to preserve the Township's
agricultural land base, the community's rural character and environmental attributes
while allowing changes in land use which will not compromise this primary goal.
Objectives
4.2
The objectives of the Township of Spallumcheen in the context of this primary goal are
as follows:
.1 Protect local water quality and quantity, including aquifers within the Township;
.2 Maintain Spallumcheen as a predominantly agricultural and rural community;
.3 Preserve the unique rural characteristics and significant natural features of the
Township;
.4 Support an increased level of economic activity in the agricultural industry by
maintaining the present agricultural land base while allowing increased opportunities
to diversify economic opportunities for local farmers;
.5 Encourage development of recreational trails and parks for the benefit of residents of
Spallumcheen, Armstrong and the North Okanagan;
.6 Incorporate the values of the natural environment into decision-making processes in
an effort to enhance community sustainability;
.7 Encourage industrial expansion within the framework of environmental protection,
appropriate servicing standards and the predominantly rural lifestyle of Spallumcheen
residents, including areas designated for future growth;
.8 Support regional growth management by generally encouraging residential and
commercial developments to locate in existing urban centres in the North Okanagan;
and
.9 Recognize, support and encourage the conservation of Spallumcheen's heritage
resources.
Page 13
Official Community Plan - Bylaw No. 1794, 2011
5.0
GENERAL
The future of Spallumcheen will be shaped by many factors and the Official Community Plan
plays a key role in guiding how the community will grow, change, and how valued characteristics
will be protected. The background information, goals and objectives set the tone and intent of
the Official Community Plan, while the policies guide decision-making.
During the course of preparing this Plan the following policy directions emerged which have
broad application to the community as a whole and which reinforce and build-upon policies
addressed in other sections.
General Policies
5.1
Council's policies are as follows:
.1 The Township shall:
.1 generally not support the removal of land from the ALR, including lands located
between Highway 97A and Eagle Rock Road, unless otherwise specifically
identified in this Official Community Plan;
.2 balance the needs of all citizens with support for regional initiatives to improve
air quality;
.3 prepare to be a disaster resilient community by reviewing the Township's
Community Emergency Program and by utilizing planning and implementation
tools and information provided by senior government and other sources;
.4 encourage and support initiatives which promote and achieve water
conservation;
.5 continue to support cost-effective, efficient and environmentally sensitive
methods of weed control within the Township;
.6 generally not support an exemption from the Local Government Act requirement
for minimum frontage of at least ten percent of the perimeter of the lot where
subdivision is being proposed; and
.7 consider establishing a Development Cost Charge Bylaw to fund infrastructure
associated with growth.
Page 14
Official Community Plan - Bylaw No. 1794, 2011
6.0
AGRICULTURAL LAND
Agriculture and related businesses contribute substantially to the local and regional economy.
Agriculture is also valued for its contribution to the rural, country lifestyle and scenic qualities
enjoyed by both Spallumcheen residents and visitors. There is a strong desire to maintain
Spallumcheen's identity as an agricultural, rural community.
General Policies
6.1
Council's policies are as follows:
.1 Direct Agricultural uses to those areas designated as Agriculture on Schedule B;
.2 All uses and subdivision of land within the Agricultural Land Reserve (ALR), shall be
in accordance with the provisions of the Agricultural Land Commission Act;
.3 The Township supports the Spallumcheen farming community and the on-going
cooperation of senior governments, including the Agricultural Land Commission, in
their efforts to maintain the viability of farming and the agricultural land base in
Spallumcheen;
.4 As all land surrounding the City of Armstrong is within the Agricultural Land Reserve
and designated as Agricultural in this Plan, any boundary adjustments or annexations
to include these lands into the City of Armstrong are not supported;
.5 The creation of panhandle lots within the Agricultural Land Reserve is not generally
supported because of the withdrawal of land from farm production for a driveway
area;
.6 Notwithstanding the minimum lot size standards and land use policies cited in this
Plan or the Zoning Bylaw, the Township may, after due consideration, authorize or
not authorize an application to the Agricultural Land Commission;
.7 Council may consider any application for submission to the Agricultural
Land Commission (ALC). These are some general guidelines that may be
considered for an application to be submitted to the ALC:
a) Properties with more than a 12% slope on 50% or more of the
property;
b) Existing multiple residences that pre-date the Agricultural Land
Commission regulations or multiple residences that were not
authorized for farm help.
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Official Community Plan - Bylaw No. 1794, 2011
.8 Encourage the sustainability and future viability of agricultural land within
Spallumcheen by supporting the goals identified in the Township's Agricultural Area
Plan;
.9 Agricultural landowners are encouraged to consolidate two or more parcels into a
single larger parcel which may be more viable for agricultural purposes and will
contribute to conserving the long-term agricultural character of the community;
.10 The Township supports the continued operation, potential expansion and many
benefits of the spray irrigation program; and
.11 Minimize potential future land use conflicts between adjacent agricultural and non-
agricultural uses by considering impacts such as smells, sounds, sprays, and sights
(i.e. visual impacts).
Criteria to Consider when Reviewing New Development Applications
6.2
Council's policies are as follows:
.1 Consider applications to re-designate non-ALR lands on a case-by-case basis, from
Agricultural to Small Holdings or Country Residential in accordance with the following
criteria:
a) If a community water system is available, then the newly created parcel(s) need
to connect to the system;
b) If a community water system is not available, certification by a hydro-geologist
must be obtained showing that the quality and quantity of subsurface
groundwater supplies are sufficient to meet the proposed use. The Township
may request information that demonstrates the impact of such a development on
neighbouring wells. If a community water system becomes available in the
future then the parcel(s) should connect to the community system; and
c) The parcel(s) should have a suitable building site and driveway access including
an area for on-site sewage disposal.
.2 Once the criteria noted in above have been addressed, the following criteria should
also be met:
a) Require road access without any infringement on agricultural lands (i.e. no new
access should be provided through the Agricultural Land Reserve);
b) An existing road leading to a proposed new parcel(s) should meet the road
standards of the Township of Spallumcheen;
c) The parcel(s) should not be subject to flooding, geotechnical or hydrogeological
constraints;
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Official Community Plan - Bylaw No. 1794, 2011
d) Environmental studies must be completed prior to development, and
development should not occur in sensitive areas that perform important
ecological/habitat functions; and
e) There should be minimal negative impact on agriculture and the rural qualities
(i.e. visual impacts, potential noise, increased traffic, impacts on water quality
and quantity, vegetation removal or land disturbance) of the community.
7.0
RURAL LAND
The community's attractive rural qualities, lifestyle, recreational opportunities, and proximity to
larger urban centres, help make Spallumcheen a desirable place to live. The Township, however,
is not generally supportive of designating land for additional residential development less than 1
hectare for the following reasons:
-
The Township does not support the transition of viable agricultural land to non-agricultural
uses;
-
Non-agricultural, rural land is often constrained for development by steep slopes, inadequate
roads, and lack of necessary services;
-
Residential development on rural lands outside the Agricultural Land Reserve may restrict
their potential use for resource extraction, may interfere with watershed conservation
objectives, may be subject to potential wildfire hazard and such areas are typically remote
from commercial centres and community facilities;
-
Non-farm residents in close proximity to farms often do not appreciate the side effects of
normal agricultural operations which, at times, may include noise, odours, and slow vehicles
on rural roads; and
-
Additional residential development in rural areas may lead to inaccurate expectations that the
Township will support subdivision or non-farm use within, or exclusions from, the Agricultural
Land Reserve.
General Policies
7.1
Council's policies are as follows:
.1
To maintain the rural character of Spallumcheen, most lands outside the Agricultural
Land Reserve are designated either Large Holdings, Country Residential or Small
Holdings as shown on Schedule B. The minimum parcel size for lands within these
designations shall be:
a) Large Holdings:
30.5 hectares
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Official Community Plan - Bylaw No. 1794, 2011
b) Country Residential:
2.0 hectares
c) Small Holdings:
1.0 hectares
In this Official Community Plan, these designations are referred to as Rural.
.2 Lands are designated as Large Holdings where such lands are suitable for resource
extraction activities, or are situated in remote locations from commercial centres and
community amenities, or have road access, infrastructure or servicing problems, or
have site specific geographical, geotechnical, or hydrogeological conditions which
restrict development.
.3
To consider amending the Zoning Bylaw to allow clustering of parcels zoned Small
Holdings in a new subdivision to allow smaller lots than the minimum lot size
required by bylaw as long as the average area of all parcels in the subdivision is
greater than or equal to the minimum; and provided that the number of lots in the
cluster does not defeat the planning objectives outlined in this Plan. For example,
clustering may be permitted where Natural Areas (described in this Official
Community Plan in Section 15.2), significant environmental features, steep slopes or
recreational features can be protected from the adverse effects of land development
activities or where an opportunity is available to enhance such areas or features for
community benefit.
Criteria to Consider when Reviewing New Development Applications
7.2
Council's policies are as follows:
.1 Consideration of an application to amend this Official Community Plan to re-
designate a parcel from Large Holdings to either the Country Residential or Small
Holdings designation, will be guided by, but not necessarily limited to, the following
criteria:
a) the parcel(s) should not include an area that has a high capability for resource
land uses (such as gravel extraction or a forestry woodlot) or include a fish-
bearing watercourse;
b) the parcel(s) should be outside the Agricultural Land Reserve;
c) the parcel(s) should not be subject to flooding, geotechnical or hydrogeological
constraints;
d) An existing road leading to a proposed new parcel(s) should meet the road
standards of the Township of Spallumcheen;
e) the parcel(s) should have a suitable building site and driveway access including
an area for on-site sewage disposal;
f)
If a community water system is not available, certification by a hydro-geologist
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Official Community Plan - Bylaw No. 1794, 2011
must be obtained showing that the quality and quantity of subsurface
groundwater supplies are sufficient to meet the proposed use. The Township
may request information that demonstrates the impact of such a development on
neighbouring wells. If a community system becomes available in the future then
parcel(s) should connect to the community system.
g) development which may be facilitated by the proposed redesignation should
have minimal negative impact on the rural qualities of the community (i.e. visual
impacts, potential noise, increased traffic, impacts on water quality and quantity,
vegetation removal or land disturbance); and
h) notwithstanding these site-specific considerations, the review of any application
for amendment of the Official Community Plan will be guided by the community
goals, objectives, policies and guidelines cited in this Official Community Plan.
.2
Consideration of rezoning applications in a Rural area adjacent to Crown lands, will
address whether provision of public road access and/or recreational trails through the
subject lands to these Crown lands is in the public interest. The review of such
applications shall be guided by community objectives and values pertaining, but not
necessarily limited, to:
a) access to Crown lands,
b) rural recreation opportunities,
c) watershed protection,
d) wildfire hazard mitigation,
e) ongoing road/trail maintenance, and
f)
the Township of Spallumcheen Trails Master Plan.
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Official Community Plan - Bylaw No. 1794, 2011
8.0
SOUTHEAST SECTOR COMPREHENSIVE PLANNING AREA
8.1
Given Spallumcheen's large agricultural land base, there are limited opportunities for
growth in the valley bottom, which primarily contains lands within the Agricultural Land
Reserve. Spallumcheen's Official Community Plan recognizes that significant new growth
in Spallumcheen must be directed to hillside areas. The Township has therefore
established a Comprehensive Planning Area within the Southeast Sector of the Township.
This Comprehensive Planning Area and its policies are intended to allow the Township to
not only set the stage for further planning in the area but to help organize and direct the
built form in a manner that meets a set of guiding principles. The boundaries of the
Southeast Sector and Comprehensive Planning Area are identified on the following Map
1.
The intent of the Comprehensive Planning Area designation is to identify specific areas
where development could occur and set out the process, additional work and studies,
and policies that must be followed prior to re-designation of the land for specific uses in
the Official Community Plan.
.1 Guiding Principles
The following broad principles are to act as a guide for development in the
Comprehensive Planning Area.
Social Principles:
-
Work to create diverse housing opportunities to allow people in different family
types, life stages, and income levels to afford a home in the Southeast Sector.
-
As development proceeds, provide opportunities for residents to age in place.
-
Provide a mixture of homes, business & recreational opportunities in close
proximity to one another.
-
Provide easy access to daily activities, and promote healthy communities by
providing opportunities for residents to walk to other residential areas, to
recreation opportunities and to places of work.
-
Preserve Spallumcheen's agricultural lifestyle by protecting farmland and the
rural lifestyle.
-
Maintain Spallumcheen's uniqueness and identity by not allowing commercial
strip development to proliferate along the highway system.
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Official Community Plan - Bylaw No. 1794, 2011
Environmental Principles:
-
Create well-designed, compact neighbourhoods in the Southeast Sector, which
reduce transportation needs by providing opportunities for residents to live close
to work and daily activities.
-
Integrate development into the landscape and minimize the visual effects of site
alteration.
-
Respect natural landscape features.
-
Ensure that development has high aesthetic, environmental, and financial value
through the preservation of open spaces and environmentally sensitive areas.
-
Encourage developers in the Southeast sector to utilize innovative technology, to
minimize their impact on the environment, minimize greenhouse gas production,
and subscribe to sustainability principles.
-
Promote the development of an attractive neighbourhood that provides a variety
of transportation choices and has safe infrastructure for walking and cycling, in
addition to driving.
Economic Principles:
-
Ensure responsible development is a net contributor to the community that
provides a long term net financial gain for the Township.
-
Provide opportunities for Council to be responsive and flexible to uncertainty in
the Southeast Sector.
-
Avoid land uses that may have low paying occupations.
-
Encourage the development of light, clean, and green industrial/commercial uses
in the Southeast Sector.
.2 Overview Of Comprehensive Planning Area
The Comprehensive Planning Area is a specific area within the Southeast Sector.
Within this area applies a set of policies that are intended to guide any future
development that occurs within the Southeast Sector. The boundary of the
Comprehensive Planning Area delineates the area within which development will be
considered, subject to the more specific policies and direction set out in this
document. Conversely, the area of the Southeast Sector located outside the
Comprehensive Planning Area, and shown as Large Holdings, will not be considered
for development (except for uses that may be required for servicing the
Comprehensive Planning Area, such as reservoirs or water lines).
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Official Community Plan - Bylaw No. 1794, 2011
Development in the Comprehensive Planning Area is further guided and refined by
identifying the Core Development Area, the Limited Development Area, the Large
Holdings area, and the Open Space area shown on Map 1. The intent is that most
development be directed to the Core Development Area. The specific details of these
designations are set out below:
Core Development Area:
-
The intention of the Core development area shown on Map 1 is to contain the
majority of potential development in the Southeast Sector Comprehensive
Planning Area. More detailed study will be required before any development,
particularly studies related to servicing, as no services currently exist in the area
at this time.
Limited Development Area:
-
The Limited Development Area shown on Map 1 is less suitable for development
than the Core development area due to a number of factors, the most prominent
of which is topography. Further analysis may identify pockets of land that are
suitable for development. While the Limited Development Area is not intended to
be used as a growth boundary for development occurring within the Core
Development Area, it is anticipated that the Limited Development Area will have
lower densities and have a much higher proportion of undeveloped land than the
Core Development Area.
Large Holdings:
-
The area shown as Large Holdings on Map 1 is comprised of lands at higher
elevations and such lands are more remote from commercial and community
amenities. These areas have constraints for road access, infrastructure or
servicing, as well as environmental or ownership conditions which restrict
development. Furthermore, parts of the area consist of Crown Land which are
not currently available for development. As a result, additional development will
be discouraged in the Large Holdings designation (except for uses that may be
required for servicing the Comprehensive Planning Area, such as reservoirs or
water lines). The Large Holdings area will remain as large parcels consistent with
the Official Community Plan.
Open Space:
-
The Open Space areas shown on Map 1 are dominated by steep slopes, some of
which are highly visible from the valley bottom. This area is generally
undevelopable and should be preserved as open space. The open space area will
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Official Community Plan - Bylaw No. 1794, 2011
not be considered for any form of residential, commercial or industrial
development, and should be retained as natural habitat area, open space or
parkland. The boundaries of the Open Space areas shown on Map 1 are general
in nature, and will need to be refined through further analysis as part of the
studies required prior to any development in the area.
-
The Comprehensive Planning Area also identifies three Planning sub-Areas, also
shown on Map 1. Rather than require developers to come together to prepare a
single comprehensive plan that addresses land use, access and servicing for the
entire Comprehensive Planning Area, the Township has identified three sub-
areas:
-
The North Sub-Area
-
The Central Sub-Area
-
The South Sub-Area
The Sub-Areas and their policies are intended to guide the integration of
development and ensure that development occurs in a manner which allows for
potential future growth of the Southeast Sector.
Prior to development, the land owners in a sub area must prepare, at their own
expense, a comprehensive plan that addresses land use, access, servicing and
other items for the entire Sub-Area. While the focus of the comprehensive plan
will be on the subject area, (for example the plan for the South Sub-Area focuses
on the area within the boundaries of the South Sub-Area) the plan will need to
consider and show how one Sub-Area will relate to and connect to the other
Sub-Areas (for example, how the roads in the South Sub-Area will connect to the
potential roads in the Central Sub area).
.3 Required Studies And Plans:
An application to redesignate land uses in the Comprehensive Planning Area by
amending the Official Community Plan requires the completion of a Sub-Area
Concept Plan and supporting studies and reports that address the policies for the
Southeast Sector and the existing Official Community Plan.
In addition to showing the arrangement of land uses and providing site plans for
proposed development, the Sub-Area Concept Plan must also include the following
studies, undertaken at the developer's expense, with the exception of the financial
cost recovery analysis which will be undertaken by the Township.
a)
Sewer servicing analysis - The sewer servicing analysis will identify how the
proposed development will be provided with sanitary sewage collection and
treatment. Specifically, it will identify if the development will be serviced with a
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Official Community Plan - Bylaw No. 1794, 2011
community sewer system or individual on-site sewage disposal. The feasibility
of on-site sewage disposal will depend on the capacity of the soils as identified
in the geotechnical analysis. If the development is serviced with a community
sewer system, the study will determine if the system is connected to a
municipal sewage treatment plant operated by Armstrong, Vernon, or possibly
in the future, Spallumcheen, or if development will be connected to a smaller
local collection system and treatment plant. The sewer servicing analysis will
also set out the location of the sewage collection network. Sewer services to
the Comprehensive Planning Area must be consistent with the Liquid Waste
Management Plan.
b)
Water servicing analysis - The water servicing analysis will identify how the
proposed development will be provided with water services. It will determine if
the source of water will be through connection to an existing water system or
through a new water source developed on or near the development site. It will
also identify the water distribution network.
c)
Stormwater management analysis - The stormwater management analysis will
summarize existing conditions as well as identify how, at an appropriate scale,
development-generated stormwater should be managed. The study will identify
sustainable
approaches
to
stormwater
management
by
conceptually
addressing drainage (convenience/minor and emergency/major systems), lot
grading,
stream
protection,
stormwater
quality,
slope
stability
and
groundwater.
d)
Traffic Impact Study - the Traffic Impact Study will identify the amount of
traffic generated by the development and the appropriate improvements
required to support the anticipated level of traffic. In particular it will identify
any improvements required to provide sufficient access to Highway 97A.
e)
Aquifer/ Groundwater Study - The Aquifer/groundwater study will clearly
identify the aquifers in the area, the potential impacts of possible development
on the aquifers, methods to avoid negative impacts on the aquifers. The study
will also identify the feasibility of using groundwater to supply potential
development.
f)
Archaeological Assessment - An Archaeological assessment will be conducted
to identify any archaeologically important sites and measures required to
mitigate against impacts to the sites and works required to preserve the sites.
g)
Sensitive Ecosystem Inventory - While part of the Comprehensive Planning
Area has been provided with a Sensitive Ecosystem Inventory, this inventory
will be extended to include the entire area proposed for development. Based
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Official Community Plan - Bylaw No. 1794, 2011
on the inventory, any areas will be identified that should be preserved as
sensitive habitats or wildlife corridors.
h)
Geotechnical Analysis - The geotechnical analysis will identify the geotechnical
characteristics of the area, including the potential suitability for on-site sewage
disposal, suitability for construction, and any potential geotechnical hazards.
i)
Wildfire Hazard - The development must meet the requirements of the Wildfire
Hazard Development Permit Area and the Development Approval Information
Area No. 4 which relates to Wildfire Hazards.
j)
Visual Impact Analysis - The visual impact analysis will show graphically the
visual impact of the proposed development from a wide range of perspectives,
particularly the view from Highway 97A and various locations on the valley
bottom. The visual impact analysis will be provided in 3 dimensions and
provide a photo-realistic view of how the development will look after all of the
buildings, roads and services have been constructed.
k)
Financial Cost Recovery Analysis - The financial cost recovery analysis will
identify and recommend feasible approaches to cost recovery for municipal
services. This analysis will include the potential to establish Local Service
areas, the possibility of utilizing Latecomer Fees, the impacts on general
taxation, the requirements for additional fees, and other municipal cost
recovery considerations.
l)
Sub-Area Concept Plan - Prior to consideration of an application to amend the
Official Community Plan to redesignate a parcel or parcels from Comprehensive
Planning Area to other land uses within a sub area, land owners should
complete a Sub-Area Concept Plan.
The Sub-Area concept Plan should include at least the following:
i.
An analysis of the existing features and factors that influence the concept
plan including information generated from the required studies. This shall
include an overview of the following:
-
Existing nearby water and sewer services;
-
Existing road network;
-
Exiting aquifer and groundwater conditions;
-
Existing archaeological values;
-
Sensitive ecosystem inventory;
-
Existing geotechnical characteristics and potential hazards;
-
Topography;
Page 25
Official Community Plan - Bylaw No. 1794, 2011
-
Wildfire hazard information;
-
Visual impact considerations;
ii.
A land use concept plan that shows the arrangement of land uses and
proposed zoning.
iii.
A Road Network Plan showing the proposed roads in the plan area, and
the connection of the plan area to the broader road network.
iv.
A Parks, Trails and Open Space Plan showing the location of parks and
their function, the trail system, and open spaces.
v.
A Servicing and Utilities Plan that clearly illustrates the water system,
sewage system and storm drainage systems.
vi.
A description of how environmentally sensitive areas, archaeological
values, and aquifer values will be addressed.
vii.
A Visual Impact Analysis of the proposed development.
viii.
A description of the form and character of the development, and how the
form and character supports the policies for the area, particularly how it
maintains and enhances the rural character of the area.
ix.
A financial cost recovery analysis for the area.
x.
A description of how the development meets the Guiding Principles and
policies for the Comprehensive Planning Area, and the broader policies of
the Official Community Plan.
.4 Comprehensive Planning Area Policies:
This section sets out the specific detailed policies that apply to the Comprehensive
Planning Area. The general policies of the broader Official Community Plan still apply to
this area, but these policies are more specific to the Comprehensive Planning Area.
a)
General Policies:
Council's policies are as follows:
i.
The Township requires that development adheres to the policies set out in
the existing Township of Spallumcheen Official Community Plan. Where
policies have been provided that are more detailed or specific for the
Comprehensive Planning area compared to the policies in the broader OCP,
the more detailed and specific policies apply.
ii.
The Township requires that all development works toward meeting the
broad Economic, Social and Environmental Principles set out for the
Southeast sector.
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Official Community Plan - Bylaw No. 1794, 2011
iii.
Ensure that development strives to minimize potential land use conflicts
between varying land uses.
iv.
Establish Development Permit Areas and guidelines to promote reduction
of greenhouse gas emissions, energy conservation, and water conservation
prior to rezoning of land within the Southeast Sector Comprehensive
Planning Areas.
v.
Future development proposals within the Comprehensive Planning Area of
the Southeast Sector which propose a land use density greater than that
which is shown on Schedule B be approved through an Official
Community Plan amendment application which involves the submission of
the required studies and plans as outlined in Section 8.3 and addresses
the policies outlined in Section 8.4 of the Official Community Plan and
includes payment of the $20,000 OCP/Southeast Sector Comprehensive
Planning Area OCP amendment application fee as required under Fees and
Charges Bylaw No.1674, 2007 as amended.
b)
Residential Policies:
Council's policies are as follows:
i.
The majority of residential development that is greater than 10 units per
hectare shall be directed to the Core Development Area.
ii.
Residential densities at less than 10 units per hectare will be considered in
the Limited Development area.
iii.
Within the Limited Development Area, small clusters of development that
exceed 10 units per hectare will be considered, on the condition that the
overall development density is less than 10 units per hectare.
iv.
Provide a mix of dwelling sizes and types to provide a range of housing
opportunities to a variety of socioeconomic groups.
v.
Encourage residential development in locations that will allow residents to
live near their place of employment.
vi.
In order to provide affordable housing options, secondary suites are
allowed within the Comprehensive Planning Area.
vii.
Allow
home-based
businesses
in
order
to
provide
employment
opportunities in residential areas.
c)
Commercial and Industrial Policies:
Council's policies are as follows:
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Official Community Plan - Bylaw No. 1794, 2011
i.
Any commercial or industrial development within the Comprehensive
Planning Area shall be directed to the Core Development Area.
ii.
Prevent strip commercial development along future roads by creating
concentrated nodes of commercial or industrial development inside the
Comprehensive Planning Area, or possibly small nodes near future road
intersections within Highway 97A.
iii.
Strip development of Commercial or Industrial use along Highway 97A or
any Highway Frontage Roads shall not be permitted.
iv.
Promote the development of one or more concentrated village centres
within the Core Development Area, to create a concentrated multi use
centre and a sense of identity for the area.
d)
Mixed Uses Policies
Council's policies are as follows:
i.
Encourage mixed use developments (uses that mix commercial and
residential uses) within the Core Development area.
ii.
Ensure all mixed use developments are clustered in concentrated nodes in
order to promote the development of village center identity.
e)
Parks, Trails and Open Space Policies
Council's policies are as follows:
i.
Plan for and identify a park, trail and open space network to consider
adjacent sub-areas shown in Map 1 as well as maintaining connections to
recreational opportunities on Crown Lands.
ii.
Ensure that development supports the Township's policy of acquiring land
for active and passive parks, pedestrian and multipurpose trails, and other
public amenity space.
iii.
Areas designated as Open Space are not suitable for development and
shall be maintained in an undeveloped state, bearing in mind that the
location of Open Space areas shown on Map 1 are general in nature and
the precise boundaries of Open Space areas should be determined through
required studies and the Sub-Area concept plans.
iv.
Encourage the use of the Open Space Areas shown in Map 1 as a natural
area with access by the surrounding community, while taking care to
maintain any important habitat values.
v.
A multi use trail network shall be provided that interconnects all residential
areas as well as all commercial and industrial areas. The trail network shall
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Official Community Plan - Bylaw No. 1794, 2011
be given priority in Sub-Area Concept Plans, and planned in a coordinated
manner with the roads, utilities and land uses.
vi.
Based on further analysis by land owners, part of the Limited Development
Area should be identified for Open Space, particularly those Limited
Development Areas with steep slopes or important habitat and ecosystem
values.
vii.
Within the Southeast Sector Comprehensive Planning Area, lands
determined (through the Sub-Area planning process) to be Very High
Value Environmentally Sensitive Areas (ESA - Level 1), creeks, wildlife
movement corridors, and slopes in excess of 30% grade are designated
Open Space on Schedule B. Lands designated Open Space may be public
or privately owned and shall remain free of development except as
authorized through an approved Development Permit. Without
amendment to the Official Community Plan, the Open Space areas
designated on Schedule B may be modified in accordance with an
approved Hillside Development Permit provided the modification is in
accordance with the recommendations of a qualified environmental
professional.
f)
Environmental Policies
Council's policies are as follows:
i.
Require that all environmentally sensitive areas, sensitive ecosystems,
sensitive habitats, and wildlife corridors area be identified and preserved.
ii.
Ensure sufficient corridors for wildlife are retained by clearly identifying the
wildlife corridors and preserving the corridors in their natural state with
connections to areas outside the Comprehensive Planning Area.
iii.
Support the establishment of Development Permit Guidelines that promote
energy conservation, water conservation and the reduction of greenhouse
gas emissions.
g)
Form and Character of Development Policies
Council's policies are as follows:
i.
The Sub-Area Concept plans should be prepared in such a way that
maintains and enhances the rural character of the area.
ii.
Avoid creating disturbed areas visible from the valley below, and
rehabilitate disturbed areas visible from the valley below with indigenous
species and natural landscaping.
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Official Community Plan - Bylaw No. 1794, 2011
iii.
Endeavour to arrange land uses in a compact and clustered built form in
order to maintain and minimize the impacts on the natural landscape.
iv.
Encourage development to utilize landscaping solutions that minimize
water consumption.
v.
Encourage development of buildings and neighbourhoods that meet LEED
(Leadership in Energy and Environmental Design) certified standards.
vi.
Ensure that development permits are required for all forms of development
in the Comprehensive Planning Area.
h)
Hazardous Condition Policies
Council's policies are as follows:
i.
Ensure that the proposed development is designed so that it will not be
subject to hazardous conditions including flooding, geotechnical, wildfire or
hydrogeological conditions.
i)
Transportation Policies
Council's policies are as follows:
i.
The Township will not explore road access options into the Southeast
Sector unless creation of such access is initiated by a private landowner, to
be designed and constructed at the landowner's expense.
ii.
Primary access to the Comprehensive Planning Area shall not be provided
from roads outside the Township and in particular, shall not be provided
solely from roads within Electoral areas B and C of the Regional District of
North Okanagan. Emergency access, however, may be provided from
outside the Township, in order to enhance emergency access both for the
areas inside and outside the Township.
iii.
Road access to the Comprehensive Planning Area shall originate from
Highway 97A, either from the existing intersection of Greenhow Road and
Highway 97A or from the proposed interchange with Highway 97A located
between Larkin Cross Road and Otter Lake Cross Road. As a point of
clarification, Greenhow Road is considered as part of the Highway 97A
corridor, and as such, road access to the Comprehensive Planning Area
may originate from Greenhow Road.
iv.
Ensure that road access from a Controlled Access Highway is approved by
the Ministry of Transportation or if no access from a Controlled Access
Highway is proposed, that the site has access to a municipal road that is
constructed to support the anticipated traffic generated by the
development.
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Official Community Plan - Bylaw No. 1794, 2011
v.
Any improvements required to the intersection of Greenhow Road and
Highway 97A shall be identified in traffic studies and construction of the
improvements will be the responsibility of owners who benefit.
vi.
Arrange the built form within mixed use designations in a manner that
enables pedestrian and bicycle use.
vii.
Ensure clustered parking in areas of multi-family and commercial uses in
order to promote pedestrian activity, reduce street widths and minimize
the impact on the natural environment.
viii.
Ensure that McLennan Road and Keddleston Road are extended to the
North, with McLennan Road rising gradually across the topography to
connect with Keddleston, as shown conceptually in Figure 8.1 below.
Figure 8.1
"
j)
Utilities Policies
Council's policies are as follows:
i.
Ensure that the Sub-Area Concept Plan identifies a servicing strategy that
considers and facilitates the provision of services to adjacent Sub-Areas
shown in Map 1.
ii.
Water, sewer, and drainage services for the Comprehensive Planning area,
including any off site services required, shall be designed and constructed
to the Township's standards at the developer's expense.
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Official Community Plan - Bylaw No. 1794, 2011
iii.
A community water system is required to service development, and all
development shall be connected to the community water system;
individual wells for individual properties will not be considered for
development in the Comprehensive Planning Area, except for parcels
larger than 1 hectare if supported by a groundwater study.
iv.
A community sewer system is preferred, however on-site sewage disposal
will be considered on lots larger than 1 hectare, if the geotechnical analysis
clearly states that the soils are capable of accommodating the on-site
sewage disposal and the cumulative impacts of any other potential on-site
sewage disposal at full build out.
k)
Stormwater Policies
Council's policies are as follows:
i.
In addition to the Townships general policies respecting Stormwater,
where possible encourage the use of porous surfaces on driveways,
parking lots and access roads, as well as other measures such as
xeriscaping, using native plant species, infiltration basins, and green roofs
in order to reduce overland runoff.
ii.
Identify sustainable approaches to stormwater management that follow
best management practises.
l)
Hillside Development Policies
Council's policies are as follows:
i.
Locate development and infrastructure in order to avoid slopes that are
greater than 30%.
ii.
Maintain the natural setting by integrating hillside development with
natural features.
iii.
Arrange buildings and roads in a manner that minimizes the visual impact
on steep slopes. Larger building shall be stepped back to respond to hill
profile and reduce visual bulk and massing when viewed from lower
elevations. Road networks shall be responsive to topography and minimize
cut and fill conditions.
m)
Archaeological Policies
Council's policies are as follows:
i.
Archaeological values within the Comprehensive Planning Area should be
recognized. Any archaeological sites shall be preserved or excavated in
accordance with the direction provided in an archaeological report.
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n)
Sub-Area Policies
For policy and planning purposes, the Comprehensive Planning Area has been
divided into the North, Central and South sub areas. The following policies are
specific to individual sub areas or the relationships between sub-areas:
Council's policies are as follows:
i. The general sequence of development is to have the North and South sub
areas develop before the central sub area. The central sub area will be
considered for development after the North or South sub-areas are
substantially developed, and the development of the Central sub area
forms the next stage of contiguous development.
ii. Services including roads, sewer, water and storm drainage should be
extended first to the North and South sub areas before further extension
of services to the Central sub area.
iii. Ensure that any residential land uses in the North Sub-area are separated
and buffered from potential industrial uses that will be located in the
Spallumcheen Industrial Park - Phase 2, in order to minimize future visual
impacts, and impacts of air emissions and noise.
iv. Ensure that any residential land uses in the South Sub-area are separated
and buffered from potential industrial uses that could be located
immediately west of the sub area, along Highway 97A, in order to minimize
future visual impacts, and impacts of air emissions and noise.
v. In planning for the development in the North and South sub-areas, plan
for the connections beyond to the Central sub-area for road networks,
utility systems, parks trails and open space systems, environmentally
sensitive areas, and wildlife corridors.
vi. In planning for North, South and Central sub-areas, plan for eventual
connections of road networks, utility systems, park systems, trail systems,
environmentally sensitive areas and wildlife corridors to the area
designated for Large Holdings outside the Comprehensive Planning area.
vii. Identify emergency road access linkages between the North, Central and
South sub areas, and the Large Holdings area located outside the
Comprehensive Planning Area; and between the South sub-area, and the
Regional District Electoral Areas outside the Comprehensive Planning Area.
viii. Whereas Rural development is considered appropriate within the South
Sub-Area at least for the duration of this Official Community Plan, it is
acknowledged that future development in keeping with Smart Growth
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Official Community Plan - Bylaw No. 1794, 2011
principles would be consistent with the longer term vision for the
Southeast Sector Comprehensive Planning Area.
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Insert SE Sector Map 1
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Official Community Plan - Bylaw No. 1794, 2011
9.0
RESIDENTIAL LAND
Residential development in Spallumcheen consists primarily of single family homes constructed
on-site, modular homes or mobile homes.
General Policies
9.1
Council's policies are as follows:
.1 New residential development is encouraged to be constructed on the current supply
of existing, vacant residential parcels as well as serviced parcels in the Southeast
Sector Comprehensive Planning Area.
.2 Neighbourhoods consisting, predominantly, of small parcels in the Township of
Spallumcheen are designated as Residential as shown on Schedule B.
.3 Land which is required to meet the majority of housing needs for the Township of
Spallumcheen is designated Residential, Small Holdings or Country Residential in this
Plan.
.4 The Township shall consider the potential for additional residential building lots on
non-ALR lands adjacent to McLeod subdivision subject to provision of servicing
(notably a community sewer system), roads and amenities.
.5 The Township supports the establishment of secondary suites as permitted by this
Plan and the Zoning Bylaw as they are recognized as a form of affordable and rental
housing in the community. Except for dwellings within the Residential Mobile Home
Park Zone, secondary suites will be allowed in areas designated Residential, Small
Holdings, Country Residential, Large Holdings and within areas designated as
Agricultural in accordance with the Agricultural Land Commission Act.
.6 Manufactured homes, including both modular and mobile homes, will be treated
equivalent to site-built homes with respect to where they are allowed to be located,
and in terms of how they are regulated in the Zoning Bylaw.
Secondary Dwellings
9.2
Council's policies are as follows:
.1 Secondary single family dwellings are supported on parcels that are 2 hectares or
greater in size and located outside the Agricultural Land Reserve.
.2 Secondary single family dwellings are supported for use by a member of the owner's
immediate family or for farm use on parcels that are 2 hectares or greater in size and
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Official Community Plan - Bylaw No. 1794, 2011
located within the Agricultural Land Reserve. Council recognizes that approval may
be necessary from the Agricultural Land Commission.
Subdivision for a Relative
9.3
Council's policies are as follows:
.1 The Township supports regulations under Section 946 of the Local Government Act
as it relates to subdivision to provide residence for a relative.
.2 The Township supports policies of the Agricultural Land Commission's Homesite
Severence Policy on Agricultural Land Reserve lands.
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10.0
INDUSTRIAL LAND
Spallumcheen's industrial sector employs workers from throughout the region. A large proportion
of the Industrial Park's Phase 2 area is in the Agricultural Land Reserve although land in this area
has only marginal agricultural capability.
The Spallumcheen Industrial Park is not connected to a municipal sanitary sewer system and the
area is known to be above an unconfined aquifer that is highly sensitive to development. The
Township has concerns about the potential impacts additional industrial development may have
on the ground water resource.
The Township is supportive of the development of additional industrial land in the short to
medium-term and will consider alternative locations including, but not limited to, lands adjoining
Phase 1 of the existing Industrial Park subject to the provision of adequate sanitary sewer and
stormwater management.
General Policies
10.1
Council's policies are as follows:
.1 Non-polluting, light manufacturing will be preferred as an appropriate type of
industrial use in the Township. Lands identified for future and current industrial use
are designated as Industrial on Schedule B and include light industrial, general
industrial, agricultural industrial, and soil removal/processing uses.
a. Notwithstanding the above, the Township acknowledges that despite being
designated Industrial on Schedule B, the following properties are within the
Agricultural Land Reserve and rezoning or any non-farm use of these lands must
be approved by the Agricultural Land Commission:
-
Lot 1, Sec 35, ODYD Plan 1823, Twp 8, Except Plans H433 and KAP74091 and
located at 29 L & A Cross Road; and
-
Lot 2, Secs 2 & 35, ODYD, Plan 35183, Twp 7, Except Plan 35556, KAP54885
and KAP74082 and located at 4305 L & A Cross Road.
.2 The Township shall consider implementation of a Development Cost Charge Bylaw
applicable to industrial and commercial development to assist with paying the capital
costs of providing, constructing, altering or expanding sewage, drainage and
highway facilities to service, directly or indirectly, the development for which the
charge is being imposed.
Criteria to Consider when Reviewing New Development Applications
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10.2
Council's policies are as follows:
.1 Applications to change this Plan to designate a new Industrial area, will be subject to
consideration of the possibility of noise pollution, unsightly premises which could
prevail and the outdoor storage needs of the applicant as well as the pollutants
discharged by the industry which should be of such character that they will not
adversely affect the water, land or air, either in the short or long term.
.2 Applications for an Industrial designation on Schedule B, will be evaluated subject to
the following criteria:
a) the proposed site shall have direct access to a Controlled Access Highway subject
to the approval of the Ministry of Transportation. Notwithstanding this
requirement, lands may be considered for Industrial use, where they do not have
access to a Controlled Access Highway, provided that the site has access to a
municipal road that is constructed to support the anticipated loads of raw materials
and finished products;
b) the use should not have an adverse affect on other lands that are located either
adjacent to the subject property(s) or adjacent to the highway leading to the
subject property(s); and
c) provision shall be made to achieve adequate screening of the site from adjoining
properties and the abutting highway. In this regard a development permit is
required pursuant to the provisions of this Official Community Plan.
Agricultural Industrial
10.3
Council's policies are as follows:
.1 Agricultural industrial land uses that support local farm production are encouraged to
locate on non-ALR land.
.2 Agricultural industrial land uses may be permitted on lands designated as Agricultural
provided that the lands are of lower agricultural capability, and these uses are in
compliance with the Agricultural Land Commission Act.
Gravel Extraction
10.4
Council's policies are as follows:
.1 Sand and gravel deposits suitable for future extraction are designated as Industrial
east of Highway 97A generally between Hutley Creek and the Eagle Rock Road
intersection.
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Official Community Plan - Bylaw No. 1794, 2011
.2 Land designated Industrial and currently being used for aggregate extraction
purposes represents a significant future option for concentrated expansion of the
manufacturing
sector
in
Spallumcheen.
The
aggregate
extraction
site
landowners/lease holders are encouraged to make land available for industrial use in
the medium-term once the aggregate resource is exhausted on localized sites.
.3 The base excavation of a gravel site on the east side of Highway 97A should be
limited so that the area may be later used for industrial building sites at highway
elevation; while recognizing that elevations may extend eastward providing the
slopes are compatible with the proposed land development.
.4 Without sterilizing access to aggregate resources at finished road elevation, gravel
extraction sites and quarries should be screened and landscaped along road edges
and from adjacent non-industrial uses. Natural vegetation should be retained
whenever possible.
.5 Depleted extraction areas are encouraged to be rehabilitated and used for purposes
consistent with Official Community Plan goals, objectives and policies.
.6 The Township may identify sites of other aggregate deposits within the municipality
which may be suitable for future extraction.
.7 The Township may explore the potential to adopt a Soil Removal and Deposit Bylaw
as a means to manage the hauling of sand, gravel, rock, etc., including the
imposition of rates or levels of fees which may be collected in order to help offset the
higher costs of road repair and maintenance needed for roads typically used as
routes for the hauling of soil.
Spallumcheen Industrial Park - Phase 2
10.5
Council's policies are as follows:
.1 The land designated Industrial on the upland terrace north of Hutley Creek and east
of Highway 97A as shown on Schedule B is designated primarily for light industrial
types of land uses. All industrial rezoning applications will require information on:
a) provision of a major access road which meets the requirements of the Township
of Spallumcheen Subdivision Servicing Bylaw and the Ministry of Transportation's
requirements for access to Highway 97A;
b) the provision of water services as well as on-site or community sewer services;
and
c) possible environmental impacts related to the proposed industrial operation.
.2 Notwithstanding designated light industrial land uses for the Spallumcheen Industrial
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Official Community Plan - Bylaw No. 1794, 2011
Park - Phase 2, gravel extraction and quarry activities should be permitted to
continue in this area and that the extraction site or quarry licensee should endeavor
to minimize the potential for conflicts with other land uses.
.3 The Township of Spallumcheen supports the exclusion of land within the
Spallumcheen Industrial Park - Phase 2 from the Agricultural Land Reserve as these
lands have only marginal agricultural capability.
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11.0
COMMERCIAL LAND
There is only a small amount of commercial development in Spallumcheen as it has long been the
Township's policy to direct new commercial business to more urbanized communities.
General Policies
11.1
Council's policies are as follows:
.1 Land for future and current commercial uses is designated as Commercial on
Schedule B and includes highway commercial, tourist commercial, service
commercial, agricultural commercial, and recreational commercial uses.
Criteria to Consider when Reviewing New Development Applications
11.2
Council's policies are as follows:
.1 While existing Commercial designations are supported, no additional Commercial
land uses should be designated except, without having to amend this Official
Community Plan, consideration would be given to a rezoning application for:
a) a neighbourhood commercial use in an Agricultural, Rural or Residential area for
which there is a local need; or
b) a recreation commercial use in an Agricultural or Rural area which is in proximity
to Crown land recreational opportunities or adjacent to a natural feature such as
a lake or stream.
except that an application will not be considered in an Agricultural area unless the
use conforms to the Agricultural Land Commission Act or prior approval has been
obtained from the Agricultural Land Commission.
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12.0
HOME-BASED BUSINESSES
The Township encourages entrepreneurial innovation and economic opportunities represented by
home occupations. There are a wide variety of types and sizes of home occupations in
Spallumcheen. A successful home-based business may out-grow the limitations of space or
maximum number of employees allowed under the applicable zoning. There may come a time
when a home-based business needs to relocate to a more appropriate location with commercial
or industrial zoning.
General Policies
12.1
Council's policies are as follows:
.1 Home-based businesses, including bed and breakfast operations, may be permitted
in all Agricultural, Residential, and Rural designated areas, subject to meeting all
requirements of the Zoning Bylaw and the Agricultural Land Commission.
.2 The interests of property owners neighbouring a home-based business must be
protected in order that current and future residents and landowners may maintain
the continued peaceful enjoyment of their private property within the established
rural character of the community.
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13.0
COMMUNITY USES, PARKS AND TRAILS
A number of recreational facilities are administered by the Armstrong - Spallumcheen Parks and
Recreation Commission. The facilities are located within the City of Armstrong but are jointly
owned, funded and utilized by Spallumcheen residents.
Hiking, walking, horseback riding, wildlife viewing, bird watching and nature appreciation are
pastimes enjoyed by many Spallumcheen residents. A series of trails on Crown land and rights of
way provide public access to various viewpoints, ponds and wetlands in the community.
Mount Rose Swanson is the most extensively used hiking area in the Township and is a
destination for hikers from around the region. Situated in the western sector of the community,
Mount Rose Swanson was declared a "designated recreation area" by the Ministry of Forests and
in 1967 it was named as the area's Centennial Trail. Hikers access the trailhead at Chamberlaine
Road where a variety of routes take them to a viewpoint with a panoramic vista of the valley.
Community Uses
13.1
Council's policies are as follows:
.1 Utility, assembly and civic uses shall be permitted in the Township of Spallumcheen
except as restricted by the Zoning Bylaw or the Agricultural Land Commission Act.
Parks and Recreation Areas
13.2
Council's policies are as follows:
.1 The parkland standard of 4 hectares per 1000 population is supported, as outlined in
the Parks and Recreation Master Plan of the Armstrong-Spallumcheen Parks and
Recreation Commission.
.2 The joint usage of school and neighbourhood park sites between the Armstrong-
Spallumcheen Parks and Recreation Commission and School District No. 83 is
supported by the Township.
.3 Any effort by the provincial government to enhance, improve and extend recreational
facilities on Crown lands is encouraged when such initiatives could provide a diverse
range of recreational experiences, particularly near settlement areas, provided that
sensitive areas of the Township's watershed are protected from potentially negative
impacts of human activities.
.4 Endeavor to acquire land for active and passive parks, pedestrian and multi-purpose
trails, and other public amenity space in conjunction with the property development
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Official Community Plan - Bylaw No. 1794, 2011
and subdivision process.
.5
The Township will pursue the establishment of an interpretive forestry trail at Mount
Rose Swanson and will explore options to obtain "park" status for the area with the
objective of securing adequate funding and other resources to maintain Mount Rose
Swanson for future public use and to preserve its natural qualities.
Trails
13.3
Council's policies are as follows:
.1 Consideration will be given to the provision of roads, parks and recreational
opportunities, potential pathways including but not limited to the Trails Master Plan
and potential access to Crown lands when processing Official Community Plan
amendments, rezoning applications and subdivision applications in the Township.
.2 Support the ongoing development of trails in accordance with the Trails Master Plan,
giving priority, but not limited to:
a) Rosedale East to Powerhouse Road and McLeod Subdivision trail;
b) Linkages with neighhouring communities (ie. City of Armstrong Greenways,
Enderby River Walk, South Grey Canal to the North BX area and south boundary
of the Township, Rail Transportation Corridors, Grey Canal to Goose Lake, then
to Stepping Stones area, Spallumcheen Band interpretive walk);
c) Mt. Rose Swanson; and
d) Memorial Mountain.
.3 The development of public road rights-of-way for pedestrian trails and other non-
motorized use, is supported with the understanding that:
a) the Township assumes no responsibility for the construction or maintenance of
trails; and
b) trail development does not preclude the Township from developing a road at a
future date.
.4 Any effort by the Provincial government to identify, restore and manage locally
significant trails on Crown lands in the Spallumcheen area is supported by the
Township.
.5 The Township will consult with the Agricultural Land Commission about route
planning for rural trails through the Agricultural Land Reserve.
.6 Update the Township's current Trails Master Plan to develop a map showing trail
corridors in order to allow the Township's Official Community Plan to be updated so
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Official Community Plan - Bylaw No. 1794, 2011
that the Township's Approving Officer may determine whether a landowner
undertaking a qualifying subdivision shall provide land for park or 'cash-in-lieu' of
land for park purposes.
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14.0
AQUIFER PROTECTION
Aquifer protection is very high priority for Spallumcheen residents, and there is a strong desire
for increased aquifer protection.
The Township has aquifer protection regulations to help protect the groundwater aquifer located
beneath the Industrial Park. Applications for development in the Industrial Park require a
Development Permit Application to ensure the aquifer will not be negatively impacted. The
Province has identified groundwater aquifers within the Township which has motivated further
exploration regarding aquifer protection to safeguard local water quality. It is a priority of
Council to establish an approach for aquifer protection, utilizing existing Ministry of Environment
aquifer mapping.
General Policies
14.1
Council's policies are as follows:
.1 Build on work completed to date with respect to aquifer protection by expanding the
Aquifer Protection - Natural Environment Development Permit Area to encompass all
areas above unconfined aquifers (supplemented with appropriate mapping as may be
provided by the appropriate Ministry and other projects that the Township
undertakes).
.2 Explore long term options for understanding and protecting the quality of water in
aquifers within the Township to:
a) consider the effect of water quality in relation to the amount of water being
withdrawn from an aquifer;
b) consider the impacts of various land uses, particularly large operations and
developments (e.g. intensive farming, large residential subdivisions, industrial),
on the quality of water in aquifers located within the Township of Spallumcheen;
c) discourage certain uses over aquifers; and
d) pursue a community sewer system, where appropriate, to reduce the impact of
individual parcels on the aquifer.
.3 Explore long term options for understanding and protecting the quantity of water in
aquifers within the Township, looking specifically at:
a) how much water is being withdrawn from aquifers within the Township of
Spallumcheen;
b) the sustainable level of each aquifer; and
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Official Community Plan - Bylaw No. 1794, 2011
c) the level of development that can occur within Spallumcheen while still
maintaining a sustainable water supply.
.4 Support actions identified in the Township's existing Agricultural Area Plan to
investigate irrigation (efficiencies and technologies) and prepare a groundwater
irrigation strategy.
.5 Support the recommended goals and strategies of the Township's existing Water
Supply Strategy with respect to aquifer protection and the groundwater extraction
potential of Spallumcheen's aquifers.
.6 Ensure aquifer protection is considered in the next update of the Township's Liquid
Waste Management Plan.
.7 To address water quality concerns, rezoning of lands over unconfined aquifers as
shown in the Aquifer Vulnerability Map (Map 2) is discouraged if the proposed
development will include any of the purposes or activities listed in Schedule 2 of the
Contaminated Sites Regulation, until such time as the Aquifer Protection - Natural
Environment Development Permit Area has been expanded and/or revised.
.8 Actively engage the Ministry of Agriculture to make Environmental Farm Plans
mandatory for practicing agricultural operations located within the Agricultural Land
Reserve.
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Official Community Plan - Bylaw No. 1794, 2011
15.0
ENVIRONMENTAL FEATURES
Reducing greenhouse gas emissions, the protection of natural areas within the community for
recreation, preservation of wildlife habitat and enjoyment of the rural lifestyle are a high priority
for the Township.
Greenhouse Gas Emissions
The Province has passed new legislation regarding greenhouse gas emissions (GHGs). Bill 27,
the Local Government (Green Communities) Statutes Amendment Act (2008) requires
local governments to include GHG targets, policies and actions in their Official Community Plans.
This follows extensive work done by the Province to promote greater energy efficiency and action
on climate change culminating in the development of the BC Climate Action Plan and the BC
Energy Plan. The BC Climate Action Plan commits the province to a 33% reduction in GHG
emissions by 2020 based on 2007 levels. This target has since been enshrined in legislation.
Since municipalities can exert some influence over reducing GHG emissions, the Province requires
municipalities to establish their own set of targets and strategies to reduce emissions.
The Regional District of the North Okanagan (RDNO) undertook an energy and emissions
planning program in July, 2010. The result was a report on Regional Policies and Target Setting.
The Township has used these policies and targets within this Official Community Plan.
15.1
Council's policies are as follows:
.1 Reduce community-wide greenhouse gas emissions by a target of 15% from 2007
levels by 2020.
.2 Reduce community-wide greenhouse gas emissions by a target of 25% from 2007
levels by 2030.
.3 Recognize that the community has already undertaken a variety of initiatives that
contribute to a community-wide reduction in greenhouse gas emissions. These
initiatives include:
a) the Southeast Sector's Comprehensive Planning Area;
b) existing objectives and policies in the OCP, such as:
i. maintaining Spallumcheen as an agricultural and rural community
ii. encouraging recreational trails
iii. protecting the natural environment
iv. supporting regional growth management
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Official Community Plan - Bylaw No. 1794, 2011
v. building on existing urban centres
vi. promoting water conservation initiatives;
c) a review of the Zoning Bylaw, and
d) actions in the Agricultural Area Plan.
.4 Encourage residential retrofits to utilize more efficient energy sources, such as
furnace upgrades, geothermal, solar hot water heating, high efficiency windows and
additional insulation.
.5 Explore incentives (such as tax credits and rebates) to facilitate cost effective
residential and commercial retrofits.
.6 Encourage all new single family residential development to be highly efficient by
requiring buildings to exceed an EnerGuide for Houses (EGH) rating of 75 or meet
BuiltGreen silver standards as a condition of each building permit.
.7 Encourage all new multi-family residential and commercial development to be highly
efficient (e.g. using local materials, applying green building techniques, meeting
LEED standards).
.8 Create a development permit area to promote energy conservation, water
conservation, and the reduction of greenhouse gas emissions in new industrial,
commercial and major residential developments.
.9 Encourage innovative land use planning and site design to promote energy
efficiency where possible.
.10 Encourage and support opportunities for establishing a biomass energy system that
utilizes agricultural waste.
.11 Encourage alternative energy supplies such as solar energy, wind energy,
geothermal energy, and waste heat recovery from municipal and industry
activities where feasible.
.12 Develop a Community Energy Plan to better understand how the community could be
more energy efficient and to identify Spallumcheen's alternative energy potential.
This will contribute to a reduction in community-wide greenhouse gas emissions.
.13 Encourage the local production and utilization of food on underutilized land within
the Township, in support of the goals identified in the Township's Agricultural Area
Plan.
.14 Promote strong trail/greenway connections into and throughout the Township to
decrease vehicle dependency and contribute to a reduction in greenhouse gas
emissions.
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Official Community Plan - Bylaw No. 1794, 2011
.15 Consider other opportunities to encourage greenhouse gas emission reductions, for
example more fuel efficient vehicles and equipment, education, gardens, increased
public transit, or a regional rail system.
Natural Areas
15.2
Council's policies are as follows:
.1 The following locations within the Plan area as generally identified on Schedule B,
are defined as Natural Areas which are environmentally sensitive to development and
the Township will have due regard for the significance of these locations when
considering land development proposals within their general vicinity:
a) Quilakwa Ridge east of Highway 97A near the north boundary of Spallumcheen;
b) Otter Lake;
c) St. Anne's Pond near the historic O'Keefe Ranch;
d) Eagle Rock;
e) Viewpoint at highest elevation of Rashdale Road;
f) "Little Great Divide" at Fortune Creek; and
g) Deep Creek ravines.
h) Open Space.
.2 The deeper forested gullies in the Township are considered significant Natural
Features and development within these gullies is not supported.
.3
The protection of the natural characteristics of streams, their banks and adjacent
vegetation is encouraged.
.4
Additional Natural Areas may be identified from time to time as new information
becomes available.
.5 Explore funding and prepare options in order to conduct an inventory of significant
and/or representative natural features and habitats, including guidelines or criteria to
be considered with respect to proposed development which may impact identified
areas.
.6
The Township supports the protection of natural areas in general within the
community for public recreation, preservation of wildlife habitat and for their
contribution to rural aesthetics.
.7
The Township will consider the requirements of the recently enacted Species at Risk
federal legislation when evaluating land use applications which may impact wildlife
habitat.
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Official Community Plan - Bylaw No. 1794, 2011
.8
The Township will implement the requirements of the Provincial Riparian Areas
Regulations when evaluating land use applications which may impact the riparian
areas of streams and wetlands.
.9
Council will encourage all development and infrastructure projects to conserve and
protect riparian areas of streams and wetlands, wildlife habitat, trees or other
indigenous vegetation.
.10 Council will require, unless exempted under the provisions of Section 20.5, that those
owning properties located within Water Body Protection - Natural Environment
Development Permit Areas (see Schedule C map) obtain development permits prior
to altering land or receiving building permit or subdivision approval. Development
permit criteria and exemption provisions are provided in the Development Permit
Areas section of this Official Community Plan.
.11 Council will consider allowing the owner(s) of land affected by dedications for
environmental protection to use the original site area in computing density and
minimum area for development or subdivision purposes.
.12 To protect water quality and sensitive habitats, livestock watering facilities are
encouraged to be located away from water bodies. Where livestock access to a
water body is needed, fencing should be used to restrict access to locations where a
developed watering site has been established.
.13 Retain, in a largely undisturbed state throughout and after the development process,
an area of land immediately adjacent to streams and wetlands. The area to remain
free of development is referred to as the 'streamside protection and enhancement
area' as defined above.
Roadside Brushing
15.3
Council's policies are as follows:
.1 It is acknowledged that hedgerows exist along road rights-of-way, and that clearing
and/or removal of vegetation or terrain re-grading is necessary:
a) to eliminate a hazard or for weed control;
b) to protect safe vehicle sight-lines and to ensure adequate areas for vehicle and
pedestrian movements;
c) to allow free movement of water; and
d) to protect the integrity of public works.
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16.0
HERITAGE CONSERVATION
Spallumcheen has a rich community heritage. Locations such as the original Lansdowne
townsite, Lansdowne cemetery, and O'Keefe Ranch have history which is significant to the
community and region. The rural landscape of Spallumcheen is enhanced by a number of vintage
farmhouses and barns. Whether the heritage resource is a key part of local history or simply a
reminder of times past, conservation of heritage features contributes positively to the character
and ambiance of the community.
The Township appreciates the importance of Spallumcheen's heritage resources including the
sites, artifacts, language, cultural values and traditions of Native and non-Native peoples residing
in the area (both pre and post European contact). Spallumcheen's Heritage Inventory of historic
buildings was updated in 2009.
General Policies
16.1
Council's policies are as follows:
.1 Seek to integrate heritage conservation and awareness and acknowledge sites and
resources for their heritage value.
.2 Work with the Agricultural Land Commission to protect particularly vulnerable
heritage resources located within the Agricultural Land Reserve through designation
or other mechanisms.
.3 Requests from property owners seeking heritage protection for their property will be
reviewed by the Township and when considering a heritage protection request.
Decisions will be guided by the following policies:
a) pursuant to the Local Government Act, a Heritage Designation may be applied to
real property for the protection of heritage resources;
b) voluntary heritage designation will be emphasized;
c) a request for a Heritage Designation may only be supported if accompanied by a
statement from the property owner which confirms that compensation will not be
required;
d) a Conservation Covenant may be required for buildings with established heritage
value;
e) the Township may enter into a Heritage Revitalization Agreement with a property
owner for the preservation of heritage resources; and
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f)
Recognize that the Township has prepared a Heritage Inventory of historically
significant sites and structures within Spallumcheen.
.4 Where a request for heritage protection is accepted, the property must be added to
the Township's Heritage Inventory.
.5 Encourage property owners of heritage sites and resources to consider registration
with the Canadian Register of Historic Places and compliance with Standards &
Guidelines on the Conservation of Historic Places.
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17.0
TRANSPORTATION CORRIDORS
The Township's responsibilities related to roads is a provision of Part 3 of the Community Charter
which gives a municipality ownership of most roadways within its boundaries. Provincial
highways remain under the jurisdiction of the Province. The Township is responsible for:
-
authorizing a license of occupation, easement, or encroachment in respect of a municipal
highway;
-
closure of highways and transfer of title of the land without application for a Crown grant;
-
broad authority for regulating highways as a municipal service;
-
regulating and prohibit use of highways;
-
restricting on common law right of passage by public over a highway; and
-
agreements designed to exempt persons, in exchange for compensation, from a bylaw that
regulates or prohibits extraordinary traffic on municipal highways.
General Policies
17.1
Council's policies are as follows:
.1 The Township's road classifications are identified in the Road Classifications Map
shown on Schedule E.
.2 Establish a road hierarchy based on the following classifications:
a) Arterials - roads which are primarily intended to provide safe and efficient
mobility. Arterial roads are intended to serve traffic travelling between major
origins and destinations within a community. Speed limits are generally more
than 50 km/h and on-street parking is discouraged outside of town centres.
Direct access is very limited to fronting properties.
b) Collectors - roads which typically serve a dual function: providing mobility
between local roads and arterial roads by collecting and distributing local traffic
within residential neighbourhoods and commercial or industrial areas, and
providing access to individual properties. Speed limits are typically 50 km/h or
more and on-street parking is generally permitted.
c) Local Roads - roads which primarily provide direct vehicular and pedestrian
access to private properties. Local roads allow access to and from the
arterial/collector roadway network, but generally discourage through vehicle
traffic. Speed limits are usually not more than 50 km/h.
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.3 Consider amending the Township of Spallumcheen Subdivision Servicing Bylaw to
require that paved roads be provided for all subdivisions except Homesite Severances
approved under section 21.2 of the Agricultural Land Commission Act and that the
option to provide cash-in-lieu for paving be provided.
.4 Explore opportunities for the widening of paved shoulders, or pathways in
conjunction with road upgrades, particularly along arterial and collector roads. The
intention is to improve safety for non-vehicular users such as pedestrians, horseback
riders, slow moving farm vehicles, and cyclists.
.5 When future roads are planned on properties within the Agricultural Land Reserve,
the process to finding a safe, minimum-impact route to fill a road network gap would
at least, involve consultation with the farm community, affected landowners and the
Agricultural Land Commission.
.6 In accordance with the Agricultural Land Reserve Subdivision and Procedure
Regulation, the following shall be permitted in the Agricultural Land Reserve:
a) dedication or upgrading of an existing road with vehicular access and use
declared to be a public highway under Section 4 of the Highway Act;
b) road construction or upgrading within a dedicated right of way that has a
constructed road bed for vehicular access and use; and
c) if the widening or works does not result in an overall right of way width of more
than 24 metres, widening of an existing constructed road right of way shall be
permitted for safety or maintenance purposes, or drainage or flood control
works.
.7 Where a lesser amount of road is required to be dedicated than is otherwise required
pursuant to the standards of this Plan and the Township of Spallumcheen Subdivision
Servicing Bylaw, then the Approving Officer may require a Covenant to be registered
to prohibit any buildings or structures within an area, measured from the existing
mean road centreline, equal to the distance of the road widening that would
otherwise be required to be dedicated plus the required front or exterior side yard
setback of the applicable zone, all as a Condition Precedent for subdivision approval.
.8 It is recognized that current rural road standards have to be upgraded to meet the
needs and expectations of the community.
.9 Where possible, the Township of Spallumcheen will acquire, as public right of way,
roads that are currently not dedicated as such, but used by the public.
.10 Roads shall be dedicated or protected from encroachment of buildings and structures
generally to a right of way width of approximately 20 metres.
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.11 It is recognized that in some instances a Local Road intersecting with a Controlled
Access Highway may have to be abandoned and the Township will only consider
supporting such an initiative by the Ministry of Transportation where an appropriate
alternative route has been identified and constructed as necessary and approval has
been obtained from the Agricultural Land Commission as may be appropriate.
.12 Certain road linkages and new routes may be needed to complete an effective Local
Road network in Spallumcheen and the following potential routes are hereby
designated as a Future Local Road:
a) Subject to approval of the Agricultural Land Commission, a Future Local Road
connection from the McLeod Subdivision area (Springview Place) to Highway 97,
via Rosedale East Road and Powerhouse Road; and
b) Subject to approval of the Agricultural Land Commission, a Future Local Road
connection between Powerhouse Road and Eagle Rock Road.
Controlled Access Highways
17.2
Council's policies are as follows:
.1 Highway 97 and 97A are designated as Controlled Access Highways through the
Township of Spallumcheen and the policies of the Township of Spallumcheen
respecting these highways are as follows:
a) the function of Controlled Access Highways as Provincial highways serving inter-
regional travel needs, will be maintained by restricting access points and
ensuring that the development of adjacent land does not adversely affect the
function of these highways;
b) the right of way requirement for any sector of a Controlled Access Highway will
be established upon review by the Ministry of Transportation; and,
c) a road dedication, road reserve covenant or other consideration as appropriate
may be required as a Condition Precedent for application approval.
Transportation Corridor
17.3
Council's policies are as follows:
.1 Railway right-of-ways within the Township of Spallumcheen are designated as
Transportation Corridors on Schedule B.
.2 Transportation Corridors include uses that support primary transportation functions
such as railways, cycle routes and trails.
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.3 Transportation Corridors must be dedicated and protected from the encroachment of
buildings, fences and any other type of barrier and in no case shall the width of the
corridor be less than 100 feet.
.4 Should the Transportation Corridor no longer be needed for rail purposes, the
Township would seek to preserve this corridor for future mobility in accordance with
the uses permitted in the Transportation Corridor utility services.
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18.0
UTILITY SERVICES
Water, sanitary sewer, and storm water management infrastructure are critical elements to be
considered in the planning for Spallumcheen's future. The availability of these services, current
condition and their potential for expansion will influence the location, scale and type of new
development in the community.
The Township's Liquid Waste Management Plan (LWMP) identifies the need for a community
wastewater collection and treatment system to service existing and planned development of the
Industrial Park.
Solid waste management is a function of the Regional District which is implemented in
accordance with an approved Solid Waste Management Plan. To uphold objectives to minimize
the volume of waste disposed of at regional landfills, the Township of Spallumcheen endorses
efforts to reduce, re-use and recycle.
Water
18.1
Council's policies are as follows:
.1 Support the vision of the Township's existing Water Supply Strategy to protect and
provide safe and reliable water for our homes and farms, with the objectives of:
a) Protection of public health relative to potable water; and
b) Stewardship of the shared resource recognizing the importance of water supply
to the vitality of the community.
.2 Water conservation is supported and the initiative to install domestic water meters
throughout the Township shall be continued. The installation of water meters in
those water improvement districts and specified areas which have not yet completed
the task is strongly encouraged.
.3 The Township shall actively lobby provincial authorities to regulate the use of ground
water.
.4 The Township shall cooperate with the local water improvement districts to protect
the Eagle Rock Aquifer.
.5 Review policy options available to the Township to ensure ground and surface water
resources are protected from potentially harmful effects of all types of land uses.
.6 The Township may require an environmental impact assessment, at the time of
rezoning, in conjunction with applications or referrals for development or other
activities which may impact an aquifer or surface water source utilized by a local
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water utility in order to ascertain the possible extent and severity on the impacts.
.7 Any application from the Board of Trustees of an incorporated Water Improvement
District seeking dissolution and to transfer all assets and liabilities to a Service Area
will be reviewed in accordance with the Township of Spallumcheen water
improvement district dissolution policy.
.8 Where the Township has received an application to establish a Service Area as
outlined in this Section and where the Township considers that inappropriate costs or
excessive administrative or engineering encumbrances would be imposed on the
Township of Spallumcheen or the property owners in the proposed Service Area, the
application may be refused.
.9 Where surface waters are used for a local utility; and where these surface waters
directly emanate from a watershed within a Provincial Forest; and where the water
intake is in close proximity to this Provincial Forest; then in these circumstances it is
the policy of the Township of Spallumcheen that local communities should have an
opportunity to provide comment prior to any use or activity being approved.
.10 Where harvesting plans include an area of a community watershed as noted above, it
is the policy of the Township that logging should not occur unless safe drinking water
quality standards can be maintained and the possibility of slope failure or flooding as
a result of timber harvesting and logging practices has been evaluated and
addressed.
.11 The Township shall actively pursue the protection of the watershed to the east of the
municipal boundary through discussion with the appropriate ministries for a
boundary extension to encompass said lands beginning in 2004.
.12 The importance of the Fortune Creek watershed for the City of Armstrong Water
Utility is recognized and the Township will assist the City of Armstrong where
possible to maintain the high water quality in the watershed.
.13 Responsible stewardship and protection of all stream corridors within the Township is
encouraged recognizing the importance of water quality to the health of fish and
other wildlife as well as human populations.
.14 Amend the Subdivision Servicing Bylaw to allow parcels zoned Small Holdings and
Country Residential to be serviced with an on-site water supply.
.15 Development of land (where more than 1 additional parcel is created) that is
dependent upon subsurface groundwater supplies shall be subject to certification by
a hydro-geologist as to the quality and quantity of water available prior to rezoning
or subdivision approval as the case may be. The Township may request information
that demonstrates the impact of such a development on neighbouring wells.
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Liquid Waste Management
18.2
Council's policies are as follows:
.1 Consider undertaking an update to the Township's Liquid Waste Management Plan,
expanding the scope of the Plan to include the Southeast Sector.
.2 The Township does not support the creation of new lots of less than 1.0 hectare
which are proposed to be serviced by septic disposal systems in recognition that the
Province has repeatedly cautioned local governments in British Columbia that such
approvals threaten a community's eligibility for senior government grants for
community sewer infrastructure. Legitimate homesite severance subdivisions which
are approved by the Agricultural Land Commission may be exempt from this policy.
.3 It is the policy of the Township of Spallumcheen that when considering a rezoning or
subdivision application, that sewage effluent absorption field lengths should follow
the septic tank standard for both package treatment plant systems or conventional
septic tank systems and any relaxation of standard disposal field site selection criteria
is not supported.
.4 The Township reaffirms its intention to pursue the possibility of a community
wastewater system to service the existing Spallumcheen Industrial Park and nearby
residential areas which could entail connection to the Armstrong Sewer Utility or an
independent treatment facility. The Township recognizes that servicing the Industrial
Park or other areas with waste water treatment systems would be of benefit to
agriculture if such servicing enables increased volumes of reclaimed water to be
utilized for irrigation. The Township continues to explore servicing options, cost
reduction strategies, and may undertake further study as a follow-up to the Liquid
Waste Management Plan.
.5 Explore the potential of establishing a community sewer system constructed by
developers as part of the Southeast Sector, that could also service other areas of the
community such as the Industrial Park and nearby residential areas.
.6 All developments serviced either by a community sanitary sewer system or on-site
septic disposal system must have a properly functioning system approved by the
appropriate authorities.
.7 The Township will continue to monitor policy changes at the provincial government
level which may affect ground disposal methods.
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Solid Waste
18.3
Council's policies are as follows:
.1 Reduction, reuse, and recycling of solid waste and any other regional approaches to
solid waste management are encouraged by the Township of Spallumcheen.
.2 The Township shall cooperate with other municipalities and the Regional District of
North Okanagan to determine the feasibility and a potential site for a regional
composting facility.
Storm Water Management
18.4
Council's policies are as follows:
.1 The Township shall integrate storm water management practices with stream
corridor, water quality, and other riparian area protection strategies.
.2 The Township shall consider appropriate methods to reduce the area of impervious
surfaces such as by maximizing the potential for public open space and landscaped
areas to function as rain water catchment areas, provided that, such management
techniques will not negatively impact groundwater quantity or quality.
.3 Landowners are encouraged to ensure that natural drainage patterns are not
disrupted, erosion is not exacerbated, and sedimentation of streams is not increased
as a result of storm water control, excavation, site grading or placement of fill.
.4 The Township encourages compliance with "Best Management Practices" for
stormwater for all land use and development activities that may affect the quality,
quantity and flow rate of stormwater run-off.
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19.0
HILLSIDE GUIDELINES
Given Spallumcheen's large agricultural land base, there are limited opportunities for growth in
the valley bottom, which primarily contains lands within the Agricultural Land Reserve. As a
result, any significant new growth in Spallumcheen must be directed to hillside areas. These
hillsides not only contribute to the character and beauty of the area, they also contain plant and
animal habitats unique to the Okanagan Valley, British Columbia and Canada. These hillsides
provide opportunities for spectacular residential development, but this pressure for development
presents unique design challenges for the creation of safe, environmentally sensitive
neighbourhoods that are significantly different than those encountered in the valley bottom.
Council has directed staff to provide guidelines to enable a development form which maintains
the aesthetic qualities and environmental functionality of hillsides that will contribute, rather than
detract from Spallumcheen's character.
Of key importance to the very character of hillside development is the preservation of
undeveloped land which provides natural space, buffering and habitat for native plants and
animals. Poorly designed or constructed development will not harmonize with the surroundings
to create the necessary components of a complete neighbourhood. Development design for
hillsides needs to not only protect natural features and provide natural open space; it must also
reflect the character and quality of its setting. Clustering of development and densification of
units in lower impact areas can result in similar or greater lot yield than the typical current hillside
development pattern. This approach can also significantly reduce development costs.
Hillsides pose unique challenges for the development of residential neighborhoods. Meeting these
challenges requires a shift from traditional methods of servicing, subdivision layout and building
form. The growing awareness of the value and frailty of ecosystems in hillside areas has resulted
in increased demands to protect these environmentally sensitive areas. Growing awareness of the
financial cost to maintain servicing in hillside areas and the social and economic impacts of
providing primarily only large lot single family dwelling housing opportunities, has resulted in a
demand to re-examine the very nature of hillside development. There are hillside developments
which demonstrate how inappropriate land use and servicing can permanently remove localized
ecosystems overwhelming and diminishing the very views and natural features which residents
value. As these developments age the costs to maintain infrastructure becomes a burden on the
community in general as the tax base created from the low density development is inadequate to
cover these costs. Additionally, the dramatic increase in large hillside lot housing prices has far
outstripped the ability for the local economy to enable inclusion of these areas as affordable
housing options.
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The Township's Subdivision Servicing Bylaw (SSB), in Schedule A, Hillside Standards, were
adopted to standardize road design requirements and reduce the impact of new roads in hillside
areas.
The Hillside Guidelines have been created to assist the Township and the development
community in achieving environmentally sound, attractive and livable hillside neighbourhoods. It
is the Township's intent that these guidelines will provide a standard of development which
results in appropriate residential hillside development, while promoting innovation and flexibility
to enhance the area's unique hillside character. Hillside requirements are intended to enhance
the desirability and marketability of hillside developments, while supporting the key goal of
managing hillside development. Hillside requirements are necessary for review of all forms of
hillside development including building permits, development permits, development variance
permits, rezoning and Official Community Plan amendments.
Goals of Hillside Development
New development on hillsides must:
-
complement the scenic hillside character of Spallumcheen by integrating unique or special
natural features such as landforms, rock outcroppings, talus slopes, viable existing stands of
trees and vegetation, ravines, water features, hilltops and ridgelines;
-
minimize the footprint of development during and after construction;
-
protect wildlife habitat, corridors and other environmental values;
-
avoid unstable or hazardous sites and protect lives and property from hazardous conditions,
such as rock falls, storm runoff, and erosion;
-
provide safe year round access for residents, visitors and service providers;
-
be compatible with adjacent development, open spaces and natural features by respecting
existing views, privacy, access to light and safety;
-
support innovative, low impact buildings;
-
support mixed development densities that provides variety in housing opportunities and
affordability; and
-
minimize infrastructure maintenance requirements and costs thereby enhancing the financial
sustainability of proposed development.
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General Policies
19.1
Council's policies are as follows:
.1 While the Township will consider development on hillsides, such development must
fit within Spallumcheen's rural character and be built in such a way that it reduces
negative visual, environmental, and servicing impacts.
.2 Development on hillsides is subject to the Hillside Development Permit Area in
accordance with Section 20.7.
.3 Consider creating zones specific to hillside areas.
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20.0
DEVELOPMENT PERMIT AREAS
20.1
Commercial Development Permit Area
.1 Authorization
The Commercial Development Permit Area is designated pursuant to Local
Government Act Section 919.1(1)(f) establishment of objectives for the form and
character of commercial, industrial or multi-family residential development.
.2 Designated Area
All properties designated as Commercial on Schedule B of this Official Community
Plan, or zoned as Commercial, are designated a Commercial Development Permit
Area.
.3 Justification
Properties designated as a Commercial Development Permit Area are located in high
traffic areas where they are readily visible and easily accessible to their customers
and clientele. These commercial developments are primarily oriented to the motor
vehicle traveling consumer and are a visually prominent form of development along
the highway corridors.
.4 Development Permit Triggers
Unless otherwise indicated as an exemption in 20.1.6, a development permit must be
obtained when any of the following types of development activity occur, in
accordance with Section 920 of the Local Government Act:
a) subdivision of land; or
b) construction, addition or alteration of a building or other structure.
.5 Objectives
The objectives of designating the Commercial Development Permit Area are:
a) to protect and enhance the visual setting of the Spallumcheen Valley and provide
for the integration of new commercial development into this setting;
b) to address matters related to overall form and character of commercial
development including components such as buildings, landscaping, storm
drainage, parking, loading, site access, vehicular and pedestrian movement,
lighting, and screening;
c) to
achieve
commercial
development
which
is
aesthetically
appealing,
appropriately integrated into its surroundings, functional, and designed for the
safe and convenient movement of vehicles and pedestrians on the site; and
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d) to present a positive image of Spallumcheen's highway commercial environment
to residents, visitors and highway travelers.
.6 Exemptions
With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
a) an addition or alteration to an existing building or other structure which will not
be visible from an adjacent public road right-of-way, adjacent park or adjacent
residential property, provided that the proposal requires no variance(s) from the
Zoning Bylaw, no assessment under the Riparian Areas Regulation and no
approval from the appropriate provincial ministry or agency;
b) an alteration which is limited to the addition, replacement or alteration of doors,
windows, building trim, awnings, or roofs, and which would have no impact on
form and character of the building and would not impact the existing landscaping
or access provisions;
c) interior alterations to buildings;
d) additions to buildings which increase the floor area by an amount less than 25%
of the existing floor area and which do not affect vehicular parking requirements,
vehicular movement or loading areas, which do not require additional sewage
disposal works and which do not constitute a change in the type of land use;
e) the construction of new buildings or structures which do not require a building
permit;
f)
the erection of signs and fencing provided they conform with the Zoning Bylaw;
g) temporary structures limited to construction site offices, short-term special event
and emergency facilities; and
h) a subdivision for lot consolidation, road widening or boundary adjustment
provided it conforms with the Zoning Bylaw.
.7 Commercial Development Permit Guidelines
The following guidelines shall be considered for all commercial development within a
Commercial Development Permit Area:
a) Submission Information
i. As part of each Development Permit application, a site plan shall be
provided which shall be drawn to scale and include footprints of all existing
and proposed buildings, natural features, parking, loading, driveway and
walkway areas, existing and proposed plantings including common and
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botanical names, quantity, height and size, size and location of berms,
fencing, signs, garbage receptacles, a plan of the irrigation system,
location of overhead and underground utilities, property lines, easements,
rights of way, drainage storage and/or retention areas, and direction of
drainage and catchment systems.
ii. Elevation plans shall be provided which show each façade of the
building(s) and include information on exterior finish, architectural details,
roofing materials and colours.
iii. A report, certified by a Professional Engineer, registered in the province of
British Columbia, shall be provided which describes how storm drainage
will be managed on the site including collection, retention and disposal to a
suitable system of dry-wells or other systems which shall be designed,
inspected and certified as-built by a Registered Professional Engineer.
b) Site Design
i. Driveway accesses should be located as far as possible from intersections.
ii. Parking lot layouts should facilitate safe and convenient movement to,
from and within, the site.
iii. Exterior lighting and illuminated signs should be oriented so as not to
create a direct glare on neighbouring buildings, properties or public roads.
iv. Freestanding signs should be integrated into a landscaped node.
v. Outdoor employee amenity areas, with features such as benches and
tables, are encouraged.
vi. Consider public and employee safety in the overall design of the
development site.
vii. Rear access to businesses should be provided from rear parking areas.
viii. All parking, vehicular movement and pedestrian areas should be paved and
well lit.
c) Form and Character
i. Buildings should be designed so that visual interest is provided at
pedestrian/motorist level. This may be achieved through the provision of
architectural components such as doors and windows, and variations in the
plane, texture and/or colour of exterior walls facing walkways and
vehicular routes.
ii. An exterior finish of high quality wood, brick, stone, rough face concrete
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Official Community Plan - Bylaw No. 1794, 2011
block, stucco or siding, in natural, earth tone colours is encouraged.
iii. Buildings on corner sites or with double road frontage should be designed
in recognition of their visibility from each road and should present a
continuity of design, colours, design details, materials, exterior finish and
landscaping on all facades facing a public right of way.
iv. Canopies and awnings are encouraged as a means to provide weather
protection, and add visual interest to building exteriors.
v. The siting and enclosure of areas for the collection of refuse and recyclable
materials should be coordinated with the overall design of the
development. The enclosure structure should be constructed and finished
to the same quality as the principal building.
vi. Varied rooflines are encouraged and long, flat facades should be avoided
wherever possible. Rooftop and wall-mounted mechanical equipment shall
be screened from view by the inherent form of the roof or by purpose-built
structures constructed from durable, all-weather materials.
vii. Main entrances should be designed to be visually prominent and this may
be accomplished through the use of entry porticos, deep roofline
overhangs, parapets, awnings, porches, or other features.
d) Landscaping
i. Landscaping shall be provided and maintained for all commercial
developments and should include a combination of grasses, trees and
shrubs, provided at the edges of buildings, between buildings and parking
areas, within larger parking areas (i.e. more than 20 stalls), at site
entrances, between parking areas and public roadways, and as a means to
screen outdoor storage areas and waste disposal containers.
ii.
For traffic safety reasons, landscaping should not obstruct sight distances
at intersections or driveways.
iii.
The form and character of landscaping should include the following:
a) a minimum 3.0 meter wide landscape area along road frontages;
b) the retention of existing significant trees where possible;
c) new plant materials should be suitable for site specific climate
conditions and should include native plants appropriate to xeriscape
(drought resistant, low water usage) landscape schemes;
d) topsoil depths should be 100mm for grass areas, 250mm for shrub
areas and 400mm for tree areas;
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Official Community Plan - Bylaw No. 1794, 2011
e) new trees within the landscaped area should have a minimum of
60mm diameter caliper and should be planted parallel to the property
line at approximately 10 meter centres;
f)
clusters of shrubs should be planted between the new trees as noted
above and these shrubs should have a density to allow 100% coverage
within these clusters at maturity and drought tolerant grasses or rock
mulch should be established in the remainder of the landscaped area;
g) within parking areas, one tree should be planted in the parking area
for every 20 parking spaces and appropriately protected from vehicle
damage; and
h) foundation plantings of shrubs and groundcovers should be established
along pedestrian areas around buildings.
iv. Landscaping shall be protected from pedestrian, vehicular and equipment
damage through the use of curbs, low walls or fencing, bollards or other
installations.
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20.2
Industrial Development Permit Area
.1 Authorization
The Industrial Development Permit Area is designated pursuant to Local Government
Act Section 919.1(1)(f) establishment of objectives for the form and character of
commercial, industrial or multi-family residential development.
.2 Designated Area
All properties designated as Industrial on Schedule B of this Official Community
Plan, or zoned as Industrial, are designated an Industrial Development Permit Area.
.3 Justification
Properties designated as an Industrial Development Permit Area are located in high
traffic areas where they are readily visible and easily accessible to their customers,
clientele, suppliers and distributors. Industrial developments are primarily oriented
to vehicular traffic and are a visually prominent form of development along the
highway corridors.
.4 Development Permit Triggers
Unless otherwise indicated as an exemption in 20.2.6, a development permit must be
obtained when any of the following types of development activity occur, in
accordance with Section 920 of the Local Government Act:
a) subdivision of land; or
b) construction, addition or alteration of a building or other structure.
.5 Objectives
The objectives of designating the Industrial Development Permit Area are:
a) to protect and enhance the visual setting of the Spallumcheen Valley and provide
for the integration of new industrial development into this setting;
b) to address matters related to overall form and character of industrial
development including components such as buildings, landscaping, storm
drainage, parking, loading, site access, vehicular and pedestrian movement,
lighting, and screening;
c) to achieve industrial development which demonstrates attention to aesthetic
objectives, is appropriately integrated into its surroundings, functional, and
designed for the safe and convenient movement of vehicles and pedestrians on
the site; and
d) to present a positive image of Spallumcheen's industrial sector to residents,
visitors and highway travelers.
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.6 Exemptions
With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
a) an addition or alteration to an existing building or other structure which will not
be visible from an adjacent public road right-of-way, adjacent park or adjacent
residential property, provided that the proposal requires no variance(s) from the
Zoning Bylaw, no assessment under the Riparian Areas Regulation and no
approval from the appropriate provincial ministry or agency;
b) an alteration which is limited to the addition, replacement or alteration of doors,
windows, building trim, awnings, or roofs, and which would have no impact on
form and character of the building and would not impact the existing landscaping
or access provisions;
c) interior alterations to buildings;
d) additions to buildings which increase the floor area by an amount less than 25%
of the existing floor area and which do not affect vehicular parking requirements,
vehicular movement or loading areas, which do not require additional sewage
disposal works and which do not constitute a change in the type of land use;
e) the construction of new buildings or structures which do not require a building
permit;
f)
the erection of signs and fencing provided they conform with the Zoning Bylaw;
g) temporary structures limited to construction site offices, short-term special event
and emergency facilities; and
h) a subdivision for lot consolidation, road widening, or boundary adjustment
provided it conforms with the Zoning Bylaw.
.7 Industrial Development Permit Guidelines
The following guidelines shall be considered for all industrial development within an
Industrial Development Permit Area:
a) Submission Information
i. As part of each Development Permit application, a site plan shall be
provided which shall be drawn to scale and include footprints of all existing
and proposed buildings, natural features, parking, loading, driveway and
walkway areas, existing and proposed plantings including common and
botanical names, quantity, height and size, size and location of berms,
fencing, signs, garbage receptacles, a plan of the irrigation system,
location of overhead and underground utilities, property lines, easements,
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rights of way, drainage storage and/or retention areas, and direction of
drainage and catchment systems.
ii. Elevation plans shall be provided which show each façade of the
building(s) and include information on exterior finish, architectural details,
roofing material and colours.
iii. A report, certified by a Professional Engineer, registered in the province of
British Columbia, shall be provided which describes how storm drainage
will be managed on the site including collection, retention and disposal to a
suitable system of dry-wells or other systems which shall be designed,
inspected and certified as-built by a Registered Professional Engineer.
b) Site Design
i. Driveway accesses should be located as far as possible from intersections.
ii. Access to and from parking and loading areas must not impede traffic
flows on public roadways.
iii. Site layouts should facilitate safe and convenient movement to, from and
within, the site.
iv. All parking, vehicular movement and pedestrian areas should be paved and
well lit.
v. Outdoor employee amenity areas, with features such as benches and
tables, are encouraged.
vi. Lighting and illuminated signage shall be oriented so as not to create a
direct glare on neighbouring buildings, residential areas or public roads.
c) Form and Character
i. Buildings on corner sites or with double road frontage should be designed
to acknowledge the building's visibility from each street through continuity
of design, colour, materials, exterior finish, and landscaping.
ii. Parking, outdoor storage, manufacturing and assembly areas, garbage
bins, or loading/unloading areas should be visually screened by
landscaping from adjacent residential areas, and public roadways.
iii. For multi-tenant buildings, or multi-building sites, all lettering on signs shall
be compatible in size, colour and style and all logos shall be of similar size.
iv. For light industrial development, large areas of building walls shall be
articulated by a combination of windows, entry features, building
materials, textures, architectural features and landscaping.
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v. For light industrial development, varied rooflines are encouraged and long,
flat facades should be avoided wherever possible.
vi. For heavy industrial development, building components housing publicly
accessible office and/or customer service areas are encouraged to
incorporate architectural details such as windows, entry features,
distinctive rooflines and exterior finish materials which distinguish such
areas from more utilitarian warehousing, manufacturing and processing
areas.
d) Landscaping and Fencing
i. For traffic safety reasons, landscaping should not obstruct sight distances
at intersections or driveways.
ii. Landscaping shall be protected from pedestrian, vehicular and equipment
damage through the use of curbs, low walls or fencing, bollards or other
installations.
iii. Where visual screening is desirable, the use of evergreen shrubs, trees and
other plantings forming an opaque visual barrier is encouraged.
iv. Fencing along the front property line is discouraged if not essential to site
security.
v. Where fencing is deemed necessary along road frontages, the landscaping
shall be placed between the fence and the property line.
vi. Perimeter landscaping along road frontages is required.
vii. Installation of raised landscaped berms is encouraged where appropriate
to enhance the effect of visual screening. Berms required for on-site
drainage control shall be landscaped.
viii. For heavy industrial development, there shall be continuous perimeter
landscaping along road frontages. Landscaping should include shrubs and
trees of sufficient height and quality to provide effective screening.
ix. The form and character of landscaping should include the following:
a) a minimum 3.0 meter wide landscape area along road frontages
should be established;
b) the retention of existing significant trees where possible;
c) new plant materials should be suitable for the site specific climate
conditions and should include native plants appropriate to xeriscape
(drought resistant, low water usage) landscape schemes;
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d) topsoil depths should be 100mm for grass areas, 250mm for shrub
areas and 400mm for tree areas;
e) new trees within the landscaped area should have a minimum of
60mm diameter and should be planted parallel to the property line at
approximately 10 meter centres;
f)
clusters of shrubs should be planted between the new trees as noted
above and these shrubs should have a density to allow 100% coverage
within these clusters at maturity and drought tolerant grasses or rock
mulch should be established in the remainder of the landscaped area;
and
g) within parking areas, one tree should be planted in the parking area
for every 20 parking spaces and appropriately protected from vehicle
damage.
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20.3
Multi-Family Residential Development Permit Area
.1 Authorization
The Multi-Family Residential Development Permit Area is designated pursuant to
Local Government Act Sections 919.1(1)(f) establishment of objectives for the form
and character of commercial, industrial or multi-family residential development.
.2 Designated Area
All manufactured home communities, being multi-family residential developments,
are designated a Multi-family Residential Development Permit Area. The area
designated as Multi-family Residential Development Permit Area is that area zoned as
Residential Manufactured Home Community Zone in the Township of Spallumcheen
Zoning Bylaw
.3 Justification
Spallumcheen's manufactured home communities are located in close proximity to
less intensively developed residential neighbourhoods, agricultural areas, commercial
and/or industrial sites. Manufactured home communities, including buildings,
landscaping, parking and storage areas, should be designed to be compatible with
land uses in the surrounding area.
.4 Development Permit Triggers
Unless otherwise indicated as an exemption in 20.3.6, a development permit must be
obtained when any of the following types of development activity occur, in
accordance with Section 920 of the Local Government Act:
a) subdivision of land; or
b) construction, addition or alteration of a building or other structure.
.5 Objectives
The objectives of designating the Multi-Family Development Permit Area are:
a) to protect and enhance the visual setting of the Spallumcheen Valley and provide
for the integration of new manufactured home communities into this setting; and
b) to address matters related to overall form and character of manufactured home
communities including components such as buildings, landscaping, parking and
storage areas.
.6 Exemptions
With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
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a) an addition or alteration to an existing building or other structure which will not
be visible from an adjacent public road right-of-way, adjacent park or adjacent
residential property, provided that the proposal requires no variance(s) from the
Zoning Bylaw, no assessment under the Riparian Areas Regulation and no
approval from the appropriate provincial ministry or agency;
b) an alteration which is limited to the addition, replacement or alteration of doors,
windows, building trim, awnings, or roofs, and which would have no impact on
form and character of the building and would not impact the existing landscaping
or access provisions;
c) interior alterations to buildings;
d) additions to buildings which increase the floor area by an amount less than 25%
of the existing floor area and which do not affect vehicular parking requirements,
vehicular movement or loading areas, which do not require additional sewage
disposal works and which do not constitute a change in the type of land use;
e) the construction of new buildings or structures which do not require a building
permit;
f)
the erection of signs and fencing provided they conform with the Zoning Bylaw;
g) temporary structures limited to construction site offices, short-term special event
and emergency facilities;
h) the replacement of a manufactured home within a manufactured home
community;
i)
a subdivision for lot consolidation, road widening, or boundary adjustment
provided it conforms with the Zoning Bylaw; and
j)
an expansion to an existing manufactured home park may not require a
Development Permit provided that landscaping, paving and screening have
already been completed in the expansion area in conformity with the policies
outlined in this Section and in other relevant Township bylaws.
.7 Multi-Family Residential Development Permit Guidelines
The following guidelines are intended to address the objectives of the Multi-Family
Residential Development Permit Area designation:
a) Submission Information
i. As part of each Development Permit application, a site plan shall be
provided which shall be drawn to scale and include footprints of all existing
and proposed buildings, natural features, parking, loading, driveway and
walkway areas, existing and proposed plantings including common and
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botanical names, quantity, height and size, size and location of berms,
fencing, signs, garbage receptacles, a plan of the irrigation system,
location of overhead and underground utilities, property lines, easements,
rights of way, drainage storage and/or retention areas, and direction of
drainage and catchment systems.
b) Site Design
i. Provision of resident amenity space such as gardens, children's play areas,
landscaped outdoor common areas, benches and water features are
required.
ii. Exterior lighting should be oriented so as not to create a direct glare on
neighbouring buildings, properties or public roads.
iii. All parking, vehicular movement and pedestrian areas should be paved and
well lit.
c) Form and Character
i. Residential and other buildings should be finished in natural, earth tone
colours and be similar in character throughout the development.
d) Landscaping
i. Landscaping shall be provided for all manufactured home communities and
should include a combination of grasses, trees and shrubs, provided at the
site perimeter, front and side yards, at site entrances, along internal
roadways, and as a means to screen outdoor storage areas and waste
disposal containers.
ii. For traffic safety reasons, landscaping should not obstruct sight distances
at intersections or driveways.
iii. The form and character of landscaping should include the following:
a) a minimum 3.0 metre wide landscape area along public road
frontages;
b) the retention of existing significant trees where possible;
c) new plant materials should be suitable for the site specific climate
conditions and should include native plants appropriate to xeriscape
(drought resitant, low water usage) landscape schemes;
d) topsoil depths should be 100mm for grass areas, 250mm for shrub
areas and 400mm for tree areas;
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e) new trees within landscaped areas adjacent to public roads should
have a minimum of 60mm diameter and should be planted parallel to
the property line at approximately 10 metre centres; and
f)
clusters of shrubs should be planted between the new trees as noted
above and these shrubs should have a density to allow 100% coverage
within these clusters at maturity and drought tolerant grasses should
be established in the remainder of the landscaped area.
iv. Landscaping shall be protected from pedestrian, vehicular and equipment
damage through the use of curbs, low walls or fencing, bollards or other
installations.
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20.4
Aquifer Protection - Natural Environment Development Permit Area
.1 Authorization
The Aquifer Protection - Natural Environment Development Permit Area is designated
pursuant to Local Government Act Section 919.1(1)(a) protection of the natural
environment, its ecosystems and biological diversity.
.2 Designated Area
All parcels designated as Industrial in this Plan, or zoned as Industrial, within the
Spallumcheen Industrial Park as defined on Schedule B, are designated as an
Aquifer Protection - Natural Environment Development Permit Area.
.3 Justification
The area of the Spallumcheen Industrial Park is known to be above an unconfined
aquifer that is highly sensitive to development. Care must be taken in the storage,
handling, manufacture, and use of products on sites within the Industrial Park to
avoid contamination of the groundwater system which is the source of domestic
water for many Spallumcheen residents.
.4 Development Permit Triggers
Unless otherwise indicated as an exemption in 20.4.6, a development permit must be
obtained when any of the following types of development activity occur, in
accordance with Section 920 of the Local Government Act:
a) subdivision of land;
b) construction, addition or alteration of a building or other structure; or
c) alteration of land.
.5 Objective
The objective of the Aquifer Protection - Natural Environment Development Permit
Area designation is:
a) to protect the subsurface aquifer below the Industrial Park against possible
pollution from industrial land use.
.6 Exemptions
With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
a) an alteration which is limited to the addition, replacement or alteration of doors,
windows, building trim, awnings, or roofs;
b) interior alterations to buildings;
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c) the construction of new buildings or structures which do not require a building
permit;
d) the erection of signs and fencing provided they conform with the Zoning Bylaw;
e) temporary structures limited to construction site offices, short-term special event
and emergency facilities;
f)
a subdivision for lot consolidation or road widening provided it conforms with the
Zoning Bylaw; and
g) if the proposed development will not include any of the purposes or activities
listed in Schedule 2 of the Contaminated Sites Regulation (B.C. Reg. 375/96).
.7 Aquifer Protection - Natural Environment Development Permit Guidelines
a) All applications for a development permit shall be accompanied by a report
certified by a Professional Engineer or Geoscientist registered in the province of
B.C. and experienced in hydrogeological investigations, including capture zone
analysis and groundwater stewardship, if the proposed development will include
any of the purposes or activities listed in Schedule 2 of the Contaminated Sites
Regulation (B.C. Reg. 375/96).
The purpose of the report is to ensure that hazardous materials storage and
handling procedures, facility design and operation will not compromise the
integrity of the underlying aquifer. The report shall address site design, and Best
Management Practices for sewage disposal and hazardous materials handling,
storage, clean-up and disposal.
Specified mitigative measures may include descriptions of physical structures
and/or facility-specific operational plans and guidelines. A Surface and
Foundation Drainage Plan may be required which shows that storm waters will
be appropriately collected and discharged as part of a system designed, certified,
and inspected as-built by a Professional Engineer registered in the province of
B.C. The location of fuel storage tanks, abandoned or operational water wells,
and underground pipelines such as water, wastewater or natural gas shall be
identified in the report.
The report, which will form part of the Development Permit terms and
conditions, may include recommendations pertaining to registration of a
Restrictive Covenant to prohibit particular high risk land uses or activities or to
specify other restrictions on use of the property.
The report will be used to assist the Township in determining the conditions and
requirements it will impose in the Permit.
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b)
A means of on-site sewage disposal shall be approved by the Interior Health
Authority and designed, inspected and certified as-built by a Registered
Professional Engineer with due consideration of the effluent absorption capability
of the soils and local groundwater conditions; and notwithstanding this
engineering design, the Township may require the installation of a holding tank
instead of an on-site sewage disposal system where local conditions warrant.
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20.5
Water Body Protection - Natural Environment Development Permit Area
.1 Authorization
The Water Body Protection - Natural Environment Development Permit Area is
designated under Section 919.1(1)(a) of the Local Government Act, and applicable
provisions of the Community Charter for the protection of the natural environment,
its ecosystems and biological diversity.
.2 Designated Area
All lands within 30 meters of the high water mark of Shuswap River, Deep Creek,
Fortune Creek, Maid Creek, Otter Lake and all other mapped and unmapped streams
within the Township as shown on Schedule C are designated as the Water Body
Protection - Natural Environment Development Permit Areas.
Note to reader which does not form part of this bylaw: The definition of a
"stream," "high water mark," and "streamside protection and enhancement area
(SPEA)" can be found in the Riparian Areas Regulation of the Fish Protection Act.
.3 Justification
Properties adjoining Shuswap River, Deep Creek, Fortune Creek, Maid Creek, Otter
Lake and all unmapped streams and wetlands are designated as Development Permit
areas in order to protect water quality, fish and fish habitat. The presence of fish
species in the designated water bodies have been recorded by Federal and Provincial
authorities. Care must be taken to protect fish bearing streams and other water
bodies from the impacts of construction, land alteration and land use activities which
may have a negative impact on water and habitat quality.
.4 Development Permit Triggers
a) Unless otherwise indicated as an exemption in 20.5.6, a development permit
must be obtained for any of the following development activities associated with
or resulting from the Township of Spallumcheen regulation or approval of
residential, commercial or industrial uses or ancillary uses to the extent that they
are subject to local government powers under Part 26 of the Local Government
Act:
i. subdivision of land;
ii. removal, alteration, disruption or destruction of vegetation;
iii. disturbance of soils;
iv. construction, addition or alteration of a building or other structure;
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v. creation of non-structural impervious or semi-impervious surfaces;
vi. flood protection works;
vii. construction of roads, trails, docks, wharves and bridges;
viii. provision and maintenance of sewer and water services;
ix. development of drainage systems; or
x. development of utility corridors.
.5 Objective
The objective of the Water Body Protection - Natural Environment Development
Permit Area designation is to protect and where possible, rehabilitate the riparian
area of waterbodies, including the Shuswap River, Deep Creek, Fortune Creek, Maid
Creek, Otter Lake and all mapped and unmapped streams in the Township.
Development within these areas requires assessment to ensure protection of fish and
riparian habitat from potentially harmful development activities and to ensure that
the natural features, functions and conditions that support these habitats are not
lost. The objective is to ensure that the area of land immediately adjacent to
streams are retained, in a largely undisturbed state throughout and after the
development process. The area to remain free of development is referred to as the
streamside protection and enhancement area (SPEA).
.6 Exemptions
To qualify for an exemption, the Township of Spallumcheen may require the
developer to sign an affidavit, confirming that no development will occur in the
riparian assessment area.
a) With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
i. interior alterations to buildings;
ii. the erection of signs and fences provided they conform with the Zoning
Bylaw;
iii. a subdivision for lot consolidation provided it conforms with the Zoning
Bylaw;
iv. if a covenant has been registered on the property confirming a leave strip
of 30 meters from the high water mark of a stream and it has been
deemed that a sufficient building envelope, suitable building site and
sewage disposal area can be provided;
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v. if the Township of Spallumcheen receives notification from the Ministry of
the Environment that an assessment report has been received
documenting that the proposed development meets the requirements of
the Riparian Areas Regulation and the proposed development is not
located within the SPEA identified by the assessment;
vi. for farming activities (while this DPA does not apply to some farming
activities themselves, it does apply to non-farming activities on land that
may otherwise be used, designated, or zoned for agriculture);
vii. for mining activities, hydroelectric facilities, and forestry (logging activities)
as their land use activities are regulated by other provincial and federal
legislation; however, the Township can regulate how and where mineral or
forest products can be processed;
viii. for institutional development;
ix. for development activities not located within a "riparian assessment area",
which is defined as follows:
-
for a stream, the 30 meter strip on both sides of the stream, measured
from the high water mark;
-
for a ravine less than 60 meters wide, a strip on both sides of the
stream measured from the high water mark to a point that is 30
meters beyond the top of the ravine bank; and
-
for a ravine 60 meters wide or greater, a strip on both sides of the
stream measured from the high water mark to a point that is 10
meters beyond the top of the ravine bank.
x. The Water Body Protection - Natural Environment Development Permit
Area does not apply to the reconstruction or repair of a permanent
structure described in Section 911(8) of the Local Government Act if the
structure remains on its existing foundation.
.7 Guidelines
Development shall be in accordance with the following guidelines:
a) retain, in a largely undisturbed state throughout and after the development
process, an area of land immediately adjacent to streams and wetlands. The
area to remain free of development is referred to as the SPEA as defined above.
b) the Township may support variances of existing bylaws, in accordance with the
Local Government Act, in order to prevent encroachment into the riparian
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assessment area and SPEA as defined above. The changes that may be
considered include, but are not limited to:
-
Reducing front and/or rear yard setbacks;
-
Increasing the maximum allowable site coverage of buildings (providing
density is not increased);
-
Increasing the maximum allowable building height (provided density is not
increased); and
-
Reducing parking space requirements.
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20.6
Wildfire Hazard Development Permit Area
.1 Authorization:
The Wildfire Hazard Development Permit Area is designated pursuant to Local
Government Act Section 919.1(1)(b) protection of development from hazardous
conditions.
.2 Designated Area:
Properties which may be at risk of wildfire hazard are shown on Schedule C and are
designated as a Wildfire Hazard Development Permit Area.
.3 Justification:
Development in wildfire hazard areas must be undertaken with precautions intended
to minimize the risk of damage to property caused by wildfires. In recent years,
wildfires affecting numerous B.C. Interior communities have demonstrated the
unpredictable nature, the incredible force and the extent to which wildfires may
threaten human settlements. The 'urban / wildland interface', that is, the area
between developed land and undeveloped forested or grassland areas, is not the
only area at risk of wildfire damage. History has proven that the damaging effects of
wildfires can extend a considerable distance into developed neighbourhoods.
.4 Development Permit Triggers
Unless otherwise indicated as an exemption in 20.6.6, a development permit must be
obtained when any of the following types of development activity occur, in
accordance with Section 920 of the Local Government Act, as generally stated below:
a) subdivision of land;
b) construction, addition or alteration of a building or other structure; or
c) alteration of land.
.5 Objective:
The objective of the Wildfire Hazard Development Permit Area designation is:
a) intended to help protect property from the damage of wildfires which may ignite
in or around the Township of Spallumcheen.
.6 Exemptions
With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
a) interior alterations to buildings;
b) the construction of new buildings or structures which do not require a building
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permit;
c) the erection of signs and fencing provided they conform with the Zoning Bylaw;
d) temporary structures limited to construction site offices, short-term special event
and emergency facilities;
e) the replacement of a manufactured home within a manufactured home
community;
f)
a subdivision for lot consolidation or road widening provided it conforms with the
Zoning Bylaw;
g) actions which have been assessed by a qualified professional who has prepared
a report (to the satisfaction of the Township) which concludes that the land is
not considered to be subject to wildfire hazardous conditions; and
h) a Section 219 Restrictive Covenant has been registered as a priority charge
under the Land Title Act against the title of the subject property at the time of
subdivision or building permit which incorporates the recommendations of a
qualified professional in wildland fire management assessment and indemnifies
the Township of Spallumcheen from any losses or damages caused by the
spread of wildfire.
.7 Wildfire Hazard Development Permit Guidelines:
In specifying the terms and conditions related to issuance of a Wildfire Hazard
Development Permit, the Township shall consider how compliance with the following
guidelines may help achieve the objectives of this section:
a) In general, development in a Wildfire Hazard Development Permit Area should
adhere to the following guidelines:
i.
All land clearing and construction debris (wood and vegetation) resulting
from development shall be properly disposed of as soon as construction is
complete.
ii.
Developers of new subdivisions in urban / wildland interface areas should
consider the integration of trails, roads, and cleared park land around the
development which may serve as fire breaks, and/or provide vehicle access
routes to facilitate fire suppression in interface areas.
iii.
Building sites should be located on the flattest areas, avoiding gullies,
saddles and draws that may accumulate fire fuel and funnel winds.
iv.
Fuel reduced buffers around homes to a distance of 10 metres or to the
property line, whichever is the lesser, are encouraged. The owner should
landscape and maintain the area with the intent of eliminating the
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accumulation of combustible debris and creating a 'defensible space' around
the home.
v.
Integration of a defensible space around a building should include adequate
vehicle access, and access to a reliable water supply available to firefighters.
vi.
Tree limbs and shrubs that overhang roofs or grow under building overhangs
should be removed and disposed and the cleared condition should be
maintained.
vii.
Eaves, attics, decks and openings under floors should be screened to prevent
the accumulation of combustible material and to block the entry of burning
embers (firebrands) which may be carried by the wind in advance of a
wildfire.
viii.
Building design and construction shall generally be consistent with the
standards of the National Fire Protection Association 299 (Standard for
Protection of Life and Property from Wildfire).
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20.7
Hillside Development Permit Area
.1 Authorization
The Hillside Development Permit Area is designated under the Local Government Act
Section 919.1 (1):
a) protection of the natural environment, its ecosystems and biological diversity;
b) protection of development from hazardous conditions;
c) establishment of objectives for the form and character of intensive residential
development; and
d) establishment of objectives for the form and character of commercial, industrial
or multi-family residential development;
.2 Designated Area
The following properties are designated as Hillside Development Permit Areas:
a) All properties designated as Hillside on Schedule D; and,
b) Parcels larger than 2 hectares, with more than 50% of the property having
grades of 12% or steeper.
.3 Justification
Properties within the Hillside Development Permit Area are located on slopes that
could affect visual quality, the environment, and safety related to development.
These lands present special challenges in terms of slope instability, soil erosion,
stormwater drainage, groundwater management, and other environmental and visual
impacts. Protecting these slopes in the course of development is important to both
the environment and natural beauty of Spallucmheen.
.4 Development Permit Triggers
Unless otherwise indicated as an exemption in 20.7.6, a development permit must be
obtained when any of the following types of development activity occur, in
accordance with Section 920 of the Local Government Act, as generally stated below:
a) subdivision of land;
b) construction, addition or alteration of a building or other structure; or
c) alteration of land.
.5 Objectives
The Hillside Guidelines regulate design features inside and outside of the public right-
of-way area to protect the natural environment by providing policy and regulatory
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direction for environmentally sensitive development on hillsides. Technology and
public acceptance of new methods and styles are never static, therefore strict
regulations can become outdated and lose sight of their original intent. In order to
facilitate innovation and flexibility in hillside design, the overarching objectives of the
Guidelines serve as the criteria for the review and approval of proposals. A balance is
required to ensure that as many objectives as possible are attained while not
undermining any one of the goals.
The objectives can be separated into four major categories which the Hillside
Guidelines address: a) Site and Subdivision Design, b) Works and Services,
c) Buildings and Structures, and d) Natural Environment.
a) Site and Subdivision Design
i. Identify and incorporate significant site features in subdivision and
development design. Proposed development layout and the typical building
site design must acknowledge these natural features. This is required to:
-
develop an understanding of the environmental and geological
conditions of the site prior to any construction to ensure that the most
appropriate methods are used to develop the site; and
-
preserve and protect unique natural features.
ii. Undertake subdivision planning and design that respects the existing
natural area's terrain and hazardous conditions, while enhancing the area's
natural character. This is required to:
-
enable subdivision planning and design that allows as much
undisturbed native green space as possible on a site;
-
direct more development density to the less sensitive and flatter
sections of a site, thereby creating clusters of development which
avoid ecologically sensitive sites;
-
ensure that steeper portions of a site (with an existing slope of 30% or
greater) are not included in the developable area calculation; and
-
minimize the impact of grading and retain as much of the natural
topographic character of the site so natural vegetation and other
features remain undisturbed in order to protect ecological values,
maintain slope stability and provide aesthetically pleasing viewscapes.
iii. Protect and preserve the scenic characteristics of strategic hillsides, by
considering views toward the development site from the rest of the
Township as part of the development design criteria. This is required to:
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-
ensure significant ridgelines visible throughout the area are protected
thereby maintaining the natural appearance of skylines for public
enjoyment and benefit; and
-
maintain the contiguous character of each hillside, with less sprawling
uninterrupted development and visibly connected Environmentally
Sensitive Areas (ESA), open spaces and wildlife corridors.
b) Works and Services
i. Implement methods for collection, conveyance, control and treatment of
storm water that mitigates potential impacts and emulates the area's
natural water cycle. This is required to:
-
limit runoff from new development based on the soil capacity and
sensitivity for ground recharge and overland conveyance.
ii. Integrate onsite design which compliments the streetscape design required
in the Subdivision Servicing Bylaw Schedule A Hillside Standards section.
This is required to:
-
ensure works and services are suited to the development proposed
and support the streetscape required for creation of a people, not
vehicle, orientated neighbourhood.
iii. Provide municipal services and utilities on hillside developments that
minimize redundancy and provide cost efficient maintenance and future
replacement. This is required to:
-
ensure that development on hillsides does not result in financially
unsustainable increases in infrastructure relative to the number of
units created, (i.e. single loaded roads or service mains that only cater
to market objectives); and
-
ensure comprehensive design of water and sewer systems based on
ultimate land use and topography. The service life of proposed
infrastructure must be considered when examining the limitations of
required works. This is required to ensure the scope of initial works is
consistent with proposed phasing and does not facilitate installation of
works that will have no or minimal use during their service life.
iv. Provide safe and functional access to individual properties and homes
throughout the year. This is required to:
-
ensure driveway access design is incorporated into the overall
development design in order to restrict driveways that may be unsafe
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in winter conditions; and
-
ensure lot layout provides for onsite parking that does not restrict
access to the garage and allows space for visitors, service pick-up and
delivery.
c) Buildings and Structures
i. Spallumcheen recognizes the unique nature of hillsides and the need to
provide livable neighbourhoods that are not dominated by vehicles or
homes. To reflect this, the following considerations have been identified
for on-site coverage and setbacks:
-
flexible front and side yard setbacks that reduce the amount of cutting
and filling required, and support level entry and good street presence;
-
a less "imposing" character on surrounding developments; and
-
planting of trees on the newly created lot that will eventually mature
and contribute towards the long-term aesthetic character of the
development as viewed from the rest of the area.
ii. Avoid over height buildings and minimize the visual impact of new
buildings on hillsides. This is required to:
-
ensure building design compliments the zoning height requirements
and does not block view corridors from adjacent lots and is based on
center lot curb elevation rather than existing ground; and
-
decrease grading requirements by increasing ceiling heights of
lower/basement levels.
d) Natural Environment
i. As part of the Development Permit process, complete requirements as
articulated in the environmental evaluation prior to any site works or
design being initiated. This is required to:
-
ensure development site design and construction protects areas with
significant environmental values by conforming to conditions noted in
the DP approval.
ii. Minimize slope alterations and retain the natural terrain and topography of
the site. This is required to:
-
minimize disturbance to natural vegetation, to maintain ecosystem
integrity and protect natural buffers between development clusters
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with removals based on an intimate knowledge of the site in
accordance with the information required under Section 20.7.7.
iii. Identify and protect significant organic and inorganic natural features and
wildlife habitat corridors. This is required to:
-
ensure that natural features that support unique micro-ecosystems and
provide habitat remain undisturbed and linked to other open space
features such as ravines, forested areas and water supply.
iv. Plant vegetation that helps mitigate the impact of development, enhances
visual quality and addresses the needs of residents. This is required to:
-
ensure the use of indigenous local plants and tree species which can
provide food and shelter for local wildlife, cost less to maintain, are
drought tolerant and fire resistant.
.6 Exemptions
With the approval of the Township's Administration and Planner, the following
development proposals may not require a Development Permit:
a) a subdivision creates less than 3 new parcels;
b) a subdivision creating new parcels within the Large Holdings zone;
c) a subdivision is a lot consolidation;
d) a subdivision where no new road of any length is created;
e) the construction, addition or alteration of a dwelling or accessory building or
structure on an existing parcel;
f)
if a covenant has been registered on the property confirming development will
not occur on Hillsides designated under 20.7.2 of this bylaw;
g) quarrying or gravel extraction activities;
h) alterations to land for the purposes of normal farm practices as part of a farm
operation consistent with the Farm Practices Protection Act;
i)
addition to or alteration of a building or structure used for farm purposes only;
j)
the construction of new buildings or structures which do not require a building
permit;
k) the erection of signs and fencing provided they conform with the Zoning Bylaw;
l)
temporary structures limited to construction site offices, short-term special event
and emergency facilities; and
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m) the replacement of a manufactured home within a manufactured home
community.
.7 Hillside Development Permit Guidelines
Subdivision and site design on hillsides is expected to respond to the unique
characteristics of each site and avoid significant disruption of the natural terrain.
Along with respecting the natural hillside, projects must provide a desirable form and
character necessary for marketability. For planning new residential development on
hillsides, these principles should be considered:
-
large estate lots result in low yield per linear meter of road;
-
clustering development using higher and mixed densities to protect steep slopes
or environmentally or geotechnically sensitive parts of the hillside; and
-
larger, irregular shaped lot sizes may be considered as a means of utilizing areas
where road frontage is limited, provided undisturbed areas are protected on the
lot by a Section 219 Restrictive covenant registered against the title.
The following guidelines shall be considered for all development within the Hillside
Development Permit Area:
a) Assessing the Site
Objective:
To identify significant features prior to developing the
subdivision layout, road and site building design in order
to retain natural features of the site and the hillside
character.
Sites proposed for development in Hillside areas (as defined in Section 20.7.2 of
this bylaw) requesting to use the Subdivision Servicing Bylaw (SSB) Schedule A
Hillside Standards section must provide information in accordance with Section
21.6. The proposed design for development must minimize the overall
development footprint on the site. The site assessment for design purposes
must look for:
i. Natural site characteristics that can be incorporated and accentuated in the
design in a manner that respects the hillside and special features.
ii. Soil and rock characteristics that can enable re-use for construction as well
as their depths, stability and natural angle of repose to ensure site safety
and limit of future erosion.
iii. Environmentally Sensitive Areas and adjacent areas that can be
accentuated as part of the development's character and identity.
Emphasizing the existing characteristics of a site and retaining natural
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resources, will allow for cost efficient construction and maintenance, and
can reduce permitting and approval times.
iv. Locations to cluster development and increase densities that will minimize
servicing costs, cuts and fills;
v. Interaction of the flora and fauna on a site focusing on opportunities for
development to maintain or improve the natural habitat for significant
species in the area.
vi. Natural storm water recharge areas, storm water and groundwater routes
that can be integrated as part of the site design.
vii. Ability of the existing soils and ground cover to withstand overland flows
and peak flow rates and limit concentrations of water that can cause
erosion. Eliminating the potential for erosion is much more cost effective
than cleaning up after it has occurred.
viii. Visibility of a site from a distance can have a significant impact on public
perception of the area and impact future sales. Effort spent in avoiding
negative visual impacts and mitigating unpreventable visual impacts will
decrease the time required for the site to mature and blend into the
hillside rather than become an unsightly ongoing scar on the community.
b) Planning the Development
Objective:
To undertake subdivision planning and design that
respects
the
existing
natural
area's
terrain
and
hazardous conditions, ensuring that the form and
character of the development enhances the natural
setting.
The Township supports the use of clustered development and varying densities
in order to provide appropriate building sites while retaining natural features
and hillside character. It is recognized that some sites will lend themselves to
single family detached forms only. As such, guidelines for both single family
only and clustered development options are provided.
For single family detached development, a plan for a proposed hillside
development shall show how it meets the following criteria:
i. When calculating development area and lot yield for single family
subdivisions, the maximum development potential for any property must
exclude all predevelopment lot areas with a slope of 30% or greater.
Higher density, smaller sized lots are encouraged. However, where smaller
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lot sizes cannot be achieved on lands with slopes less than 30%, a larger
lot size may be considered, provided site disturbance is minimized and a
covenant is registered on title preserving natural open space areas within
the lots.
ii. Use lot sizes and building setbacks in a flexible manner to protect slopes
and natural features from development encroachments as identified in
Section 20.7.
iii. Show native slope, depth of topsoil, depth to rock, proposed setbacks,
driveway grades and building pads on grading and subdivision
development plans.
iv. Clustering of development should strive to provide a minimum of 20% of
the gross developable site area (area less than 30% slope), as permanent
open space.
v. Each single family parcel created by subdivision must have a buildable site
or pad area which suits the proposed house size for that zone. Zoning
setbacks are based on the front and side yard property lines. Access to the
building site and therefore building height is dependent on the adjacent
road grade. The pad area must be prepared as part of the site grading and
land development. Building pad depth permitted is a function of the
steepness of the existing native slope, lot depth and resulting depth to the
proposed toe of slope. Development on all slopes must be designed to
ensure that the toe of slope of the building platform is retained within each
lot created based on geotechnical and structural design limits. A 2:1 slope
is required though use of a steeper slope may be permitted if supported by
site specific soil conditions which provide for slope stability with at least a
1.5 safety factor and the re-growth of native plant species. The location of
the proposed toe of slope must take other area grading activities into
consideration and ensure at least a 3 metre separation from any top of cut
down slope. The subdivision grading plan must include sections through
each lot which clearly show building envelopes, including the top of cut
and toe of slope, as well as the top of cut of down slope development.
vi. Engineered structural slopes are required in all fill locations where roads,
utilities or buildings are being supported. Verification of the volume of
topsoil required to fill over a structural slope, to a flatter, non-structural
final grade is required prior to removal of any topsoil from a site. These
engineered slopes must be protected by means of a Section 219 covenant
registered on title of each final lot to ensure design slopes are not built on
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or disturbed without design by a geotechnical engineer that compliments
the existing engineered slope design.
vii. The undeveloped portion of the parcel shall be designated and secured by
registration of a no-build covenant on title as permanent open space and
shall not be further subdivided. Dedication of the open space to the
Township for natural space or parkland is the preferred approach. If
neither of these is viable, other options such as a land trust or an
organization capable of holding and managing the site must be
established. Smaller tracts may be managed through a homeowner's
association established through covenant registered on title of lots as a
condition of development approval.
Figure 4: Onsite Grading Issues
viii. Mixed single and higher density development should be used as an
alternative to single family lot subdivision where topography restricts
creation of adequately sized single family clusters. In addition to the
guidelines for single family development, above, the following criteria must
be met for mixed development densities:
a) Reduction of site manipulation and preservation of more of the
natural character of the hillside than a standard single-family
subdivision.
b) Increase of undeveloped buffer area adjacent to designated
environmentally significant areas on the property.
c) Increase of the open space provides a natural corridor through or
around the property, or connects to other open spaces in the area.
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d) Use of open space to buffer higher density development from
neighbouring single family development.
e) The character of building forms for higher density development
matches that of single family to create a consistent theme and
quality that enhances the neighbourhood.
f)
Mixed development should be in the form of smaller single-family
lots, duplexes, triplexes, four-plexes, patio homes or small-scale
townhouse complexes. Where appropriate site specific higher density
development that is set back from the view perspectives and blends
into the natural topography may be permitted.
g) The location and size of open space to be retained, the availability of
undeveloped buffers to neighbouring properties and the nature of
surrounding development must be considered when deciding the
appropriate mix of building forms.
ix. With regard to roads and lot layout, the following criteria should be
considered:
a) Straight lines and rectilinear shapes do not complement natural
hillsides. Design roads and lots in a pattern that offers a variety of
lot sizes and configurations that complement the topography and
features of the site. See further guidelines regarding roads in Section
20.7.i.
b) Use panhandle lots to minimize cut and fill and provide access to
buildable areas that are too high or low to be directly accessed from
the road. Mixed development must incorporate the panhandle access
to higher density development to screen the housing mass from the
single family roadscape. Panhandle accesses shall meet the
requirements of the Fire Department for fire protection. Access to
the proposed building site must be rough graded from the road to
the building site as part of lot grading and subdivision development.
x. With regard to trails and open space, the following criteria should be
considered:
a) Retain open space and corridors between development cells or lots
to provide continuous viable habitat linkages within the development
site, as well as with neighbouring sites.
b) Use trails or linear systems that complement or take the place of
typical required streetscape pedestrian facilities and provide
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horizontal loops linking cul-de-sacs and open spaces which are not
otherwise linked due to topographic or other constraints. An open
space, streetscape and trail system shall be developed to provide
pedestrian access within the hillside area and to/from key
destinations in other parts of the community (e.g. schools, bus
stops, parks, other trails, etc).
c) Avoid extensive slope grading to accommodate parks and trails.
Create a range of trail types based on natural topography and
environmental concerns. Trail ratings and signage indicating the trail
grade and width are required to ensure safe use of the various trails
is provided. Establish "pocket" parks that direct the public to unique
view opportunities or provide respite on trails where natural terrain
permits.
d) Incorporate significant features such as rock outcrops, streams,
cliffs, ravines and stands of trees into the open space/trail system
ensuring that public safety and the environmental sensitivity of these
features are not compromised.
c) Earthworks & Grading
Objective:
To minimize the impact of grading and retain the natural
and topographic character of the site.
In preparation of a grading plan (Section 21.6.d.) that demonstrates the
feasibility of road and building envelope creation without excessive manipulation
of the site, the following must be considered:
i. Site grading is not permitted during the nesting period of any species
utilizing the site. The Development Permit must confirm the specific
nesting period for species native to a site including reptiles.
ii. Avoid grading or alteration of key topographic features (e.g., knolls,
ridgelines, talus slopes, bedrock outcrops, cliffs, ravines, etc).
iii. Avoid a straight, linear top of slope. Use radii and undulations that
resemble pre-development slope conditions. Avoid sharp cuts and long or
wide slopes with a uniform grade.
iv. Round out slope transitions and blend transitions between lots or adjacent
undeveloped areas.
v. All lot grading to provide building pads must be constructed in conjunction
with the construction of road, utilities and services.
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vi. Building pad areas must be created as part of lot grading such that
structural retaining walls or extensive cut and fill are not required. These
building pads are to be set at or near the design lower floor elevation such
that no blasting or significant material removal or infill is required to build
on the site. Large high density or commercial development sites are to
provide grading from the road to the setback with the remainder of lot
grading to be completed as part of building construction. Blasting of the
buildable area to at least the services elevation is required to minimize
disturbance from future infill development.
vii. Creation of large flat terraces on hillside sites in order to expand
developable area or to develop housing or other uses characteristic of flat
or gently-sloped sites is not permitted. Development of smaller terraces for
building pads and minimal rear yard areas is acceptable provided the toe
of the structural slope is located within the lot. Special care is to be taken
to retain as much native slope and vegetation at the edge of required
grading works.
In designing and developing the site, minimize the total amount of cut and/or fill
and its environmental and visual impact by:
i. Disposing excess topsoil onsite by increasing the depth of topsoil fill used.
Dispose of other excess material at appropriate off-site locations where
necessary. Ensure enough topsoil is retained to cover all cut and fill slopes
to a depth of no less than 150mm.
ii. Re-vegetating exposed slopes as quickly as possible to prevent erosion and
slope stability problems, even for temporary topsoil stockpiles.
In preparing an erosion control plan, Section 21.6.h or grading plan, Section
21.6.d, natural and manmade factors that cause erosion must be considered and
erosion minimized by:
i. Avoiding potentially hazardous or unstable areas of the site.
ii. Not exposing large areas of highly visible sub-soil and parent material of
the site.
iii. Phasing clearing and removal of trees and vegetation based on imminent
development construction phases. Plan site earthworks to coincide with the
seasons by having all topsoil and other fine material relocation completed
outside of the summer months.
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iv. Where works are adjacent to or potentially impacting existing development
and grading of the site in summer is necessary, temporary irrigation suited
to the project size is required.
v. Avoiding grading that results in terrain forms that are not characteristic of
the natural topography (i.e. flat, linear terraced benches with no
undulations or irregularities).
Where a rock cut is unavoidable as a part of the road layout design the following
must be considered regarding the resulting exposed rock face:
i. Review of the rock by a qualified geotechnical engineer is required to
provide direction for the blasting techniques to be used. The professional
must also inspect the rock face upon completion of works and verify the
stability of the face and that there is no danger to public safety. For rock
cuts less than 2 metre high the minimum rock catchment design defined
by the BC Ministry of Transportation Supplement to the Transportation
Association of Canada Design Guidelines for Roads may be utilized where
the rock is competent and failure is not a concern.
ii. Wire mesh, shot-crete and other forms of mechanical stabilization provide
a unsightly unnatural appearance and are not permitted. Additional
blasting or rock bolting using colour matching powder coated washers may
be required to provide a stable rock face.
iii. Long term public safety and maintenance must be considered prior to any
rock cut and the blasting design must maximize the rock face integrity at
the final cut face location providing a stable rock face.
iv. Design for the minimum required rock catchment ditching must also be
included and be based on the characteristics of the rock. Catchment
ditches must be accessible for regular maintenance with large machinery.
v. Previously required long-range maintenance estimates included in the life
cycle analysis must include rock face maintenance, scaling and clean up of
the rock catchment ditching.
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Figure 5: Rock Cuts and Catchment
The use of retaining walls is not encouraged. These are only supported where
they preserve native undisturbed areas, address unstable native slopes or rock
faces, or form part of the neighbourhood character. Where provided, they
should be constructed on private property and the following criteria should be
considered in their design:
i. Retaining walls should respect the natural character of the site and not
present a large uniform wall face that overpowers the site and disrupts
animal movements.
ii. Walls that span more than one lot must be designed and installed as part
of the subdivision development.
iii. Walls must be structurally competent and their appearance must
complement natural rock colours in the development area.
iv. Retaining wall height should not exceed 3.0 metre for roads and site
specific works, 1.2 metre for yards. Higher walls may be appropriate where
they are articulated, have a surface texture/pattern, or where sufficient
landscaping is provided to screen the wall.
v. Employ a system of smaller stepped retaining walls instead of a large
uniform wall. The height and depth of the wall steps should be consistent
with the natural terrain or with the slope above and below the walls. For
stepped retaining wall systems, the walls must be designed to permit
landscaping of the terraces that will screen the wall, including irrigation to
all terraces. Landscaping of the terraces using mixed hardy native shrubs
or trees is required. Width of each terrace proposed must be sufficient to
enable the landscaping required and permit access for maintenance.
vi. Retaining walls must be set back from utilities and the traveled portion of
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roads to enable planting of screening landscaping. The setback required is
a function of the total wall height as taller plants will require a larger
growing area below the wall.
vii. All retaining walls over 1.2 metre tall require a building permit to ensure all
professional documentation has been undertaken and provided to the
Township. Final acceptance and approval of the development for issuance
of house building permits includes completion and acceptance of all
retaining wall building permit requirements. Sites developing over a period
of years containing multiple walls may construct all walls utilizing a single
permit per each year of construction.
Figure 6: Retaining Walls
Where blasting is required for road works, utility installation or site grading, the
applicant is requested to provide copies of any pre-blast surveys conducted.
Signs are to be posted indicating proposed blasting times. Large rock cuts or
blasting in areas where stability of adjacent rock is a concern require design in
coordination with a geotechnical engineer specializing in rock stability. The site
must also be reviewed to ensure existing reptile hibernacula will not be
disturbed. Methods used must conform to provincial regulations and:
-
Minimize excessive or over blast;
-
Minimize vibration impacts on adjacent properties; and
-
Utilize control methods that ensure maximum stability of the final face.
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d) Visual Quality
Objective:
To protect and preserve the natural character of the
hillside as well as to consider opportunities to provide
scenic views from a hillside site.
The following criteria apply:
i. At least three different view sites must be provided to establish specific
ridgeline areas for each development. Additional view sites must include
views from the main access route to the development.
ii. Hillside development (see Section 2.2 of the Township of Spallumcheen
Hillside Guidelines 2011) in the vicinity of ridgelines must be sited so as to
retain trees and other vegetation on and adjacent to ridgelines, so that the
ridgeline is seen as a continuous line of natural terrain or vegetation.
iii. Development areas must be sited lower than the ridgeline so that the roof
line does not protrude into the ridgeline. Avoid placement of roads, cuts
and large or continuous buildings near or over ridgelines.
iv. Where gaps or interruptions in the ridgeline are unavoidable due to road
network requirements, plant trees and vegetation in front of and behind
the disturbance to screen and restore a naturally appearing ridgeline. For
grassland areas where native trees are limited or nonexistent clusters of
viable native trees must be established to provide screening.
v. Multiple small interruptions may be permitted as an alternative to a
continuous interruption, provided each can be justified and screened.
vi. Development on ridgelines or the top of knolls is not supported and these
areas must be integrated as open spaces.
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Figure 7: Ridgelines
Scenic features are components of the site that are visually unique and visible
from the site, neighbourhood or community (rock outcrops, talus slopes, cliffs,
overhangs, ridgelines, knolls, ravines, gullies, water bodies, water courses,
wetlands, etc). The following criteria should be considered:
i. Development should be sited and designed in a way so as not to alter,
disturb or remove significant scenic or environmentally functional features
of a parcel.
ii. Development must be sited so as to minimize the impact on views towards
the site by periodically interrupting the horizontal line of housing with
undeveloped breaks where clustering of re-vegetation with significant
native trees will break the massing effect of levels of housing.
iii. Provision of computer generated views of the development is required for
the following four phases of development (artist renditions may be
acceptable for smaller or infill development):
-
predevelopment,
-
post utility and road construction,
-
at full build out, and
-
at full growth of required landscaping.
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Figure 8: View Perspectives
Scenic view opportunities from hillsides are recognized as valuable to both
hillside residents and the community as a whole. It is important, however, not to
compromise the geotechnical or environmental integrity of the slope to achieve
views. View corridors must be identified and strictly maintained for all lots to
enable re-vegetation in non-view locations on each lot. Due to the southern
exposure of many areas, this is especially critical as a means of establishing
shade that will improve the livability of developed lots. Additional criteria include:
i.
Locate buildings to face the view and minimize interference with the
views of nearby residences. Stagger buildings where appropriate to
provide views between units that may otherwise limit the field of view.
ii.
Locate buildings and create building pad heights so that upslope
buildings have views over down slope buildings. If massive grading of
the slope is necessary to achieve this concept, it may be necessary to
reconfigure the subdivision or layout. The priority is to avoid disruption
of the terrain.
iii.
Public realm views must be provided from the site by locating key public
open spaces (e.g. park, street end, sharp corners etc) to capitalize on
scenic view opportunities.
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Figure 9: View Angles
Section 20.7 (e), (f), and (g) below addresses how to minimize the impact of
development and ensure its compatibility with the hillside environment. These issues
are in addition to any requirements specified in the Environmental Evaluation Report.
e) Environmental Protection
Objective:
To
identify,
protect
and
enhance
significant
environmental features and natural systems.
The Development Permit will provide the minimum environmental requirements
for the site. Development size and adjacent natural features must also be
considered to ensure a comprehensive plan that addresses general area issues.
For development of hillside areas to be environmentally sustainable, the existing
use and connectivity of the open spaces provided must supply an acceptable
alternative to existing conditions for all significant species utilizing the area.
f) Vegetation in the Landscape
Objective:
To
identify
and
protect
significant
ecological
communities including grasslands and stands of trees
and reduce hazards and all other areas of significant
habitat value.
Existing vegetation on hillsides is important to the ecological and aesthetic values
of the site, as well as to the maintenance of slope stability, drainage and erosion
prevention. Retaining or removing vegetation must be based on an in depth
knowledge of potential impacts of these actions both long and short term.
i. Use clustered development and varied lot size and configuration to retain
significant ecological communities that preserve environmental value (e.g.
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habitat, biodiversity, heritage trees, etc.) maintain soil stability, provide a
buffer between development cells and define neighbourhood character.
ii. Make strategic use of existing vegetation to retain the site's natural
character and to break up views of buildings, roadways (e.g. cut and fill
slopes) and other site works.
iii. Alignments and profiles of roadways and utilities should avoid disruption of
significant and unique stands of vegetation and environmentally sensitive
areas. Provide sufficient clearance between roads, services and vegetation
root zones to ensure viability of the vegetation.
iv. On forested slopes, retain trees and tree stands that represent a range of
ages, to provide for natural succession and the long term sustainability of
the forest ecosystem.
v. Firesmart principles must be adhered to and the Township requires a
registered foresters report for development in the fire interface area.
vi. When preparing a land clearing and tree retention/removal plan (Section
21.6.f.), apply the following criteria to existing vegetation in determining
whether it is to be retained or removed:
Table 20.1: Vegetation Retention/Removal Criteria
RETENTION CRITERIA
REMOVAL CRITERIA
-
retains special features and the
character of the site
-
retains slope stability
-
prevents erosion
-
comprises special or rare trees,
plants and plant communities
-
has habitat values
-
selectively screens development or
provides buffering
-
located in future open space
-
necessary for site development
or improvements
-
endangers public safety
-
constitutes an unacceptable fire
hazard as identified by a
professional forester. Where a
conflict with ESA concerns
exists this will take precedence
over the ESA.
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Phased removal should adhere to the following criteria:
i. Phase land clearing to minimize the area exposed to dust, mud, soil loss
and erosion. Phasing may be service related (e.g. clear initially only
enough to install roads and main service lines) or spatially related (i.e.
clearing only one portion of the parcel at a time, completing development
and re-vegetation to control erosion before starting the next portion).
ii. On individual large lots, limit clearing to what is required for services and
the building footprint. Any additional clearing should be immediately re-
vegetated, watered and weeded until the re-growth is self-sustaining and
out-competing weeds.
iii. For areas of the site where vegetation must be removed but no
construction will occur, leave soil intact (i.e., avoid compaction, excavation,
filling, etc) and seed disturbed areas with native plant species to allow for
more successful replanting in these areas.
g) Re-vegetation & Landscaping
Objective:
To plant vegetation that helps mitigate the impacts of
development, enhances visual quality and address the
needs of residents.
Not only do site disturbances (cut and fill, clearing, compacted soil, dump sites,
eroded areas, etc.) have short term impacts but, if not properly treated, these
disturbances may have long term negative impacts on personal safety, property
and the environment. The following criteria should be considered:
i. In order to maximize the potential for quick and cost effective site
restoration the development should:
-
Grade to natural contours
-
Stabilize the slope/bank
-
Alleviate soil compaction
-
Control erosion
-
Prepare the soil
-
Utilize hydraulic seeding for large areas in early spring or winter
-
Plant hardy native trees, shrubs and grasses in early spring or late fall
-
Irrigate until established
-
Maintain and follow-up (i.e. weed and replant)
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ii. Restore disturbed areas of the site that are not part of a roadway or formal
yard landscaping to a natural condition as soon as possible after
disturbance.
iii. Employ restoration practices specifically tailored to the type and degree of
disturbance and the specific conditions of the site.
Figure 10: Optimal Revegetation Location
A Section 219 Restrictive Covenant is required to be registered on all lots
enforcing re-planting and maintenance of native trees and shrubs by the
homeowner. Other criteria to consider include:
i. Use of storm water runoff to establish and maintain plantings is preferred
and should be assumed as part of site grading.
ii. Replace trees, shrubs and grasses in a manner that helps to restore the
natural character of the hillside site. Specifically, plant trees to screen
undesirable views and buffer mixed uses. Arrange trees in natural
groupings or irregular clusters.
iii. Utilize hardy low maintenance native plant material for site restoration and
residential landscaping as much as possible. Where the use of native plant
material is not possible given site or maintenance constraints, select plant
material that is similar in appearance, growth habit, colour and texture to
native plants that will not out-compete native plants, provide habitat for
undesirable wildlife, or act as a host for insect pests.
iv. Plant trees, shrubs and grasses in masses and patterns characteristic of a
natural setting and with the intent of encouraging biodiversity.
v. Do not plant trees that will encroach on the viewscapes of others. Take
into account the location, height and foliage density at maturity of tree
species being planted.
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vi. For restoration or creation of habitat areas (e.g. riparian areas, ravines,
greenways, etc.) use plant species that have wildlife food or cover value.
vii. For dry slopes, replant with drought and fire-resistant species.
viii. Plant tree and shrub species of significant individual size that they will
survive natural predation.
ix. Where native species may grow so large as to ultimately block views re-
planting over time is required to provide a continuous plant cover and still
enable removal of mature plants. Requests for removals will require review
and approval by the Township. The applicant is required to pay for
removal and replanting as required, typically 3 to 1.
Irrigation is only supported as a means of re-establishing planting for a
maximum of three years and regular irrigation should not be necessary for any
plant species proposed on the site, including those on private property. Employ
water-conserving principles and practices in the choice of plant material
("xeriscaping") and in the irrigation design and watering of residential and public
landscapes on hillside sites. Temporary drip irrigation systems and hand watering
are preferred.
i. Ensure no over-spray or run-off due to watering.
ii.
Provide automatic shut-off valves for irrigation systems to reduce the risk
of accidental erosion in the event of a break.
Sections 20.7 (h), (i), (j), and (k) below address carious means of designing and
siting roads and utilities to lessen impacts on hillsides, while maintaining public
and private safety, individual lot access, municipal and emergency access and
other operational needs. Reduction of capital costs to the developer and long
term maintenance and replacement costs for the Township are integral to a
successful design.
h) Stormwater Management
Objective:
To assess design methods for collection, conveyance,
control and treatment of stormwater that will mitigate
potential impacts on hillside sites.
Stormwater Management requires limiting of minor storm event offsite flows to
pre-development conditions and protection of major event flow routes. Attention
to these requirements is particularly critical on slopes due to the potential for
significant impacts on downstream drainage.
With regard to drainage planning, the following criteria should be considered:
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i. A Section 219 Covenant registered against the title of all lots is required to
prohibit roof gutters connecting directly into the storm sewer system. If,
due to geotechnical constraints of the native soil conditions, storm runoff
from roofs must be collected, the covenant must define the engineered
design, require supervised installation and continued maintenance of an
onsite disposal system that compliments plantings of native plant species.
ii. Plans for all development on hillsides must indicate current drainage
routing for minor and major storm events and indicate how development
proposes to alter these patterns. Identify storm recharge areas and
maximize onsite ground recharge at all scales from individual lots up to the
basin catchment area. Mitigation is required to address unavoidable
changes in stormwater patterns that could result in changes in the viability
of native plant habitat, onsite and off.
iii. See Section 21.6.g for the basic requirements of a Drainage Management
Plan.
iv. For hillsides, special attention must be paid to:
-
Hydrological conditions prior to and after development;
-
Protection of natural flow paths, volumes and storage resources;
-
Impacts on trees, vegetation and other environmental features due to
changes in drainage patterns;
-
Water quantity and quality prior to, during and after development;
-
Sediment and erosion control during and after construction until final
re-vegetation on all lots is established; and
-
On and off-site drainage impacts (e.g., drainage from an upper lot to a
lower lot).
i) Road Design
Objective:
To allow flexibility in road layout patterns and road
widths that compliment hillside character where visual
and environmental objectives can be achieved.
Roads are the skeleton of a neighbourhood, providing car, pedestrian and
emergency access. They contain many other necessary services (sewer, water,
electrical, etc.) and establish the pattern for lot development. Roads must help
achieve a sense of neighbourhood while respecting the terrain. The following
criteria should be considered:
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i. Road widths must be kept to a minimum to reduce cuts, fills and retaining
walls associated with achieving a "flat land" road standard which can have
a devastating visual impact.
ii. Major roads must be vehicle oriented and designed to convey vehicle
traffic safely and efficiently. Local road design, on the other hand, must be
designed to enhance the outdoor living space and not be vehicle
dominated.
iii. Double loaded (development on both sides of the road accessing off the
road) road design is preferred as it minimizes infrastructure requirements
and site use per lot created. Where this is not feasible or results in
significant cuts and fills, single loading may be permitted.
iv. Design roads with a hierarchy characterized by numerous local roads
connecting to local collector roads that follow the topography as much as
possible.
v. Avoid large grid-like streets and major collector roads that are not well
adapted to hillsides.
vi. Align roads to conform to the natural topography. Gentle horizontal and
vertical curves are preferable to straight line grid patterns that require
significant earthmoving, or create exceptionally steep grades.
Local roads (serving houses that front on them) should be kept to a minimum
scale and reflect the local resident/pedestrian use. Provision of on-street parking
is not permitted as it increases the development footprint and impervious surface
area and tends to result in a vehicle dominated streetscape. Additional criteria
include:
i. With the use of narrower roads, widened areas for specific purposes must
be provided. These can take the form of a widened road, curb to curb, or
pullout areas behind the curb. Increased road width areas that must be
included in the design and construction are for small radius curves, bus
stops (transit and schools), area recycling and mailbox locations, with at
least two parallel parking stalls per bank of mailboxes.
ii. Split roads and one way roads, with horizontally or vertically separated
lanes are not encouraged due to increased curb, gutter and lighting
infrastructure however they may be utilized where:
-
A minimum of 6m of unobstructed width is maintained;
-
Special features or significant natural habitat can be protected;
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-
The amount of slope disturbance or the amount of cut and fill
compared to a standard two-way road is reduced;
-
Using a conventional road on very steep sections makes parcel access
difficult;
-
Through traffic can continue to a conventional road connection, or a
turn around can be provided;
-
Intersection clearance is maintained before the split is allowed to
occur; and
-
Signage is provided to warn motorists of changes in the road
configuration and to identify the direction of the flow of traffic; and
pedestrian safety and emergency access is maintained.
Where cul-de-sacs are contemplated, pedestrian connections linking the cul-de-
sac to other streets and open spaces should be incorporated. Cul-de-sacs over
150m in length are to have an emergency access, where possible. A reduced
radius cul-de-sac or hammerhead turn around may be utilized on a site-specific
basis where:
i. The design permits large emergency vehicle turnaround including a
minimum depth of 1.5m for snow storage;
ii. An area with a grade of 6% or less for the turnaround movement can be
provided;
iii. There is lack of sufficient land for a standard cul-de-sac bulb or very steep
slopes would require excessive cutting and filling or;
iv. The road serves fewer than 16 lots and/or is less than 100 meters in
length.
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Figure 11: Road Width Options
Design criteria that should be considered when undertaking planning for
sidewalks include:
i. Sidewalks must be set back from the road a minimum of 1.5m to
accommodate snow storage.
ii. Sidewalks are to be located on the same side of the road as fronting
development however, due to the winding nature of hillside roads,
development may not continually front on one side of the road throughout
its length. Where sidewalks exist a continuous sidewalk must be
maintained on that road regardless of location of fronting development.
The location for sidewalks must be set to maximize the function as a safe
pedestrian corridor through the development and provide scenic views
where possible.
iii. Sidewalks on both sides of the road may be required for short distances to
provide walking linkage between roads and to provide improved sight
distances for road crossings.
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iv. The requirement for sidewalks on local cul-de-sac roads may be waived
where low traffic volume is generated, provided alternate off street
pedestrian facilities exist.
v. Curvilinear or meandering sidewalks and pathways may be used where
they eliminate long sustained grades. Varying offsets between the road
and the sidewalk may also be considered where it will save a significant
feature or reduce grading requirements.
Flexible grades and radii with resulting lower design speeds are to be integrated
into all road design. Conventional road grade and speed design require road
geometry that is less able to respond to local topography and increases the need
for significant cut and fill sections. Conventional design has been proven to
increase traffic speed thereby requiring traffic calming measures. Additional
criteria to consider include:
i. All roads must be designed to minimize traffic speed achievable to no more
than the proposed posted speed. Design speeds of less than 50 km/h are
appropriate for local roads or local connectors to improve livability of
neighbourhoods and allow a more responsive approach to topographic
conditions, significantly reducing grading requirements.
ii. The design must consider winter safety stopping and sliding concerns and
maintenance issues including snow clearing. The design must reduce
maximum grades by at least 1% per 30m reduction in centerline radius
less than 150 metres. Sight lines and stopping distances are to be
maximized in all cases.
iii. Upright curbs (where curbs are required) are to be used as much as
possible and specifically on the outside of sharp curves with road grades
over 8% and directly across from intersections. Driveway locations for
down slope lots must be designed to minimize the potential for accidental
egress by road traffic failing to negotiate a curve or stop.
iv. The "stopping sight distance" at sharp curves (60 metre radius or less) and
at intersections must be maximized and landscaping designed to support
this.
Where alternatives to the Hillside Standards are being proposed to accommodate
hillside conditions, the Public Works Manager or designate will review the
individual merits of each application on a case by case basis.
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j) Property Access
Objective:
To provide safe and functional access to individual
properties throughout the year.
On steeply sloping sites, designing and installing driveways presents many
challenges, such as significant elevation change, limited parking capacity, limited
visibility at the road, difficult access in winter conditions and space for residential
pick-up and delivery. The following criteria should be considered:
i. In general, driveways shall have an onsite grade no greater than 15%.
ii. Driveway grades must not compromise cover over buried services to the
lot.
iii. Driveways over 10 metres in length must conform to the Fire Department
Operational Guidelines. Access for fire department vehicles, and access
route design, both private and public, should conform to the Standards
established (as a minimum) from the National Building Code and British
Columbia Fire Code and British Columbia Building Code. Recognised
industry-wide accepted "good engineering practices" should also be
referenced and conformed to in building access routes.
iv. Parking should be provided onsite at an angle or perpendicular to the
driveway to enable uninhibited use of the garage.
Common driveways are vehicle access routes shared by two or more lots. These
must be designed and built as part of the larger development. Other
considerations include:
i. Common driveways are encouraged when significant site grading can be
reduced.
ii. The design of common driveways must conform to the standards
established (as a minimum) from the National Building Code and British
Columbia Fire Code and British Columbia Building Code with an
unobstructed width of 6.0 metres, assuming private vehicle parking and
grades not exceeding 12%.
iii. Two directional shared driveways must be limited to no more than six lots
and provide adequate width for two way traffic at the street and at all
limited site locations.
iv. Up to 15 lots may be serviced with a one-way through-access driveway
exiting onto a municipal road, depending on site-specific conditions.
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v. Cluster onsite parking where possible with one additional parking spot per
dwelling serviced by the common driveway.
vi. A reciprocal access and maintenance agreement among property owners is
required for approval of a common driveway. The Township is not a party
to these agreements but requires a copy of the documents for file. In
some cases, the Township may determine that a Section 219 Restrictive
Covenant in the name of the Township is registered over the easement to
ensure that the private property owners do not seek to discharge the
easement in favour of some other arrangement that does not require
Township approval.
vii. The civic addresses of the residences located on a common driveway must
be displayed on a lighted sign visible from the street.
k) Municipal Services and Utilities
Objective:
To provide municipal services and utilities to hillside
developments that have the least environmental and
visual impact, meet service requirements and minimize
redundancy, capital costs, maintenance and replacement
costs.
Development on hillsides require additional infrastructure for water systems,
including booster pump stations, reservoirs, pressure reducing valves and pipe
anchors. Sanitary sewer systems may also require additional costly infrastructure
such as lift stations and forcemains. Comprehensive design of water and sewer
systems is required for all development to ensure adequate system capacities
with no redundancy. This process is typically undertaken as part of the
neighbourhood
servicing
preplan.
Comprehensive
preplanning
ensures
appropriately sized services and logical phasing and expansion of the systems in
a cost-effective manner. General servicing requirements vary from "flat land"
methods by ensuring that:
i. Where practical, the offset between sewer mains is reduced from 3m to
1.5m and services are installed in a common trench to reduce the number
of trench excavations and blasting.
ii. Depth of mains is kept to a minimum, especially in narrow roads. Provision
of gravity service to basement elevation of low side lots is not supported
however all main floor elevations should have gravity service. Single
loaded mains and rear yard mains are not supported as an alternative to
pumping from basement levels of low side lots. Any mains not located
within a finished road must include provision of a 4.0 metre wide all
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weather surfaced road with a grade not in excess of 15% that permits
access to all manholes valves etc.
iii. If connecting sewer mains are required outside the road areas where it is
not practical to provide maintenance access butt fused HDPE pipe with no
manholes or services between roads may be permitted.
iv. Locate access to curb stops, fire hydrants and other services that require
periodic inspection in areas where slopes do not exceed 15% or utilize
precast retaining structures to provide the required adjacent working
space. If fire hydrants are not clearly visible from the road, signage is
required.
v. Provide emergency vehicle access to open spaces and locate fire hydrants
to enable wild fire suppression from these locations.
vi. Water service curb stop offset may be varied to maintain ease of access
and maintenance. Locate these where future grading or landscaping of
boulevards will not make access difficult.
Development of utility service strategies must also be included in the
neighbourhood preplanning process. Major infrastructure requirements such as
new transmission lines, telephone switching facilities, primary gas mains or
pumping stations should be identified and located early. Other considerations
include:
i. Design roads and road rights-of-way to allow flexible offsets for utility
trenches and other facilities such as transformers (i.e. provide additional
spot "cut out" road dedication at transformer locations to facilitate counter
poise installation). This will allow more flexibility to grade rights-of-way to
match existing ground within the road rights-of-way, which will reduce
physical impacts and provide easier servicing in hillside neighbourhoods.
ii. Where permitted, install conduit for telephone and cablevision in a
common trench with minimal offset to hydro conduit. Bundle the conduit
and stagger vault locations to reduce the width required for each utility.
Installation of these services under sidewalks is permitted where this
reduces the effective right-of-way required.
iii. For utility installation on the high side of the road where no sidewalk is
present conduit could be installed based on final grading over the works
with the surface grading upward from the back of the curb within the road
right-of-way. Utility service and transformer boxes, which need to be
accessible would require suitable grading and retaining structures.
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Sections 20.7 (l) and (m) below address the height, mass and setbacks of buildings
on hillsides prior to the development of specific hillside zoning districts. This
regulation is required in order to reduce slope disruption, minimize visual impact and
avoid impinging on sight lines from neighbouring lots.
l) Building Setbacks
Objective:
To allow greater flexibility locating a building and reduce
the visual massing effect.
Providing some flexibility in front and side yard setbacks can help to reduce the
amount of cutting or filling required, and better support a level entry and
presence of the house on the street. Allowing a lesser setback may reduce the
need for cut/fill for driveways, create more street presence, and provide a more
level entry. The following criteria should be considered:
i. Any change in setbacks must enable off-street parking and utilizing the
road right-of-way behind the curb or sidewalk to accommodate parking is
appropriate.
ii. Side facing or setback garages are supported as a means to reduce
excessive cut/fill, help to avoid hazardous slopes or sensitive areas, and
enhance the neighbourhood. The front yard setback may be reduced to 3
metres provided this is permitted in the statutory building scheme.
iii. Side yard setbacks should be the lesser of either 5 metres or 30% of the
lot width in total, and 1.2 metres minimum on each side for single storey
and 1.5 metres for 2 or more storey buildings.
iv. Due to placement of structural fill required to create down hill building
pads and rear yards, there is a requirement to protect the structural slope
by means of a covenant registered against the title of the lot. The
covenant will prohibit re-grading of this area or construction of any
improvements. Uphill lots also require a covenant to protect the top of cut
provided during site development so as to not undermine uphill
development or native slopes.
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m) Building Height and Mass
Objective:
To avoid over height buildings and minimize the visual
impact of new buildings on hillsides.
The Zoning Bylaw regulates the maximum height and mass of houses in most
residential zones. Determining building height on hillsides has frequently resulted
in two problems:
-
house entries that are well below the road grade; or
-
three-storey walls on the downhill side that create a dominating presence
when viewed from down slope.
When dealing with height on hillsides, the following should be considered:
i. Height of adjacent buildings should be considered and consistency
maintained where possible.
ii. Overall height should be reduced for flat-roof buildings due to the wider
size of the upper floor relative to that of peaked roofs.
iii. Limit perimeter walls to 2.5 storeys. This is required to limit the impact of
down slope facades on neighbours. Any additional wall height should be
set back at 2 horizontal to 1 vertical in order to have the house step uphill.
iv. Consider the use of a reduced front yard setback to resolve issues such as
steep driveways.
Building mass refers to the prominence of a building on a hillside in relation to
the site, other buildings, the street or views from offsite. The Zoning Bylaw
stipulates maximum lot coverage for each residential zone which addresses
building mass to some extent. The following provides additional guidance for
hillsides:
i. Respond to the natural slope of the hillside by using a stepped foundation
and setting the building into the hillside to help integrate it with the natural
landform.
ii. On downhill elevations, avoid the use of single plane walls that exceed one
storey. Rather, step upper storeys back from the level below.
iii. Avoid large, unbroken expanses of wall and long building masses. Rather,
design buildings with smaller or less massive building components
articulating the building presence which better reflects the sloped
character of the site.
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21.0
DEVELOPMENT APPROVAL INFORMATION (DAI) AREAS & CIRCUMSTANCES
21.1
Authorization
Section 485 of the Local Government Act allows for an Official Community Plan to:
-
specify circumstances in which development approval information may be required,
-
designate areas for which development approval information may be required, and
-
designate areas for which, in specified circumstances, development approval
information may be required.
Such approval information may be required to address the impact of proposed activity or
development on matters including but not limited to:
-
transportation patterns and traffic flow,
-
local infrastructure,
-
public facilities including schools and parks,
-
community services, and
-
natural environment.
The Local Government Act requires that if an Official Community Plan includes a
provision under Section 485, the local government must, by bylaw, establish procedures
and policies on the process for requiring development approval information and the
substance of the information that may be required. Once such a bylaw is adopted, the
local government or its authorized officer or employee, may require an applicant for
rezoning, development permit or temporary use permit to provide the required
information at the applicant's expense.
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21.2
Development Approval Information Area No. 1
.1 Purpose
Natural Environment - Aquifer Protection
.2 Objective
The objective of this Development Approval Information Area designation is:
a) to protect the subsurface aquifer below the Industrial Park against possible
pollution from industrial land development.
.3 Designated Area
All properties within the Spallumcheen Industrial Park as defined on Schedule B, are
designated as a Natural Environment Development Permit Area pursuant to this
Official Community Plan.
.4 Circumstances and Information Required
a) Pursuant to this Official Community Plan's Development Permit guidelines, prior
to Council's consideration of a development permit for land within the designated
area, the applicant shall provide a report certified by a Professional Engineer or
Geoscientist, registered in the province of British Columbia and experienced in
hydrogeological investigations, including capture zone analysis and groundwater
stewardship, for any proposed development that would include any of the
purposes or activities listed in Schedule 2 of the Contaminated Sites Regulation,
(B.C. Reg. 375/96).
The purpose of the report is to ensure that hazardous materials storage and
handling procedures, facility design and operation will not compromise the
integrity of the underlying aquifer. The report shall address site design, and Best
Management Practices for sewage disposal and hazardous materials handling,
storage, clean-up and disposal.
The report shall also include an assessment of the proposed on-site sewage
disposal system(s) and provides recommendations and/or conclusions as to the
suitability of the system and soil conditions for the proposed development.
Specified mitigative measures may include descriptions of physical structures
and/or facility-specific operational plans and guidelines. The report may specify
that a Surface and Foundation Drainage Plan is required which shows that storm
waters will be appropriately collected and discharged as part of a system
designed, certified, and inspected, as-built by a Professional Engineer registered
in the province of B.C.
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The location of any above ground or underground fuel storage tanks, abandoned
or operational water wells, and underground pipelines such as water,
wastewater, or natural gas shall be identified in the report.
The report, which will form part of the Development Permit terms and
conditions, may include recommendations pertaining to registration of a
Restrictive Covenant to prohibit particular high risk land uses or activities or to
specify other restrictions on use of the property.
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21.3
Development Approval Information Area No. 2
.1 Purpose
Commercial, industrial and multi-family residential development
.2 Objectives
The objectives of designating these Development Approval Information Areas are:
a) to protect and enhance the visual setting of the Spallumcheen Valley and provide
for the integration of new commercial, industrial, and multi-family residential
development into this setting;
b) to address matters related to overall form and character of such development
including components such as buildings, landscaping, signs, storm drainage,
parking, loading, site access, vehicular and pedestrian movement, lighting, and
screening;
c) to achieve commercial, industrial, and multi-family development which
demonstrates attention to aesthetic objectives, is appropriately integrated into its
surroundings, is functional, and designed for the safe and convenient movement
of vehicles and pedestrians on the sites; and
d) to present a positive image of Spallumcheen to residents, visitors and highway
travelers.
.3 Designated Areas
All properties designated as Commercial, Industrial, and Multi-Family Residential
Development Permit Areas pursuant to this Official Community Plan.
.4 Circumstances and Information Required
a) As part of each Commercial, Industrial, and Multi-Family Residential
Development Permit application:
i. a site plan shall be provided which shall be drawn to scale and include
footprints of all existing and proposed buildings, natural features, parking,
loading, driveway and walkway areas, existing and proposed plantings
including common and botanical names, quantity, height and size, size and
location of berms, fencing, signs, garbage receptacles, a plan of the
irrigation system, location of overhead and underground utilities, property
lines, easements, rights of way, drainage storage and/or retention areas, and
direction of drainage and catchment systems.
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b) As part of each Industrial and Commercial Development Permit application:
i. elevation plans shall be provided which show each façade of the building(s)
and include information on exterior finish, architectural details, roofing
material and colours; and
ii. a report, certified by a Professional Engineer, registered in the province of
British Columbia, shall be provided which describes how storm drainage will
be managed on the site including collection, retention and disposal to a
suitable system of dry-wells or other systems which shall be designed,
inspected and certified as-built by a Registered Professional Engineer.
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21.4
Development Approval Information Area No. 3
.1 Purpose
Wildfire hazard
.2 Objectives
The objective of the Wildfire Hazard Development Approval Information Area
designation is intended to help protect property from the damage of wildfires which
may ignite in or around the Township of Spallumcheen.
.3 Designated Areas
All properties designated as a Wildfire Hazard Development Permit Area on
Schedule C are also designated as a Wildfire Hazard Development Approval
Information Area.
.4 Circumstances and Information Required
Prior to the approval of any Wildfire Hazard Development Permit required in
conjunction with a subdivision which would create two or more new lots within a
Wildfire Hazard Development Permit Area, a report shall be prepared by a Registered
Professional Forester which:
a) provides recommendations, which may form the basis of Development Permit
conditions, to minimize the risk of wildfire hazard; and
b) may recommend that a Section 219 Restrictive Covenant be registered under the
Land Title Act against the title of the subject property for all areas determined by
the Registered Professional Forester to be at risk of wildfire. The purpose of the
covenant is to notify subsequent owners of the property of actions recommended
to minimize the risk of wildfire damage. The covenant must incorporate the
recommendations of the Registered Professional Forester and save harmless the
Township of Spallumcheen in the event that damage to property may occur as a
result of a wildfire; or may conclude that the proposed development is not
subject to significant wildfire hazard.
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21.5
Development Approval Information Area No. 4
.1 Purpose
Identify impacts of a wide range of developments.
.2 Objectives
The main objective of the specification is to ensure that appropriate studies and
information are provided to the Township prior to development, in order for the
Township to evaluate the impact of the development on the community and the
environment.
.3 Designated Area
The Township of Spallumcheen is designated as Development Approval Information
Area No. 4.
.4 Circumstances and Information Required
For the purpose of section 920.01 of the Local Government Act, development
approval information may be required under any of the following circumstances:
a) The development results in any of the following:
i.
a change in Official Community Plan land use designation;
ii.
a change in zoning;
iii.
a requirement for a development permit; or
iv.
a requirement for a temporary commercial or industrial use permit.
b) The development may result in impacts on:
i.
transportation patterns and traffic flow;
ii.
infrastructure including sewer, water, roads, drainage, street lighting,
and other infrastructure;
iii.
public facilities such as schools and parks;
iv.
community services; or
v.
the natural environment of the area affected.
c) The development could result in other impacts that may be of concern to the
residents of Spallumcheen, Township Staff or Council.
The types of studies that may be required include, but are not limited to, the
following:
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i.
transportation impact studies;
ii.
infrastructure impact studies;
iii.
studies on the impacts on public facilities;
iv.
studies on the impacts on community services;
v.
environmental impact studies;
vi.
studies on the impacts to aquifers; and
vii.
studies that identify the impacts on other matters that are a concern to
the residents of Spallumcheen, Township Staff or Council.
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Official Community Plan - Bylaw No. 1794, 2011
21.6
Development Approval Information Area No. 5
.1 Purpose
Identify information requirements for development on hillsides.
.2 Objectives
The main objective is to ensure that appropriate studies and information are
provided to the Township prior to development, in order for the Township to
adequately assess the impact of development on hillsides in community.
.3 Designated Area
All properties designated as a Hillside Development Permit Area.
.4 Circumstances and Information Required
If a development does not meet the Exemptions specified in section 20.7.6 of the
OCP, a Hillside Development Permit is required for any development application
within the Hillside Development Permit Area. The following information is required
as Development Approval Information for inclusion in the Development Permit
application. A submission without all noted information is incomplete and the
application may not be reviewed by staff until all information is presented.
a) Site Survey
A topographic and feature survey of the site is required prior to site planning or
design, and should include the following minimum information:
.
Property lines, easements, rights-of-way; contours at 1.0 metre intervals,
spot elevations;
i.
Natural physical features including swales, knolls, ridgelines, bedrock
outcrops, cliffs, natural drainage paths and slope transitions or break lines;
ii. Existing manmade features including roads, curbs, sidewalks, above and
below ground utilities, trails, buildings, structures, fences and retaining walls;
iii. Slope analysis showing slope intervals of 0-12%, >12-20%, >20-30%,
>30%. This information is required to be provided for an area at least 20 m
beyond the development site;
iv. Potential hazards and hazard areas (see 4.2 Geotechnical Evaluation below);
v. Environmental attributes as identified in the Environmental Evaluation Report
(see 4.3 Environmental Evaluation below); and
vi. Archaeological and historic resources.
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Official Community Plan - Bylaw No. 1794, 2011
b) Geotechnical Evaluation
A geotechnical survey and evaluation of all or portions of the site, prior to site
planning or design, is required. The survey must include:
i.
Assessment of existing surface and subsurface conditions including soil
depths, groundwater levels, potential storm water recharge areas, (including
their recharge rates), native soil slope stability and depth to rock;
ii. Verification of the suitability of onsite soils and rock for re-use in
development construction, including optimum moisture content and the
maximum angle of repose for all onsite materials;
iii. Identification of hazards;
iv. Potential impacts of development; and
v. Recommendations for safety, site protection, development and mitigation.
c) Environmental Evaluation
A report prepared by a qualified environmental professional must be prepared.
The report must include evaluations of environmental features including:
i.
streams (as defined under the BC Water Act);
ii. fish and fish habitat;
iii. wildlife and wildlife habitat (including species which are threatened or at
risk);
iv. heritage trees;
v. wetlands and ponds; and
vi. sensitive ecosystems and plant communities.
A plan must be submitted indicating the location of the proposed development as
well as road and servicing corridors relative to the identified environmental
features. The report must also include best practices or mitigation to avoid or
reduce potential impacts to identified environmental values including migratory
birds. Lastly, the report should outline any and all regulatory permits or
approvals which will be required prior to the construction of the proposed
development.
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Official Community Plan - Bylaw No. 1794, 2011
d) Grading Plan
A grading plan is required for development on hillsides. This plan integrates site
survey topographic information, geotechnical analysis of the site, physical and
natural features ensuring there is no excessive manipulation of the site. The plan
must indicate:
i.
Existing and proposed topography and features in plan view and a minimum
of 3 key site sections;
ii. Native undeveloped areas and the limits of disturbance by the proposed
earthworks/grading;
iii. Cut and fill contour information at a maximum of 0.25 metres vertical
intervals showing maximum depths of all cut and fill proposed;
iv. Retaining wall locations complete with base wall elevation(s) and top of wall
elevation(s); and
v. Building site envelopes including accesses to individual building sites.
vi. Clearing and tree removal must be phased for lands 5 hectares in size and
over to avoid creating large expanses of bare slopes, thereby reducing the
potential for all forms of soil erosion.
e) Visual Impact Plan
A plan of the impact of the proposed development area must be provided in the
form of a photographic image from a minimum of 2 key view points. Minimal
view sites are provided in the Guidelines and additional viewpoints may be
required based on the development proposal. Proof that the development does
not encroach upon designated ridgelines must be provided in the form of a
graphic representation of the maximum building heights from key view points.
Provision of computer generated views of the development is required for the
following four phases of development (artist renditions may be acceptable for
smaller or infill development):
i.
predevelopment,
ii. post utility and road construction,
iii. at full build out, and
iv. at full growth of required landscaping.
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Official Community Plan - Bylaw No. 1794, 2011
f) Tree and Vegetation Plan
A Tree Management Plan is required. It shall illustrate existing stands of trees
and understory vegetation to be retained and those to be removed. It shall also
include specifications that describe how retention measures are to be
implemented and maintained. The plan must also include proposed replanting of
trees and other vegetation required to enhance and re-establish disturbed and
natural areas. The proposed impact on the existing local and adjacent
environment must be indicated by means of a plan demonstrating connectivity of
open spaces and impact on existing wildlife corridors for both the development
site and any roads or servicing routes to and from the site.
g) Drainage Management Plan
A Drainage Management Plan is particularly critical on hillsides. Developers of
hillsides will be required to prepare a Drainage Management Plan.
Inventory requirements for a Drainage Management Plan on a hillside site
include:
i.
Definition of the existing drainage system, including identification of the
drainage basin to which the site contributes, external areas draining to the
site, areas of active erosion, existing minor and major flow routes and
volumes, and connections to existing drainage infrastructure.
ii. Hydrogeological
investigation
including
groundwater
conditions,
recharge/discharge characteristics, and general flow.
iii. Geotechnical
assessment.
Based
on
existing
information
of
soil
characteristics, provide an opinion on the potential for ground infiltration, for
the purpose of groundwater recharge, as a drainage mechanism. Infiltration
is encouraged on a site-by-site basis where appropriate soil and topographic
conditions exist, but cannot be used in the calculation of major storm event
detention volumes or drainage conduit sizes.
iv. Review of hydrometeorological data. Water quality characteristics of
proposed flows. Suggest appropriate methods to deal with any quality
concerns.
v. Identification of catchment areas, flow routes, drainage capacities, flood
plain issues, quality and hydraulic constraints, erosion potential, and any
specific environmental issues.
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Official Community Plan - Bylaw No. 1794, 2011
The Drainage Management Plan should make specific recommendations
regarding:
i.
Stormwater routing using piped systems and/or open systems. Note that
piped collection reduces groundwater infiltration and riparian base flows, and
eliminates natural filtering processes that occur in ditches, swales or through
natural percolation to the ground.
ii. Stormwater controls for infiltration or groundwater recharge, if appropriate,
via ditch/swale seepage systems, infiltration galleries, or basins,
iii. Detention or retention vs. direct discharge and water quantity/quality
considerations.
iv. Impacts of irrigation on short and long term stability of any slopes.
v. Protection of drainage swales and major event flow routes (e.g. covenant,
rights of way).
vi. Proposed roof and footing drains for individual lots, on-site treatment or
connections to storm sewers, appropriate means of controlling short or long-
term erosion if on-site.
vii. Hydrogeological
considerations
including
maintenance
of
existing
groundwater regimes.
viii. Energy dissipation into existing ravines at source and down slope where re-
concentration or erosion may occur.
ix. Individual lot drainage and siltation control during and after construction,
and impacts of overland drainage from one lot to another.
x. Provision of settlement areas that are readily accessible for maintenance.
h) Erosion Control Plan:
An erosion control plan is required for subdivision and development permit
approvals on slopes, as follows:
i.
The erosion control plan must be prepared by a qualified registered
professional engineer. The plan should identify the potential for erosion and
sedimentation, and describe the measures to be taken to minimize that
potential before, during, and after site development.
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Official Community Plan - Bylaw No. 1794, 2011
i) Infrastructure Summary and Service Life
An infrastructure summary for the overall development area and each
development stage is required:
i.
The infrastructure summary must be prepared by the qualified registered
professional engineer. The summary must identify all infrastructure required
to support the development and any sharing of that infrastructure with
existing or future development by others. Table 21.1 indicates the minimum
requirements.
ii. The summary must also indicate any changes in materials or workmanship
that would influence the estimated service life of any part of the
infrastructure.
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Official Community Plan - Bylaw No. 1794, 2011
Table 21.1 INFRASTRUCTURE SUMMARY AND SERVICE LIFE
Infrastructure Installed
number
average capital
unit cost
estimated
service life,
(years)
replacement cost
per annum
average yearly
maintenance
costs
total yearly
costs
removal and
replacement
unit cost
Road length, (m)
Road width, (m)
Asphalt thickness, (mm)
Crush Base thickness, (mm)
Sub-base thickness, (mm)
Upright curb length, (m)
50
$0.00
$0.00
$0.00
Rollover curb length, (m)
50
$0.00
$0.00
$0.00
sidewalk area, (m2)
50
$0.00
$0.00
$0.00
streetlight poles, (#)
25
$0.00
$0.00
$0.00
streetlight bases, (#)
50
$0.00
$0.00
$0.00
streetlight lamp, (#)
4
$0.00
$0.00
$0.00
streetlight fixture, (#)
8
$0.00
$0.00
$0.00
streetlight conduit, (m)
150
$0.00
$0.00
$0.00
traffic signal poles, (#)
25
$0.00
$0.00
$0.00
traffic signal bases, (#)
50
$0.00
$0.00
$0.00
traffic signal lights, (#)
50
$0.00
$0.00
$0.00
traffic signal controller, (#)
25
$0.00
$0.00
$0.00
catch basins, (#)
50
$0.00
$0.00
$0.00
storm main, (m)
150
$0.00
$0.00
$0.00
storm manholes, (#)
100
$0.00
$0.00
$0.00
service line in road including inspection chamber
150
$0.00
$0.00
$0.00
storm retention structures
150
$0.00
$0.00
$0.00
General taxation Subtotal
NA
$0
$0
$0
sanitary main, (m)
150
$0.00
$0.00
$0.00
sanitary manholes, (#)
100
$0.00
$0.00
$0.00
service line in road including inspection chamber
150
$0.00
$0.00
$0.00
lift station pumps, (#)
10
$0.00
$0.00
$0.00
Lift station genset, and controls
50
$0.00
$0.00
$0.00
Lift station wet well
100
$0.00
$0.00
$0.00
Sanitary Subtotal
$0
$0
$0
water main, including fittings, (m)
150
$0.00
$0.00
$0.00
service piping in road including curb & corp. stops, (m)
50
$0.00
$0.00
$0.00
fire hydrants, (#)
100
$0.00
$0.00
$0.00
pump station building
150
$0.00
$0.00
$0.00
pump station pumps & motors, (#)
20
$0.00
$0.00
$0.00
pump station piping and controls
40
$0.00
$0.00
$0.00
reservoirs, (#)
100
$0.00
$0.00
$0.00
pressure reducing station vaults, (#)
150
$0.00
$0.00
$0.00
station piping, controls and PRV
50
$0.00
$0.00
$0.00
Water Subtotal
$0
$0
$0
Serviced properties
number
lot sale value
house
assessed
value
mil rate
estimated tax
revenue per
year
large lots
$0
medium lots
$0
small lots
$0
multifamily units
$0
higher density units
$0
Subtotal of directly benefiting lots
0
$0
commercial units
$0
Additional Lots utilizing road infrastructure
Additional Lots utilizing sanitary infrastructure
Additional Lots utilizing water infrastructure
Total
0
$0
By City
By Project Engineer
By Developer
#DIV/0!
Percent of revenue required
for infrastructure
maintenance and
#DIV/0!
25
$0.00
$0.00
$0.00
#DIV/0!
By City
By Township
By Twp.
Page 138
Official Community Plan - Bylaw No. 1794, 2011
22.0
TEMPORARY USE PERMITS
22.1
OBJECTIVE
The Local Government Act (LGA) Part 14 Division 8 enables the Township to designate
areas of the Township in the OCP for Temporary Use Permits (TUP's) where temporary
uses may be allowed. The LGA also allows the Township to specify general conditions
regarding the issue of temporary use permits in those areas.
A TUP enables a specific temporary use of land that is not currently permitted in the
Zoning Bylaw. This permit can be issued for a maximum period of up to 3 years, with the
opportunity to apply for one renewal (of up to 3 years), subject to Council approval.
When a permit, or renewal, period has concluded, the use must cease unless the use has
been appropriately designated in the Official Community Plan and permitted by the
Zoning Bylaw through the adoption of a bylaw.
Conditions regarding a temporary use permit are to be established during the
consideration of the permit and must clearly be stated in the issued permit. Examples of
conditions are outlined under subsection 22.2.4.
The entire Township is designated for Temporary Use Permits. An application for a
Temporary Use Permit shall be reviewed in respect to the policies outlined in Section
22.2.
22.2
POLICIES
.1
The proposed temporary use must not negatively affect surrounding properties in
terms of noise, lighting, parking, traffic, nuisance, or other impacts.
.2
An application for a Temporary Use Permit may be considered in relation to:
a) agricultural uses;
b) commercial uses; or
c) industrial uses.
.3
An application for a Temporary Use Permit may be considered subject to the:
a) ability to demonstrate that the proposed use is temporary in nature;
b) integration of the proposed temporary use with surrounding land uses;
c) potential conflict with adjacent land uses;
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Official Community Plan - Bylaw No. 1794, 2011
d) potential impacts on ground water aquifers and other environmentally sensitive
areas;
e) potential impacts to areas of hazardous or geotechnical concern;
f)
provision of servicing that meets public health and safety requirements;
g) proposed duration of the proposed temporary use;
h) relevant policies within other sections of the Township of Spallumcheen Official
Community Plan Bylaw No. 1794, 2011, as amended from time to time; and
i)
public feedback on the proposed temporary use.
.4
A Temporary Use Permit is subject to conditions imposed by the Township such as,
but not limited to the:
a) buildings and structures that may be used in association with the temporary
use;
b) demolition or removal of building(s) or other structure(s);
c) period of applicability of the temporary use permit;
d) area, duration, or timing of the temporary use;
e) required site restoration upon end of the temporary use;
f)
requirement to provide a letter of undertaking and a security deposit to ensure
conditions are met; or
g) other conditions, as deemed appropriate based on use specific and site specific
considerations.
.5
As per Section 495 (3) of the Local Government Act, the Township is permitted to
demolish, remove, or restore the subject land at the expense of the owner if all
conditions of the Temporary Use Permit have not been met.
.6
There must be strong rationale for a temporary use permit as opposed to application
for a zoning amendment.
.7
Temporary use permits are subject to Development Permit requirements.
23.0
OCP IMPLEMENTATION
Implementation is the key to moving policies in the Official Community Plan forward. The table
below summarizes the implementation items that relate to policies in each section of the OCP.
Implementation Items
Policy
Reference
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Official Community Plan - Bylaw No. 1794, 2011
General Policies
1 Consider establishing a Development Cost Charge Bylaw
5.1.1 (i)
2 Review the Township's Community Emergency Program and access
planning and implementation tools and information available from the
provincial government and other sources.
5.1.1 (c)
Agricultural Land
1 Amend the Subdivision Servicing Bylaw to require new lots to connect to a
community water system, if available, in accordance with 6.2.1
6.2.1 (a)
Rural Land
1 Amend the Zoning Bylaw to allow clustering of lots in a new subdivision.
7.1.3
Residential Land
1 Amend the Zoning Bylaw to allow secondary single family dwellings on
parcels that are 2 ha or greater in size and located outside the ALR.
9.2.1
2 Amend the Zoning Bylaw to reflect the minimum parcel size change from 8
ha to 2 ha for secondary single family dwellings within the ALR.
9.2.2
Industrial Land
1 Explore the potential to adopt a Soil Removal and Deposit Bylaw.
10.4.7
2 Exclusion of land from ALR east of Highway 97A in the proposed
Spallumcheen Industrial Park - Phase 2
10.5.3
Community Uses, Parks and Trails
1 Explore establishment of an interpretive trail, and options to obtain park
status, at Mount Rose Swanson.
13.2.6
2 Support trail development
13.3.1
3 Update the Trails Master Plan to include a map of trails corridors
13.3.5
Implementation Items
Policy
Reference
Aquifer Protection
1
Expand the Aquifer Protection DPA
14.1.1
2
Protect the water quality of aquifers
14.1.2
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Official Community Plan - Bylaw No. 1794, 2011
3
Protect the quantity of water in the aquifers
14.1.3
4
Support actions of the Agricultural Area Plan
14.1.4
Environmental Features
1
Explore possible incentives for building retrofits
15.1.5
2
Establish an energy conservation, water conservation and greenhouse gas
Development Permit Area
15.1.8
3
Encourage energy efficient land use planning and site design
This could consist of a review of the Township's regulatory framework (eg.
the Subdivision Servicing Bylaw, Zoning Bylaw, and Development Permit
Areas) to achieve more efficient development, and also considerations for
topography, microclimate, increased densities, servicing, innovative building
technologies and/or facilitating alternative transportation modes.
15.1.9
4
Develop a Community Energy Plan
15.1.12
5
Explore funding and prepare options for conducting an inventory of natural
features and habitats, including criteria for considering proposed
development
15.2.5
Heritage Conservation
1
Amend the Development Procedure Bylaw to allow the application and
consideration of Heritage Designation
16.0
Transportation Corridors
1
Develop and consider criteria for a cash-in-lieu process to upgrade gravel
roads to paved roads and undertake amendments to applicable Township
bylaws.
17.1.3
Utility Services
1
Watershed Protection
Township will continue discussions with appropriate Provincial ministries
and actively pursue protection of the watershed area east of the municipal
boundary by way of a boundary extension to encompass said lands within
the Township.
18.1.10
Township will seek the cooperation of appropriate ministries to ensure
water quality standards are maintained in community watersheds
18.1.11
Implementation Items
Policy
Reference
Utility Services (continued . . .)
2
Amend the Subdivision Servicing Bylaw with respect to connections to
community water
18.1.13
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Official Community Plan - Bylaw No. 1794, 2011
3
Update the Liquid Waste Management Plan
18.2.1
4
Establish a community sewer system
18.2.5;
18.2.6
5
Determine the feasibility of regional composting
18.3.2
Development Approval Information Areas & Circumstances
1
Amend the Development Procedure Bylaw to identify the submission
information required under the Development Permit Guidelines and
establish development approval information procedures and policies for
requiring development approval information .
20.0
City of Armstrong
1
Seek the on-going cooperation of the City of Armstrong in mutually
beneficial endeavours such as the Armstrong-Spallumcheen Parks and
Recreation Commission, Fire Department and Cemetery.
It is recognized that the City of Armstrong is an important hub of the
Spallumcheen Valley for commercial enterprises and public facilities and the
Township will assist with joint planning initiatives with the City to
perpetuate these important functions.
2
Seek the cooperation of the appropriate ministries in ensuring that logging
planning and practices, particularly in the eastern portion of the
Spallumcheen valley, consider the slope failure and flooding potential.
3
Explore inter-municipal cooperation with the City of Armstrong to provide
water and sewer service to rural residents.
The implementation items listed above are a summary for ease of reference. The detailed
policies are provided in each respective section of the OCP.
Official Community Plan - Bylaw No. 1794, 2011
SCHEDULE B
LAND USE MAP
Official Community Plan - Bylaw No. 1794, 2011
SCHEDULE C
DEVELOPMENT PERMIT AREAS
Official Community Plan - Bylaw No. 1794, 2011
SCHEDULE D
HILLSIDE DEVELOPMENT PERMIT AREA
Official Community Plan - Bylaw No. 1794, 2011
SCHEDULE E
ROAD CLASSIFICATION MAP