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A Bylaw to amend the Village ofTahsis Official Community Plan
Bylaw No. 675, 2025
WHEREAS Council has the authority under the provisions of the Local Government
Act to adopt an Official Community Plan Bylaw;
AND WHEREAS the Village ofTahsis has considered the Provincial Guidelines;
NOW THEREFORE, the Council of the Village of Tahsis, in open meeting
assembled, enacts the following:
Short Title
1. This bylaw may be cited for all purposes as the "Village of Tahsis Official
Community Plan Bylaw No. 675, 2025".
Application
2. This Bylaw applies only to those areas of the Village to which a bylaw adopted
pursuant to Part 14 of the Local Government Act.
Interpretation
3. For the Duroose of this bylaw:
Bylaw Enforcement Officer means persons employed or appointed under s. 36
of the Police Act (RSBC 1996, Ch. 367) from time to time by the Council.
Council means the Council of the Village ofTahsis
Village means the Village of Tahsis.
Sea means the Tahsis Inlet.
Severability
4. 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 remaining portions of the Bylaw.
Amendments
5. The following amendments are to be made to Bylaw No. 623, 2020 known as
the Official Community Plan:
Amend Section 1.6.8 from:
Future housing needs are difficult to determine in the absence of population
data that identifies both full-time and part-time residents, and household
income data suppressed by Statistics Canada due to the population size of
Tahsis.
A declining permanent population does not entirely reflect future housing
needs. With a growing but undocumented part-time population, that includes
retirees, and seasonal workers, housing needs for Tahsis cover a broader
spectrum.
An estimate of housing affordability for both ownership and rental tenure for
full-time residents is provided in Table 1-7. To determine homeownership,
conventional mortgage qualifications (3.0% interest, 25-year amortization,
minimum 5% down payment) were used to estimate maximum affordable home
purchase. For rental tenure, 30% of monthly gross income was used to
estimate the maximum affordable monthly rent.
Table 1-7: Housing Affordability
All
Households
$39, 592
$900
$122,500
Note: Average household income data is from Census 2016 and inflated to
2019 dollars.
To
Future housing needs are difficult to determine in the absence of population
data that identifies both full-time and part-time residents, and household
income data suppressed by Statistics Canada due to the population size of
Tahsis.
A declining permanent population does not entirely reflect future housing
needs. With a growing but undocumented part-time population, that includes
retirees, and seasonal workers, housing needs for Tahsis cover a broader
spectrum.
An estimate of housing affordability for both ownership and rental tenure for
full-time residents is provided in Table 1-7. To determine homeownership,
conventional mortgage qualifications (3. 0% interest, 25-year amortization,
minimum 5% down payment) were used to estimate maximum affordable home
purchase. For rental tenure, 30% of monthly gross income was used to
estimate the maximum affordable monthly rent.
Table 1-7: Housing Affordability
Median Income
$33, 921 to
$50, 880
$635 to $955
Approximately
$130, 000
Note: Average household income data is from UBC Housing Assessment
Resource Tools.
By 2041, Tahsis will need 89 new housing units within the next 20 years, with
37 required within the next five years to meet the demand as identified in the
Housing Needs Report. Despite this need for new housing, the community is
faced with the reality that existing housing is in need of significant repairs, which
are difficult to undertake due to a lack of skilled labor in the community. The
Village has a hotel currently under construction, but it is not operational. Those
visiting must rely on a handful of short-term rentals. Additionally, as with many
remote island communities, the ageing population does not have enough
housing options in place to allow for them to remain in the community. Housing
that is easily accessible and affordable, or supportive housing for greater
assistance are needed in Tahsis.
Addressing these housing gaps will be critical to ensuring that Tahsis can
provide suitable and sustainable housing options for its residents in the years
to come.
UNITS TO BE
FACILITATED BY 2<M|l
0 units for extreme core
housing need
3 units for people
experiencing homelessness
37 units for suppressed
household formation.
24 units for anticipated
household growth
0 units for rental vacancy
rate adjustment
25 units for demand buffer
89 units total
0 units for extreme core
housing need
1 unit for people
experiencing homelessness
9 units for suppressed
household formation
21 units for anticipated
household growth
0 units for rental vacancy
rate adjustment
6 units for demand buffer
37 units total
The Village has over 25 hectares of residentially zone land which can facilitate
redevelopment to meet the project housing needs. Further, there is an
additional 30 hectares of land that is outside of the flood and anthropogenic
hazard areas that could facilitate additional residential development.
Amend Section 3.2.2 from:
Policies
a. Ensure that the Village's short-term rental accommodation policy continues
to be supported by residents and businesses.
b. Encourage property owners to offer affordable well-maintained rental
housing.
To
Policies
a. Ensure that the Village's short-term rental accommodation policy continues
to be supported by residents and businesses.
b. Encourage property owners to offer affordable well-maintained rental
housing.
c. Develop a system (dedicated rental options, ride sharing, etc. ) to encourage
contractors to relocate to the community, or increase their visits to the Village.
d. Provide an increase of rental units to restore the healthy rate for vacancies
(3% to 5%).
e. Support the renovation of existing home to include secondary suites.
Add the following as Sections 3.2.4, 3.2.5, 3.2.6, and 3.2.7:
3. 2.4 Low Barrier Housing
Policies
a. Acknowledgement that the need for in-person health care services is more
important than ever after the Covid pandemic.
b. Focus on encouraging community participation through programs that
address the needs of the population of Tahsis, creating a greater sense of
community.
c. Ease the permitting of home occupations to provide financial opportunities
to help create the necessary funds for homeowners' repairs.
d. Establish a fund to facilitate community events that encourage participation
from citizens of all ages and that align with the vision of the OCP.
3.2.5 Housing For Seniors
Policies
a. Establish partnerships with contractors and builders in the Village, or that
frequent the village, to jointly fund and facilitate the construction of a Village
owned and operated care and/or living facility.
b. Pre- zone the following properties to Residential to facilitate housing
development outside of the Flood Hazard DPA and the Anthropogenic Hazard
DPA: a. DISTRICT LOT 595, NOOTKA DISTRICT, EXCEPT THOSE PARTS
IN PLANS 1734R, 23844, 24047, 24168, 24450, 25028, 25406, 26480, 26664,
27736, 28043, 30676, 30721, 31999, 35184, 35185, 38135, VIP52009,
VIP56914, EPP104193, EPP114890 AND EPP131408
c. Establish a Public/Private Transportation Partnership through a Ride-
Sharing Program. Host a public information session and have Uber/Lyft
participate via teleconference. Show residents how they could benefit from
driving for a ride share company. Establish if there is a way for the Village to
subsidize costs of trips, particularly within Tahsis.
3.2.6 Housing for Families
Policies
a. Pursue funding opportunities and grants to assist homeowners with making
necessary upgrades to the current housing stock.
b. Encourage the repurpose of existing buildings to accommodate necessary
services and amenities
c. Establish guides for applicants looking to apply for a permit (building permit,
development permit, etc.).
3.2.7 Addressing Homelessness
Policies
a. Establish a yearly reporting system to determine the need for units to
address homelessness in the Village.
b. Direct the creation of a liaison with local not-for-profit organizations and
assist unhoused people with locating vacant units and resources to subsidize
their rent.
Adoption
READ A FIRST TIME this
READ A SECOND TIME this
ADVERTISED on this
PUBLIC HEARING HELD this
READ A THIRD TIME this
ADOPTED this
16th day of September, 2025.
16th day of September, 2025.
14th day of
October, 2025.
21st day of October, 2025.
4th day of November, 2025.
18th day of November, 2025.
^
MAYOR
CORPORATE OFFICER
I hereby certify that the foregoing is a true and correct copy of the original Bylaw
No. 675, 2025 duly passed by the Council of the Village of Tahsis on this
day of /Vn^^^/-. 2025.
CORPORATE OFFICER
Village of Tahsis
Official Community Plan
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Contents
1.0
Introduction and Context .................................................................................................................. 1
1.1 Role of Municipalities ........................................................................................................................ 1
1.2 Purpose of OCP .................................................................................................................................. 1
1.3 Relationship to other bylaws ............................................................................................................. 1
1.4 Scope of an OCP ................................................................................................................................ 2
1.5 Relationship with levels of government and agencies ...................................................................... 2
1.5.1 Mowachaht/Muchalaht First Nation ......................................................................................... 3
1.5.2 School District ............................................................................................................................ 3
1.5.3 Strathcona Regional District ...................................................................................................... 3
1.5.4 Province and Federal Government ........................................................................................... 3
1.5.5 Health Authority ........................................................................................................................ 4
1.6 Tahsis Context ................................................................................................................................... 4
1.6.1 Population and Dwelling Occupancy ......................................................................................... 4
1.6.2 Age of Residents ........................................................................................................................ 4
1.6.3 Household Size .......................................................................................................................... 5
1.6.4 Housing Tenure ......................................................................................................................... 6
1.6.5 Housing Types ........................................................................................................................... 6
1.6.6 Age of Housing Stock ................................................................................................................. 6
1.6.7 Housing Value ............................................................................................................................ 7
1.6.8 Housing Needs Assessment ....................................................................................................... 7
1.7 Engagement ....................................................................................................................................... 8
2.0
Community Vision ........................................................................................................................... 10
2.1 Plan Themes .................................................................................................................................... 10
2.2 Vision Statement ............................................................................................................................. 10
3.0
Policy Directions .............................................................................................................................. 11
3.1 Environment and Natural Areas ...................................................................................................... 11
3.1.1 Watershed Management and Forest Sustainability ................................................................ 11
3.1.2 Marine Ecosystems .................................................................................................................. 12
3.1.3 Environmental Stewardship and Education ............................................................................ 12
3.2 Housing ............................................................................................................................................ 12
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3.2.1 Housing Affordability ............................................................................................................... 13
3.2.2 Rental Housing ........................................................................................................................ 13
3.2.3 Special Needs Housing ............................................................................................................ 14
3.3 Economy and Employment.............................................................................................................. 15
3.3.1 Tourism Industry ..................................................................................................................... 16
3.3.2 Aquaculture ............................................................................................................................. 16
3.3.3 On-line Service Industry .......................................................................................................... 17
3.3.4 Film Industry ............................................................................................................................ 17
3.3.5 Community Forest ................................................................................................................... 17
3.4 Infrastructure and Transportation .................................................................................................. 17
3.4.1 Asset Management ................................................................................................................. 18
3.4.2 Water Supply Management .................................................................................................... 19
3.4.3 Stormwater Management ....................................................................................................... 19
3.4.4 Solid Waste Management ....................................................................................................... 19
3.4.5 Sanitary Sewer Services Management .................................................................................... 20
3.4.6 Road Transportation................................................................................................................ 20
3.4.7 Marine Transportation ............................................................................................................ 20
3.4.8 Communications Infrastructure .............................................................................................. 21
3.5 Climate Action and Energy .............................................................................................................. 21
3.5.1 Building performance .............................................................................................................. 22
3.5.2 Renewable Energy ................................................................................................................... 22
3.5.3 Transportation ......................................................................................................................... 22
3.6 Parks and Recreation ....................................................................................................................... 23
3.6.1 Parks, Trails, Walkways ........................................................................................................... 23
3.6.2 Recreation Centre ................................................................................................................... 24
3.7 Learning, Culture, and Community Well-Being ............................................................................... 24
3.7.1 Sense of Community and Place ............................................................................................... 25
3.7.2 Accessibility ............................................................................................................................. 26
3.7.3 Food Systems and Food Security ............................................................................................. 26
3.7.4 Health Care Services ................................................................................................................ 27
3.7.5 Education ................................................................................................................................. 27
3.7.6 Mowachaht/Muchalaht First Nation ....................................................................................... 27
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3.8 Hazard and Emergency Management ............................................................................................. 28
3.8.1 Hazards .................................................................................................................................... 28
3.8.2 Emergency Services and Preparedness ................................................................................... 29
4.0
Land Use .......................................................................................................................................... 29
4.1 Land Use Designations..................................................................................................................... 30
5.0
Implementation .............................................................................................................................. 33
5.1 Implementation Tools ..................................................................................................................... 33
5.2 Development Permit Areas and Guidelines .................................................................................... 34
5.2.1 Natural Environment Development Permit Area .................................................................... 34
5.2.2 Flood Hazard Development Permit Area ................................................................................ 36
5.2.3 Steep Slope Hazard Development Permit Area ...................................................................... 36
5.2.4 Anthropogenic Hazard Development Permit Areas ................................................................ 37
5.2.5 Commercial Development Permit Area .................................................................................. 38
5.2.6 Industrial Development Permit Area ...................................................................................... 39
5.2.7 Development Permit Exemptions ........................................................................................... 41
5.3 Temporary Use Permits ................................................................................................................... 41
5.3.1 Procedures............................................................................................................................... 41
5.3.2 Conditions................................................................................................................................ 41
5.4 Development Approval Information Requirements ........................................................................ 42
6.0
Monitoring ...................................................................................................................................... 42
List of Schedules .......................................................................................................................................... 43
A: Land Use .......................................................................................................................................... 43
B:
Public Facilities and Parks ................................................................................................................ 43
C: Development Permit Areas ............................................................................................................. 43
C-1:
Natural Environment Development Permit Area .................................................................... 43
C-2:
Flood Hazard Development Permit Area ................................................................................ 43
C-3:
Steep Slope Hazard Development Permit Area ...................................................................... 43
C-4:
Anthropogenic Hazard Development Permit Area ................................................................. 43
C-5:
Combined Development Permit Areas .................................................................................... 43
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1.0 Introduction and Context
1.1
Role of Municipalities
Municipalities such as the Village of Tahsis, have specifically defined responsibilities that have been
delegated by the province of British Columbia (B.C.) and which are established under the Community
Charter. These responsibilities include:
-
Municipal services - including water supply and management, solid waste pickup and transfer,
maintenance of municipal roads and fire protection,
-
Public Places - including recreation centres, and parks,
-
Protection of natural environment - including watercourses and areas subject to environmental
risks such as flooding and steep slopes,
-
Community well-being and safety, and
-
Land use regulation.
Given the specifically defined authority and powers granted to municipalities, they must work
collaboratively with other levels of government, including federal and provincial governments, regional
districts, school districts and First Nations to achieve desired outcomes that are beyond their direct
responsibility, but yet impact the health, welfare and safety of its residents.
1.2
Purpose of OCP
Municipal land use regulation is implemented through two primary mechanisms, Official Community
Plans (OCPs) and Zoning Bylaws. An OCP is a long-term vision for a community with respect to uses of
land, community facilities, and infrastructure. OCPs provide a decision-making framework for a local
government to achieve certain objectives including:
-
Prioritizing projects and services and the spending of finite public money
-
Locating compatible and supportive uses in proximity to each other
-
Avoiding, minimizing and/or mitigating any potential negative impacts associated with
development,
-
Guiding uses where they can be supported by infrastructure and minimizing impact on the
natural environment, including watercourses, steep slopes and flood prone areas.
1.3
Relationship to other bylaws
Per the Local Government Act (LGA), the provincial act which provides authority for municipalities to
plan and manage land use, once an OCP all bylaws enacted or works undertaken by a local government
must be consistent with the OCP. OCPs do not commit or authorize a local government to proceed with
any project specified in the plan, but they influence all other municipal plans (including strategic and
VILLAGE OF TAHSIS | OFFICIAL COMMUNITY PLAN
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financial plans), bylaws, and ultimately capital projects within a municipality. As a result, OCPs help
municipalities prioritize significant aspects of their operations and responsibilities.
1.4
Scope of an OCP
The LGA, specifies what the OCP must and may include with respect to policies and map designations
that pertain to land use, housing, public facilities, infrastructure and the environment (Figure. 1). Tahsis'
OCP includes these LGA requirements, but also includes additional topics important to the community,
including community well-being, food security, and emergency management.
Fig. 1-1: OCP Chapters and Local Government Act Requirements.
Local Government Act OCP Requirements
(Summarized)
Introduction and Context
Environment and Natural
Areas
Housing
Economy and Employment
Infrastructure and
Transportation
Climate Action and Energy
Parks and Recreation
Learning, Culture,
Community Well-Being
Hazard and Emergency
Management
Land Use
REQUIRED
Residential development
Affordable housing, rental housing, special
needs housing
Commercial, industrial, institutional,
agricultural, recreational and public utility
land uses
Public facilities including schools, parks and
waste treatment and disposal sites
Use of land with hazardous conditions or
environmentally sensitive to development
Major road, sewer, and water
infrastructure systems
Greenhouse gas emissions (GHG)
Housing needs assessment
OPTIONAL
Social well-being, social needs, and social
development
Natural environment
1.5
Relationship with levels of government and agencies
Given the need for municipalities to collaboratively work with other government entities, it is important
these groups and their relationship to Tahsis are recognized.
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1.5.1 Mowachaht/Muchalaht First Nation
The Village of Tahsis is located on the traditional territory of the Mowachaht/Muchalaht First Nation.
The Nation's traditional territory extends inland to Gold River and south to Nootka Sound. Tahsis' name
stems from the Mowachaht word, Tashees, meaning "gateway or passage".
The Nation's centre is Yuquot, (Friendly Cove), located at the mouth of Tahsis Inlet on Nootka Sound, on
the south end of Nootka Island where the Yuquot Historic Village, designated a National Historic Site,
has been opened for visitors to experience Mowachaht/Muchalaht history and culture.
The Nation is working to pass on their history, culture, stories and experiences to others and are making
major investments to upgrade and develop Yuquot historic infrastructure, including dock and moorage
facilities, camping and cabin accommodations, a gift shop and maintaining access to the Nootka Trail.
Given common interests, partnerships between the Nation and the Village in the areas of economic
development, environmental management, and culture have the potential to provide synergistic
benefits.
1.5.2 School District
The LGA requires municipalities and local school districts to consult at least once each calendar year to
discuss anticipated needs for school facilities and support services in the school district and during the
preparation of an OCP when an OCP is amended. This communication provides the opportunity to
ensure the anticipated needs of a municipality and school district are coordinated. Vancouver Island
West School District 84 is responsible for providing elementary, middle and high school education for
the west coast of Vancouver Island. The School District operates the Captain Meares Elementary
Secondary School in Tahsis which provides kindergarten through grade 12 education.
1.5.3 Strathcona Regional District
The Strathcona Regional District (SRD) provides emergency management services supporting the Tahsis
Emergency Management program, bylaw enforcement and GIS services. The Comox Strathcona Waste
Management service provides landfill and recycling services for Tahsis and the surrounding watershed.
The SRD is not required to prepare a regional growth strategy, and therefore, the OCP does not contain
a regional context statement.
1.5.4 Province and Federal Government
The province, as noted, grants authorities to local governments and provides grants to help
municipalities achieve some of its mandated functions. The province is also responsible for the
stewardship of provincial Crown Land, forests and natural resources, highways and maintains several
provincial parks within the vicinity of Tahsis including Weymer Creek Park.
The federal government is responsible for marine and coastal water waters, including the Tahsis Inlet.
Aquaculture licensing, including shellfish and marine fish licensing, is a responsibility of the Department
of Fisheries and Oceans (DFO).
The Village does not contain any land within the ALR and is therefore not required to consult with the
Agriculture Land Commission prior to the adoption of this OCP.
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1.5.5 Health Authority
The province has delegated the provision of public health care to health authorities. Vancouver Island
Health is the health authority responsible for health care services throughout Vancouver Island and
operates the Tahsis Health Centre. Island Health also supports programs to address health and well-
being to help prevent illness including the Strathcona Community Health Network, which is a
partnership with local governments, First Nations and community organizations.
1.6
Tahsis Context
Prior to articulating OCP policies, it is essential to understand the historical contexts, of growth and
change from demographic (i.e., population) and housing perspectives.
1.6.1 Population and Dwelling Occupancy
Though Tahsis' permanent population has been declining over the past 25 years, there is a growing part-
time population. This is evidenced by the steady rate of maintained dwelling units over the past 15
years. Despite a decrease in full-time population the total number of dwellings in Tahsis has remained
at or around 400.
Table 1-1: Population, Dwellings and Full-time Occupancy Rates, 2001-2016.
2001
2006
2011
2016
Total Full-time Population
607
367
314
260
Total Maintained Dwellings
405
406
397
400
Total Occupied Dwellings
270
195
170
150
Full-time Occupancy Rate
67%
48%
42%
37.5%
Source: Statistics Canada, Census 2001-2016.
Implications
Low full-time occupancy rates and a steady number of maintained dwellings indicates there is a
significant part-time resident population. Assuming the persons per household rate of 1.6 (Table 1-2)
and 100% occupancy of dwellings in the summer, the estimated population of both full-time and part-
time residents would be 640, a significant increase from the 250 estimated full-time residents in the
2016 Census. The needs of part-time residents can be quite different than full-time residents. A part-
time population also creates demand for a seasonal workforce needing short-term rental
accommodation.
1.6.2 Age of Residents
The average age of communities across Canada and BC is increasing and Tahsis is no exception.
Approximately 26% of Tahsis' population is over the age of 65 and just 8% are under the age of 20. The
largest proportion of residents, 50%, are between 45-64 years (Figure 1-2). This age distribution is quite
distinct when compared to Strathcona Regional District and BC which have a more even distribution of
residents between age groups.
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Figure 1-2: Percent Population by Age Group, 2016
Source: Statistics Canada, Census 2016.
Implications
Aging residents require quality, specialized health care, recreation and social activities and infrastructure
that accommodates active (non-vehicular) modes to maintain well-being.
1.6.3 Household Size
Average household sizes (number of persons per household) have been decreasing (Table 1-2). This
trend is typical for aging populations that contain households without children or spouses. Tahsis'
household size has been averaging less than two persons over the past ten years.
Table 1-2: Average Number of Persons per Household - 2006, 2016
Location
2006
2011
2016
Tahsis
1.8
1.8
1.6
Strathcona Regional District
2.3
2.3
2.2
British Columbia
2.5
2.5
2.4
Source: Statistics Canada, Census 2011-2016.
Further, the number of one-person households in Tahsis increased from 75 in 2011 to 85 in 2016, which
represents 55% of all households.
Implications
The increase in one-person households affirms the need to provide social and community services that
prevent social isolation. The design of public facilities and provision of public services will need to
8%
20%
20%
10%
26%
32%
50%
32%
29%
26%
22%
18%
T A H S I S
S T RA T H C ONA RE GI ON
BC
0-19 years
20-44 years
45-64 years
65+ years
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consider this demographic shift, including other daily services and amenities to help residents "age in
place" and to support ongoing, independent living.
1.6.4 Housing Tenure
Tenure refers to whether persons living within the dwelling own or rent it. In Tahsis, 94% of dwellings
are owner occupied (Table 1-3).
Table 1-3: Housing Tenure, 2016
Location
% Owner Occupied % Renter Occupied
Tahsis
94%
6%
Strathcona Regional District
74%
26%
Source: Statistics Canada, Census, 2016.
Another housing indicator available from the Census is "housing suitability". In Tahsis, 100% of housing
is considered suitable for persons occupying the housing, meaning the dwelling has enough bedrooms
for the size and composition of the household.
1.6.5 Housing Types
The majority (74%) of Tahsis' dwellings are single-detached dwellings with 16% classified as movable
dwellings.
Table 1-4: Tahsis Occupied Dwellings by Structural Type - 2016
Structural (Dwelling) type
2016
%
Single-detached house
115
74%
Apartment in a building that has five or more storeys
0
0%
Apartment in a building that has fewer than five storeys
5
3%
Row house
5
3%
Semi-detached house
0
0%
Apartment or flat in a duplex
0
0%
Other single-attached house
5
3%
Movable Dwelling
25
16%
Total
155
100%
1.6.6 Age of Housing Stock
The majority (90%) of Tahsis' housing was built prior to 1981. In comparison, Strathcona Regional
District (SRD) housing stock age is more evenly distributed through the decades.
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Table 1-5: Period of Construction - Percent (%) of Housing Stock
Time Period
Tahsis
SRD
Pre 1945
6%
2%
1946-1960
31%
8%
1961-1970
17%
13%
1971-1980
36%
22%
1981-1990
10%
18%
1990-2016
0%
37%
Total
100%
100%
Source: Statistics Canada, Census, 2016.
1.6.7 Housing Value
Housing value refers to the amount an owner expects to obtain if the dwelling is sold. The average value
of dwellings noted in Table 1-6 were obtained through the Census and have been inflated to 2019
dollars.
Table 2-6: Housing Value - Average Value of Dwellings, 2006 and 2016
Tahsis 2006
Tahsis 2016
SRD 2016
Average Value of Dwellings
$109,855
$94,490
$331,364
Average Value in 2019 $
$116,768
$101,500
$352,208
Source: Statistics Canada, Census 2006-2016 and Bank of Canada Consumer Price Inflation Index data.
1.6.8 Housing Needs Assessment
Future housing needs are difficult to determine in the absence of population data that identifies both
full-time and part-time residents, and household income data suppressed by Statistics Canada due to
the population size of Tahsis.
A declining permanent population does not entirely reflect future housing needs. With a growing but
undocumented part-time population, that includes retirees, and seasonal workers, housing needs for
Tahsis cover a broader spectrum.
An estimate of housing affordability for both ownership and rental tenure for full-time residents is
provided in Table 1-7. To determine homeownership, conventional mortgage qualifications (3.0%
interest, 25-year amortization, minimum 5% down payment) were used to estimate maximum
affordable home purchase. For rental tenure, 30% of monthly gross income was used to estimate
the maximum affordable monthly rent.
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Table 1-7: Housing Affordability
Average Annual
Household Income
Affordable
Monthly Shelter
Cost
Maximum Affordable
Home Purchase 2022
Median Income
$33,921 to $50,880
$635 to $955
Approximately $130,000
Note: Average household income data is from UBC Housing Assessment Resource Tools.
By 2041, Tahsis will need 89 new housing units within the next 20 years, with 37 required within the
next five years to meet the demand as identified in the Housing Needs Report. Despite this need for new
housing, the community is faced with the reality that existing housing is in need of significant repairs,
which are difficult to undertake due to a lack of skilled labor in the community. The Village has a hotel
currently under construction, but it is not operational. Those visiting must rely on a handful of short-term
rentals. Additionally, as with many remote island communities, the ageing population does not have
enough housing options in place to allow for them to remain in the community. Housing that is easily
accessible and affordable, or supportive housing for greater assistance are needed in Tahsis.
Addressing these housing gaps will be critical to ensuring that Tahsis can provide suitable and sustainable
housing options for its residents in the years to come.
The Village has over 25 hectares of residentially zone land which can facilitate redevelopment to meet the
project housing needs. Further, there is an additional 30 hectares of land that is outside of the flood and
anthropogenic hazard areas that could facilitate additional residential development.
89
UNITS TO BE
FACILITATED BY 2041
37
FIVE YEAR TARGET
0 units for extreme core
housing need
1 unit for people
experiencing homelessness
9 units for suppressed
household formation
21 units for anticipated
household growth
0 units for rental vacancy
rate adjustment
6 units for demand buffer
37 units total
0 units for extreme core
housing need
3 units for people
experiencing homelessness
37 units for suppressed
household formation
24 units for anticipated
household growth
0 units for rental vacancy
rate adjustment
25 units for demand buffer
89 units total
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1.7
Engagement
A community survey distributed to all Tahsis households was completed as part of the development of
this OCP. Extensive feedback was received and to the extent possible is reflected in the OCPs
Community Vision and Policy Directions. In addition, a community workshop was held, and
questionnaires sent to all Tahsis households to obtain comments on the draft OCP, including
government organizations and entities responsible for providing services to Tahsis residents, and/or
potentially affected by the OCP.
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2.0 Community Vision
2.1
Plan Themes
Several themes emerged from the community survey. These themes have formed the basis for the
Vision, outlined below, and desired outcomes and policy directions outlined in Chapter 3. The themes
include:
-
Natural Environment - environmental assets are intrinsically valuable and should be sustainably
managed for the benefit of current and future generations.
-
Economic Vibrancy - promote what Tahsis naturally has to offer and support residents in their
entrepreneurial and creative endeavors.
-
Infrastructure and Service - prioritize public dollars and spend where its needed most.
-
Sense of Community - the appearance of Tahsis is important and has a bearing on tourism.
-
Culture - strengthening the relationship with Mowachaht/Muchalaht First Nation has multiple
benefits for both the Nation and the Village.
-
Community well-being - having access to healthy, fresh food and sufficient, reliable health care
services is essential to quality of life.
In many ways these themes are intricately linked together. Recognizing the interdependence between
environmental, social, and economic systems ultimately makes a community self-sustaining to support
both current and future generations. Becoming more self-supportive and reducing dependence on
external resources, to the extent feasible, makes communities more resilient and better able to respond
to ongoing changes resulting from a range of externalities, including natural disasters and climate
change related impacts.
Chapter 3 - Policy Directions, provides desired outcomes (goals) and policies for the plan themes, in
additional to other topic areas. Though these goals and policies are noted independently, in many ways,
their implementation impacts and supports other policy directions. How each policy direction relates to
others is identified as "Relationship to other Policy Directions" throughout Chapter 3. Together, as a
whole, the policies can facilitate the overall vision of the plan.
2.2
Vision Statement
Tahsis is a healthy, thriving community that showcases its spectacular natural environment, recreation
opportunities, and indigenous culture, where residents have pride in their community, access to safe,
affordable housing, reliable health care, nutritious food, and facilities and services that support all
stages of life.
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3.0 Policy Directions
3.1
Environment and Natural Areas
Overview
Tahsis is located within a biologically rich and diverse area with an extensive marine shoreline, the
Tahsis Inlet, and three extensive watersheds, Tahsis River, Leiner River and McKelvie Creek. Cave
systems, located both within the municipality and its environs, are the most extensive known in Canada,
are biologically unique, and contain ancient natural records of climate change. Tahsis' remarkable
setting is a fundamental part of its identity and thriving natural systems are intrinsically valuable to
residents and visitors alike. Tahsis residents place an extremely high value on protecting environmental
assets. McKelvie watershed, the ridge east of the Village, and its old growth forest is an area residents
place have identified as a special place the Village should work to protect and preserve for future
generations.
DESIRED OUTCOME:
Healthy protected watersheds and inlet that support future generations and sustain natural
ecosystems.
Relationship to other Policy Directions
Sec. Policy Direction
Interrelationship
3.2
Housing
Environmental best management practices help reduce impacts on housing.
3.3
Economy and
Employment
Protected natural areas attract tourists and help maintain healthy rivers and creeks
that support local fisheries and other resource sectors.
3.4
Infrastructure and
Transportation
Preserved, managed and protected natural areas help to protect water quality and
quantity.
3.5
Climate Action and
Energy
Trees, vegetation and soil help sequester carbon dioxide (CO2), store carbon and help
moderate local temperatures and climate and minimize erosion.
3.6
Parks and Recreation
Natural areas support opportunities for passive and active recreation.
3.7
Learning Culture and
Community Well-Being
Natural areas intrinsically support individual and community well-being.
3.8
Hazard and Emergency
Management
Managing local environmental systems can help mitigate potential hazards or natural
disasters.
3.1.1 Watershed Management and Forest Sustainability
Policies
a.
Complete watershed protection plans that aid in ensuring the delivery of safe and sustainable
drinking water.
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b.
In partnership with Mowachaht/Muchalaht First Nation, pursue the development of a
community forest agreement with the province that allows innovative and sustainable forest
management practices. (SEE ALSO SECTION 3.3 - ECONOMY AND EMPLOYMENT)
c.
Continue to implement the Development Permit Areas established for the protection of the
natural environment, including watercourses, steep slopes, flood prone areas. (SEE ALSO SECTION
5.2 - DEVELOPMENT PERMIT AREAS)
3.1.2 Marine Ecosystems
Policies
a.
Develop policies and procedures for the Development Permit Area established for the
protection of development in flood prone areas. (SEE ALSO SECTION 5.2 - DEVELOPMENT PERMIT AREAS)
b.
Restore shoreline features through redevelopment of sites along the Inlet and through the
development of a shoreline trail system. (SEE ALSO SECTION 3.6 - PARKS AND RECREATION)
3.1.3 Environmental Stewardship and Education
Policies
a.
Provide through community partners, outreach and education programs, information on the
value of Tahsis' biologically rich and diverse natural environment.
b.
Establish and maintain partnerships with senior governments and community partners to ensure
ongoing protection of sensitive ecosystems, including the McKelvie Creek, Tahsis River and
Leiner River watersheds and Tahsis Inlet.
c.
Work with the Tahsis Salmon Enhancement Society and Nootka Sound Watershed Society to
restore vital fish bearing streams and rivers and enhance salmon stocks.
d.
Develop a Cave Protection Bylaw to protect and potentially restore entrances to caves within
the municipality.
3.2
Housing
Overview
Providing a range of housing for individuals with different needs allows for more inclusive and socially
sustainable communities and allows residents to "age in place". Given Tahsis' aging population, there is
a growing need to provide housing to accommodate seniors. There is also a rising need for housing to
accommodate seasonal workers given Tahsis' developing tourist economy.
DESIRED OUTCOME:
Residents have access to appropriate, secure, and affordable housing that meets their needs
throughout their lifespan.
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Relationship to other Policy Directions
Policy Direction
Interrelationship
3.1
Environment and Natural Areas
Environmental best management practices reduce environmental impacts on
new and existing housing.
3.3
Economy and Employment
Through digital communications, homes are convenient and sustainable
locations to conduct business.
3.4
Infrastructure and
Transportation
Decisions regarding infrastructure impact the ability to service existing and
future housing.
3.5
Climate Action and Energy
Energy consumed in homes can represent a significant portion of GHG
emissions in a community.
3.6
Parks and Recreation
Parks and recreation facilities provide physical and social well-being
opportunities to support living.
3.7
Learning Culture and Community
Well-Being
Housing provides the social stability that enables people to work, play, and
learn, providing community well-being.
Ground-oriented housing provides yard space for growing food.
3.8
Hazard and Emergency
Management
Locating new housing outside of hazard areas and mitigating the potential
impacts of existing housing located within hazard areas helps reduce impacts
on property and people.
3.2.1 Housing Affordability
Policies
a.
Pursue partnerships with other levels of government, agencies, private industry, and community
organizations to implement affordable housing initiatives for residents in need.
b.
Communicate and provide information to residents about provincial and federal housing-related
programs.
3.2.2 Rental Housing
Policies
a.
Ensure that the Village's short-term rental accommodation policy continues to be supported by
residents and businesses.
b.
Encourage property owners to offer affordable well-maintained rental housing.
c.
Develop a system (dedicated rental options, ride sharing, etc.) to encourage contractors to
relocate to the community, or increase their visits to the Village.
d.
Provide an increase of rental units to restore the healthy rate for vacancies (3% to 5%).
e.
Support the renovation of existing home to include secondary suites.
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3.2.3 Special Needs Housing
Policies
a.
Support provision of seniors housing, including innovative care options, such as shared
accommodation, and assisted living and residential care facilities.
b.
Support development of services to facilitate seniors aging in their own homes.
c.
Support temporary workers and reduce seasonal vacant housing rates by linking the Village
website to potential listing services for short-term accommodation services.
3.2.4 Low Barrier Housing
Policies
a.
Acknowledgement that the need for in-person health care services is more important than ever
after the Covid pandemic.
b.
Focus on encouraging community participation through programs that address the needs of the
population of Tahsis, creating a greater sense of community.
c.
Ease the permitting of home occupations to provide financial opportunities to help create the
necessary funds for homeowners' repairs.
d.
Establish a fund to facilitate community events that encourage participation from citizens of all
ages and that align with the vision of the OCP.
3.2.5 Housing For Seniors
Policies
a.
Establish partnerships with contractors and builders in the Village, or that frequent the village,
to jointly fund and facilitate the construction of a Village owned and operated care and/or living
facility.
b.
Pre- zone the following properties to Residential to facilitate housing development outside of
the Flood Hazard DPA and the Anthropogenic Hazard DPA:
a. DISTRICT LOT 595, NOOTKA DISTRICT, EXCEPT THOSE PARTS IN PLANS 1734R, 23844,
24047, 24168, 24450, 25028, 25406, 26480, 26664, 27736, 28043, 30676, 30721, 31999,
35184, 35185, 38135, VIP52009, VIP56914, EPP104193, EPP114890 AND EPP131408
c.
Establish a Public/Private Transportation Partnership through a Ride-Sharing Program. Host a
public information session and have Uber/Lyft participate via teleconference. Show residents
how they could benefit from driving for a ride share company. Establish if there is a way for the
Village to subsidize costs of trips, particularly within Tahsis.
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3.2.6 Housing for Families
Policies
a.
Pursue funding opportunities and grants to assist homeowners with making necessary upgrades
to the current housing stock.
b.
Encourage the repurpose of existing buildings to accommodate necessary services and amenities
c.
Establish guides for applicants looking to apply for a permit (building permit, development permit,
etc.).
3.2.7 Addressing Homelessness
Policies
a.
Establish a yearly reporting system to determine the need for units to address homelessness in
the Village.
b.
Direct the creation of a liaison with local not-for-profit organizations and assist unhoused people
with locating vacant units and resources to subsidize their rent
3.3
Economy and Employment
Overview
Tahsis' economic future is closely linked to its natural environment. The highest priority of residents and
greatest opportunity for future growth is seen in the area of recreation including tourism.
The condition of Head Bay Road (i.e., "The Road") between Tahsis and Gold River is seen as the most
important investment to help develop the local economy. However, pending substantive investment in
improving this forest service road, efforts to make it an opportunity rather than a barrier should
continue to be pursued.
Many rural areas of B.C. are also successfully transitioning from a resource-based economy to a digital,
on-line service-based economy that neither requires a shop-front or, residents living within close
proximity. Rural communities have made this transition with the availability of digital services.
DESIRED OUTCOME:
An economic development strategy that supports and enhances the best of what Tahsis has to
offer - a high quality natural environment, recreation opportunities, First Nations culture, and
small-town rural atmosphere.
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Relationship to other Policy Directions
Policy Direction
Interrelationship
3.1
Environment and Natural Areas
Protected natural areas attract tourists and contribute to Tahsis' distinct
identity. Natural resources contribute to jobs which must be managed carefully
to ensure these assets are enjoyed by future generations.
3.2
Housing
Home occupations provide a convenient, cost-effective, and sustainable means
to conduct business.
3.4
Infrastructure and
Transportation
Safe and convenient access to the Village supports tourism.
Communications infrastructure supports a digital, on-line economy.
Safe, reliable transportation corridors and modern communication technology
are necessary conditions for economic growth.
3.5
Climate Action and Energy
Energy conservation and renewable energy generation is a growing industry
sector in BC and supports GHG reduction targets.
3.6
Parks and Recreation
Provision of parks and recreation facilities including marinas and boat
launching facilities supports tourism.
3.7
Learning Culture and Community
Well-Being
A diversified local economy creates demand for new skills. Post-secondary
learning opportunities will increase training and skills development.
3.8
Hazard and Emergency
Management
Appropriate management minimizes potential for job earnings to be
interrupted as a result of a natural disaster or other emergency. Public safety
is a key consideration for potential home buyers and investors.
3.3.1 Tourism Industry
Policies
a.
Partner with the Mowachaht/Muchalaht First Nation to support their initiative to promote the
Yuquot Historic Village.
b.
Promote the cultural and historical significance of Tahsis for the Mowachaht/Muchalaht and the
connection with Yuquot.
c.
Strive to implement opportunities to make Head Bay Road a tourist experience by advertising
recreation and tourism opportunities along it.
d.
Promote tourism services and experiences through a variety of websites and develop a social
media presence to promote Tahsis.
e.
Consider creating a digital app that provides information on tourist services and activities.
f.
Promote Tahsis as a destination highlighting the natural amenities and outdoor recreation
opportunities in Tahsis and the surrounding area.
3.3.2 Aquaculture
Policies
a.
Promote the provincial shellfish license of occupation to potential operators.
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b.
Promote closed containment and land-based fish aquaculture.
3.3.3 On-line Service Industry
Policies
a.
Pursue through partnerships with the province, Strathcona Regional District, and potential
internet service providers, the development of digital internet services to the Village. (SEE ALSO
SECTION 3.4 - INFRASTRUCTURE AND TRANSPORTATION)
b.
Support an entrepreneurial culture for residents to develop on-line businesses and services
through training and development of web-based programs and on-lines services.
3.3.4 Film Industry
Policy
a.
Promote Tahsis and its immediate area as a filming location.
3.3.5 Community Forest
Overview
Community forests are managed by local governments, community groups, First Nations or a non-profit
organization for the benefit of an entire community with tenures granted by the province through a
community forest agreement as provided under the Forest Act. These agreements are granted only to
legal entities representing community interests and give the party exclusive rights to harvest timber on
Crown Lands for up to a 25-year period. The agreements allow for innovative and unconventional forest
management practices, that is, sustainable forestry practices, to be exercised.
Policies
a. In partnership with the Mowachaht/Muchalaht First Nation, pursue a community forest
agreement with the provincial government. (SEE ALSO SECTION 3.1.1 - WATERSHED MANAGEMENT AND
FOREST SUSTAINABILITY)
b. Use the community forest to promote sustainable logging that reduces clear-cuts and creates
value-added milling jobs.
3.4
Infrastructure and Transportation
Overview
Infrastructure includes physical assets such as water management and supply, storm water
management, sewage treatment, solid waste management, roads and marine facilities managed by the
Village, as well as electricity, natural gas, telecommunications, facilities operated by other entities.
Decisions regarding infrastructure impact both the conditions and opportunities for development.
Developing a sustainable infrastructure system, including a sustainable funding model for the ongoing
maintenance and replacement of infrastructure is critical to community resiliency including adapting to
the impacts of climate change.
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DESIRED OUTCOMES:
Infrastructure facilities deliver the right services to residents and business operators while
utilizing best asset management practices.
Tahsis' healthy, high-quality drinking water is used prudently and maintained for future
generations.
Relationship to other Policy Directions
Sec Policy Direction
Interrelationship
3.1
Environment and Natural Areas
Illegally dumped waste can negatively impact natural areas and can
contaminate surface and groundwater sources.
Composting and recycling diverts household, food and garden waste from the
Tahsis landfill.
The Wellhead Protection Plan ensures that the groundwater well is protected
from all sources of potential contamination through a multi-barrier system.
3.2
Housing
Decisions regarding infrastructure impact the ability to service existing and
future housing.
3.3
Economy and Employment
Efficient transportation systems support goods and services movement,
provides improved access to support tourism and overall investment.
3.5
Climate Action and Energy
Solid waste, in particular food waste, generates greenhouse gas (GHG)
emissions and represents a significant portion of landfill volume.
Composting food wastes can greatly reduce the need for waste collection and
reduce GHGs emissions.
Promoting walking trails will reduce fossil fuel usage.
3.6
Parks and Recreation
Active transportation routes, such as waterfront and hiking trails, can promote
walking and cycling.
3.7
Learning Culture and Community
Well-Being
Providing appropriate infrastructure, such as sidewalks, supports residents
with mobility challenges.
Active transportation options, such as walking and biking, can contribute to
improved overall health.
3.8
Hazard and Emergency
Management
Ensuring infrastructure and transportation systems are resilient to hazards and
natural disasters is essential to the safety of residents during an emergency.
3.4.1 Asset Management
Policies
a.
Develop, and update on a regular basis, an asset management plan that prioritizes investment
for the replacement and upgrading of municipal infrastructure, including roads, water, sewer
and storm water systems, and marine facilities along with a funding plan.
b.
Routinely report on the physical condition of civic infrastructure and resources required for
maintenance, upgrade and replacement.
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c.
Evaluate options to monetize underfunded Village facilities to both improve these facilities and
provide income to the Village.
3.4.2 Water Supply Management
Overview
Groundwater, accessed from a well, is the primary source of the Village's drinking water which is
pumped to two reservoirs. The Village also maintains a surface water intake on McKelvie Creek as a
backup source of drinking water. The health of both the Tahsis' River and McKelvie Creek watersheds
are important to the ongoing provision of clean, high-quality drinking water for residents given surface
water and snow melt within these watersheds recharge the underground aquifer which supplies the
Village's water.
Policies
a.
Strive to implement on an ongoing basis the Well-head Protection Plan (2018) which includes
ongoing monitoring and testing of the Village's water supply.
b.
Develop a community outreach program to increase public awareness and educate the
community about the importance of protecting the groundwater aquifer and watersheds.
c.
Develop and strive to implement a watershed protection plan for the McKelvie Creek
community watershed.
3.4.3 Stormwater Management
Overview
According to the Canadian National Assessment on Climate Change, by year 2100 the seas in coastal B.C.
will have risen one meter from current levels and the management of storm water will play a significant
role in the overall effect and impact of sea level rise.
Policies
a.
Strive to implement the recommendations of the Flood Risk Assessment Study (2019) to address
impacts of flooding and sea level rise, including adoption of a flood control bylaw.
b.
Improve Tahsis' dikes to mitigate the impact of future flood events.
c.
Pursue options for rainwater storage to address impacts of decreasing rainfall frequency. (SEE
ALSO SECTION 5.2.2 - FLOOD HAZARD DEVELOPMENT PERMIT AREA)
3.4.4 Solid Waste Management
Overview
Tahsis operates a landfill on behalf of the Comox Strathcona Waste Management (CSWM), a public
entity under the Comox Valley Regional District. CSWM manages waste and recycled material within the
Comox Valley and Strathcona Regional Districts. Tahsis is a member of the CSWM service.
The Tahsis landfill, located on Crown Land outside of the municipal boundary, is slated to close by 2025.
At that time, Tahsis will transition to a transfer station as its means of handling solid waste. The Tahsis
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Strathcona Regional District director is a member of the CSWM board, and the Village operates the
landfill under a multi-year contract with CSWM.
Tahsis also operates a recycling program on behalf of CSWM in partnership with Recycle BC, a non-profit
organization responsible for recycling of residential packaging materials and paper products for the
majority of households in BC. A "free store" is located adjacent to the facility which further redirects
items that may otherwise enter the waste stream.
Policies
a.
Strive to implement an organics waste (composting) program that reduces solid waste volume
and GHG emissions at the landfill. (SEE ALSO SECTION 3.7.3 - FOOD SYSTEMS AND SECURITY)
b.
Continue to pursue other solutions that improve waste recovery, re-use, recycling and
composting of resources that will extend the life of the Tahsis landfill and improve the Village's
environmental footprint.
3.4.5 Sanitary Sewer Services Management
Overview
Tahsis' sanitary sewer system contains two treatment plants with a capacity to accommodate a
population of 12,000.
Policies
a.
Continue to seek infrastructure grants to improve system efficiency and retain capacity for
future growth.
3.4.6 Road Transportation
Policies
a.
Continue to advocate to the provincial government for improvements to Head Bay Road
emphasizing the road's importance in providing safe access to essential goods and services that
must be obtained outside of Tahsis, and overall benefits to the region from an economic
development perspective.
b.
Monitor the Ministry of Transportation and Infrastructure's road maintenance contract
management.
c.
Continue to improve municipal roads as infrastructure funding from senior levels of government
becomes available.
3.4.7 Marine Transportation
Policies
a.
Provide improved access options into the Inlet, for a variety of marine transportation options
including small boats, kayaks, and canoes.
b.
Given the importance of access to the Inlet for tourism, consider prioritizing improvements to
marine infrastructure for the benefit of residents and visitors.
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c.
Consider options for providing improved vehicle parking to facilitate marine water access.
d.
Pursue external funding for improvements to the municipal wharf and docks.
e.
Evaluate options to implement user fees to generate revenue for the expansion and
improvement of marine infrastructure. Promote and communicate the purpose of the fee and
how it will be used for the further benefit of residents and visitors.
3.4.8 Communications Infrastructure
Communications infrastructure includes telecommunications, and digital on-line services. In rural
communities throughout BC obtaining adequate communication infrastructure and services is an
ongoing challenge, given they are typically provided by private operators who require a viable business
model. This barrier has been recognized by other levels of government and support for these services
through provincial funding to assist with the initial infrastructure costs is being made available in many
parts of BC, including the west coast of Vancouver Island.
Policies
a.
Work with service providers, and other levels of government to coordinate the delivery of fiber-
optic to Tahsis.
b.
Work with telecommunication service providers to install and implement cellular phone service.
c.
Promote economic development opportunities facilitated by fibre optic internet service.
3.5
Climate Action and Energy
Overview
Climates around the world are changing and human activities related to deforestation, waste
decomposition and fossil fuel combustion have been identified as primary causes by the
Intergovernmental Panel on Climate Change, a United Nations body which makes periodic assessments
on the current state of knowledge of climate change.
Even with efforts to mitigate climate change, the Canadian National Assessment on Climate Change
estimates that communities should prepare for sea level rise, extreme weather events, and an increased
frequency in storms. In 2010, the BC Climate Adaptation Strategy recommended municipal governments
develop climate change adaptation plans and the province implemented changes to the Local
Government Act requiring local governments to include GHG reduction targets, policies and actions in
their OCPs.
DESIRED OUTCOMES:
Tahsis is more resilient and prepared for climate change through implementation of adaptation
measures that reduce impacts on public health, public safety, property, the local economy and
the natural environment.
Consistent with the Climate Change Accountability Act, Tahsis will strive to reduce GHG
emissions by 40% from 2007 levels by 2030.
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Relationship to other Policy Directions
Sec. Policy Direction
Interrelationship
3.1
Environment and Natural
Areas
Sustainably managing natural areas helps reduce the impacts of climate change
related impacts.
Trees, vegetation and soil help sequester carbon dioxide (CO2), store carbon, and
moderate temperatures.
3.2
Housing
Retrofitting housing to become more energy efficient reduces GHG emissions.
3.3
Economy and
Employment
Energy conservation and renewable energy is a growing industry sector in the
province and supports GHG reduction targets.
3.4
Infrastructure and
Transportation
Reducing emissions from solid waste, in particular food waste, reduces GHG
emissions.
3.6
Parks and Recreation
Trees in parks and other public spaces help sequester carbon dioxide (CO2).
3.7
Learning, Culture and
Community Well-Being
Addressing and adapting to the impacts of climate change helps improve community
well-being.
3.8
Hazard and Emergency
Management
Renewable, local energy sources help reduce recovery times in an emergency.
3.5.1 Building performance
Policies
a.
Monitor and evaluate the performance of municipal facilities through energy audits to improve
low-performing buildings. Retrofit buildings to reduce operating costs and energy use, as
budgets permit.
b.
Consider climate change and energy resiliency in municipal infrastructure asset management, in
particular the maintenance, repair and replacement of assets relative to their life expectancy.
c.
Develop partnerships with energy providers to promote the replacement of inefficient heating
and cooling systems for private residences with more energy efficiency systems and/or
renewable heating systems.
3.5.2 Renewable Energy
Policy
a.
Work with the Strathcona Regional District, utility providers, and other potential partners to
explore the feasibility of renewable energy for providing electricity and the heating and cooling
of private and public buildings.
3.5.3 Transportation
Policies
a.
Consider replacing, over time, the Village's vehicle fleet with electric vehicles or other potential
zero or low emission vehicles, as the technology evolves, and it becomes more cost effective to
procure energy efficient all-terrain vehicles.
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b.
Pursue with BC Hydro, non-government organizations, and other possible partners, the
potential to supply and install electric vehicle charging stations in the Village as the technology
evolves to accommodate all-terrain vehicles.
3.6
Parks and Recreation
Overview
Parks, including trails, and recreation facilities are essential for improving the overall livability of a
community and help support a growing tourism industry in the community. Developing additional
recreation facilities, including marine facilities is considered a high priority by residents for future
growth and development.
DESIRED OUTCOME:
Everyone enjoys convenient, affordable access to community parks, open spaces, recreation
facilities, amenities and programs.
Relationship to other Policy Directions
Sec. Policy Direction
Interrelationship
3.1
Environment and Natural
Areas
Natural areas support opportunities for passive and active recreation.
3.2
Housing
Convenient access to parks and recreation facilities from a resident's home supports
livability and quality of life.
3.3
Economy and
Employment
Provision of parks and recreation facilities including marinas and boat launching
facilities supports the tourism economy.
3.4
Infrastructure and
Transportation
Trails and waterfront pathways encourage walking and cycling as alternative modes of
transportation.
3.5
Climate Action and
Energy
Trees in parks and other public spaces help sequester carbon dioxide (CO2).
3.7
Learning Culture and
Community Well-Being
Parks and recreation are essential for community well-being and improving overall
livability.
3.8
Hazard and Emergency
Management
Parks are an alternative land use in hazard areas that reduce risk to property and
residents.
3.6.1 Parks, Trails, Walkways
Policies
a.
In support of improving access and enjoyment of the Inlet, work towards a continuous
pedestrian waterfront walkway through the strategic acquisition of land or rights-of-way for
public use.
b.
Through the redevelopment of lands adjacent to the Tahsis River and Inlet, provide for a
connected trail system that ultimately links to other trails within and beyond the Village
boundaries. These trails will be obtained through rezoning and subdivision application review.
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c.
Identify new opportunities for sharing Tahsis' history for the benefit of new residents and
visitors, including display signage along the waterfront, public spaces and trails.
d.
Formalize and promote trail systems locally by expanding and building upon communication
methods through the Village website, tourist accommodation websites and other appropriate
platforms that can inform potential users.
e.
Continue to work with the Village of Zeballos, the Mowachaht/Muchalaht First Nation and the
Ehattesaht/Chinehkint First Nation in developing the multi-purpose trail between Tahsis and
Zeballos.
3.6.2 Recreation Centre
Policies
a.
Periodically assess with recreation centre users and potential users, the type of facilities most
needed and the best hours and times of day for the centre to be open.
b.
Consider initiating passive recreation, social, and learning uses for the recreation centre to
accommodate the needs of less physically active residents.
3.7
Learning, Culture, and Community Well-Being
Overview
Learning, culture and community well-being are central to quality of life. Continuous learning
opportunities give residents the opportunity to develop new job skills or hobbies. Culture includes
heritage, cultural practices and values, and the arts, which can represent culture through various media.
Community well-being includes supporting and ensuring the basic needs of residents are met and that
residents are able to contribute to their own well-being, as well as the well-being of the community.
DESIRED OUTCOMES:
Residents are healthy and have access to facilities, services and programs that promote wellness
and overall well-being.
Residents have diverse opportunities for social interaction, and access to high quality, affordable
education and training.
Residents have a deep sense of pride in their community and what it has to offer.
Relationship to other Policy Directions
Sec. Policy Direction
Interrelationship
3.1
Environment and Natural
Areas
The use of trails and natural areas contributes to spiritual and physical health.
3.2
Housing
Safe and appropriate housing is critical for living a well-balanced and healthy lifestyle.
Access to housing and associated outdoor space supports the ability to grow food.
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Sec. Policy Direction
Interrelationship
3.3
Economy and
Employment
The arts and culture sectors provide potential for job and business growth.
Post-secondary (after high school) education contributes to the development of
critical skills needed for jobs in the creative sector.
Health and recreation service providers support economic activity in the community.
3.4
Infrastructure and
Transportation
Maintaining high-quality drinking water is essential to the well-being and health of
residents.
Transportation infrastructure provides safe access to vital goods and services,
fundamental to resident health and well-being.
3.5
Climate Action and
Energy
Growing food locally reduces the need to transport food from distant locations.
3.6
Parks and Recreation
Recreation experiences create opportunities to bring people together for celebration.
3.8
Hazard and Emergency
Management
Growing food locally reduces Tahsis' vulnerability to global food system disruptions
and natural disasters which may prevent food from reaching the west coast of
Vancouver Island and Tahsis.
Improving accessibility helps residents with limited mobility to better respond to
natural disasters.
3.7.1 Sense of Community and Place
Overview
There are several volunteer organizations in Tahsis that provide learning, cultural, recreation, and
environmental enhancement services. These organizations play a key role in supporting Tahsis' social
infrastructure which are essential to community well-being. Volunteerism and volunteer organizations
help address a community's social, cultural, and well-being needs when there are limited public funding
resources available. Volunteerism also provides a foundation for a continued sense of pride in the
community and supports overall community well-being. Social well-being, in turn, supports physical and
mental health.
Policies
a.
Continue to support and develop events that are oriented to a variety of interests, cultures, age-
groups and range of abilities.
b.
Work with community partners and residents to maintain and further promote a culture of
volunteerism and community service to implement community projects.
c.
Strive to implement a program that recognizes community volunteers and groups on an annual
or semi-annual basis.
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3.7.2 Accessibility
Overview
With an aging population accessibility will become an increasing challenge, whether it be walking along
public streets, the ability to access and enter public facilities, or access and enjoy public spaces and
natural areas.
Policy
a.
Complete an analysis of the recommendations from the Age-Friendly Community Action Plan
and prioritize implementation based on available resources.
3.7.3 Food Systems and Food Security
Overview
The availability of nutritious, affordable food is critical to the health and well-being of residents and the
lack of available daily goods is a significant concern for residents. The reliance on outside sources,
including grocery stores in other locales, creates food security challenges, especially for residents no
longer able to drive.
The agricultural sector on Vancouver Island is declining due to a number of factors, including aging
farmers, limited desire by younger generations to farm, and loss of critical food system infrastructure.
Vancouver Island imports a majority of its food, creating concerns for future cost and stability of the
food supply given rising energy costs and climate change.
Given these vulnerabilities, local solutions will be paramount to establish and maintain a more food
secure environment including improved opportunities to grow and sell local produce.
Policies
a.
Provide access to skills, knowledge and resources to residents to produce and process their own
food.
b.
Identify additional opportunities for local food production on private and public lands.
c.
Pursue a seasonal produce stand to make locally grown food available to residents.
d.
Coordinate an organic waste recovery collection program that directs food waste to a
composting system that is directly available for local food growers. (SEE ALSO SECTION 3.4.4 - SOLID
WASTE MANAGEMENT)
e.
Consider options to cook and prepare locally grown food and make it available to residents not
able to grow or buy produce within the allowance of the provincial "Food Premises Regulation",
under the Public Health Act.
f.
Identify opportunities to celebrate local food culture and cuisine, and indigenous local food
traditions.
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3.7.4 Health Care Services
Overview
Access and availability of professional health care is an ongoing and growing challenge for residents with
many needing to travel to other locations to obtain the services they need. The need for adequate and
appropriate health care will only increase with an aging population.
Policies
a.
Continue to work with the Vancouver Island Health Authority to ensure physical and mental
health care services are available to residents on an ongoing basis.
b.
Investigate with the Vancouver Island Health Authority alternatives to in-person health care
services including on-line appointments with health care providers.
3.7.5 Education
Overview
Continued education and training are integral to social well-being and provide economic opportunity
options for residents. Captain Meares Elementary Secondary School provides kindergarten through
grade 12 learning and has an adult learning centre that offers high school upgrading and general interest
courses. Tahsis also has a public library with internet access and wireless capabilities.
Policies
a.
Support post-secondary education and skill development opportunities with businesses, non-
governmental organizations, the school district and other levels of government.
b.
Support development of on-line training and education options.
c.
Support School District #84's efforts to maintain Captain Meares Elementary Secondary School.
d.
Support community members who want to teach or share their skills and knowledge with
interested members of the community.
3.7.6 Mowachaht/Muchalaht First Nation
Policies
a.
Identify and initiate opportunities for Mowachaht/Muchalaht First Nation to share and teach
their history and culture with the Village's residents and visitors through cultural awareness
initiatives and learning exchanges.
b.
Identify common interests shared between the Village and Mowachaht/Muchalaht Nation and
formulate partnerships based on those interests that result in successful and mutually beneficial
outcomes.
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3.8
Hazard and Emergency Management
Overview
The objective of hazard and emergency management is to save lives, reduce human suffering and
protect property and the natural environment resulting from an emergency or disaster.
Provincial legislation requires local governments to develop and maintain an emergency plan which
identifies methods for preparing, responding and recovering from an emergency. These emergency
plans must also assess the likelihood and anticipated impacts of natural and human-made hazards that
exist within a municipality.
DESIRED OUTCOMES:
The community is prepared to effectively respond to an emergency when it occurs.
The community manages known hazards to limit adverse impacts on property and people.
Relationship to other Policy Directions
Sec. Policy Direction
Interrelationship
3.1
Environment and Natural
Areas
Sustainably managing natural areas helps reduce the risk of hazards and the impacts
of natural disasters.
3.2
Housing
Locating new housing outside of hazard areas and mitigating the potential impacts of
existing housing located within hazard areas helps reduce impacts on property and
people.
3.3
Economy and
Employment
Managing and responding to emergencies and reducing recovery times helps reduce
the impact on job earnings of residents.
3.4
Infrastructure and
Transportation
Ensuring infrastructure and transportation systems are resilient to hazards and natural
disasters is important to the safety of residents during an emergency.
3.5
Climate Action and
Energy
Renewable, local energy sources help reduce recovery times in an emergency.
3.6
Parks and Recreation
Parks are an alternative land use in hazard areas that reduce risk to property and
residents and may be used to accommodate residents immediately after a disaster.
3.7
Learning Culture and
Community Well-Being
Effectively managing and responding to an emergency and minimizing the potential
impacts of hazards provides improved community well-being.
3.8.1 Hazards
Overview
There are several potential hazards types in Tahsis, given its topography, location at the head of a
marine inlet, and history as a forest mill community. These known hazards types include steep slope
hazards, flood hazards and anthropogenic (human caused) hazards primarily resulting from hog fuel and
mineral fill areas used as structural landfill for buildings.
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Policies
a.
Seek to prevent unsafe timber harvesting on slopes located above and adjacent to the
municipality.
b.
In order to reduce risk and mitigate the potential impacts of hazards to existing housing,
continue to implement the development permit areas established for steep slope hazards, flood
hazards and anthropogenic (human caused) hazards. (SEE SECTION 5.2 - DEVELOPMENT PERMIT AREAS
AND GUIDELINES]
3.8.2 Emergency Services and Preparedness
Overview
Tahsis has a volunteer fire and rescue department with two fire trucks and a BC ambulance station.
These services provide for basic and small-scale emergency needs of residents and visitors, however, in
the event of larger, more significant events, other resources will be required.
Emergency events that pose the greatest risk to Tahsis are wildfires, earthquakes, tsunamis, landslides,
and flooding. An earthquake could disrupt access to and from Vancouver Island, a wildfire, access into
and out of Tahsis along Head Bay Road, and a tsunami or flooding event could impact both water and
road access.
Policies
a.
Complete the Evacuation Plan and strive to implement its recommendations.
b.
Pursue implementation of an emergency operations centre and an emergency communications
system.
c.
Develop a local online warning system for potential localized tsunamis.
d.
Strive to implement an automated localized tsunami warning system.
e.
Update the Community Wildfire Protection Plan (2011) identifying potential wildfire risks within
the community and possible methods to reduce risks.
f.
Facilitate volunteer training to coordinate activities in the event of a disaster.
4.0 Land Use
Land use designations outlined in this section are depicted in Schedule A: Land Use Designations Map.
Each land use designation definition outlines what may be possible on sites with that designation.
Interpretation
The land use designations on Schedule A typically follow parcel boundaries; however, OCP boundaries
should be considered approximate as it reflects potential land uses on a site.
Outline
Each of the land use designations are described below and include the following elements:
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-
Purpose: An explanation of the vision and objectives of this designation.
-
Principal Uses: The primary uses expected on parcels with the land use designation.
-
Corresponding Zones: The zones or potential zones in the Zoning Bylaw that are typically
applied to implement the land use designation. Existing zoning on parcels can be consistent with
either existing land uses or Schedule A land uses designations.
4.1
Land Use Designations
Residential
Purpose: This designation allows for a full spectrum of residential uses and dwelling types to
accommodate permanent and seasonal residents throughout the year and through a resident's life
span.
Principal Uses: Rural residential, single-detached residential, duplex, boarding homes, townhouses,
apartments, and mobile homes.
Corresponding Zones: Residential Zone One (R-1), Residential Zone Two (R-2), Residential Multiple Zone
One (RM-1), Residential Zone Three (R-3), Residential Multiple Zone Two (RM-2)
Neighbourhood Reserve
Purpose: This designation notes lands to be considered for future residential, recreation, tourist
accommodation, or other uses to support future growth. These lands would require further land use
review and servicing assessment to determine specific land uses and the associated amendments
required to Schedule A: Land Use.
Principal Uses: Forestry, Recreation
Corresponding Zones: Rural One (RU-1)
Commercial
Purpose: This designation provides for retail, service and office commercial uses which support the
community.
Principal Uses: Retail, offices, entertainment, personal and professional services, eating and drinking
establishments, tourist accommodation
Corresponding Zones: Commercial Zone One (C-1), Commercial Zone Two (C-2), Commercial Zone
Three (C-3)
Village Core
Purpose: This designation, generally located along the western waterfront, provides for commercial,
institutional and residential uses that form the primary village centre area.
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Principal Uses: Retail, offices, entertainment, personal and professional services, eating and drinking
establishments, tourist accommodation, residential, institutional.
Corresponding Zones: Commercial Zone One (C-1), Residential Zone One (R-1), Residential Zone Two (R-
2), Residential Multiple Zone One (RM-1)
Marine Commercial
Purpose: This designation, located within the Inlet waters, provides for marine recreation support
services adjacent to the Village Core.
Principal Uses: Moorage facilities, boat docks, commercial marina facilities, tourist accommodation,
aquaculture activities and associated processing.
Corresponding Zones: Industrial Zone Two (I-2), Commercial Zone One (C-1)
Mixed Use
Purpose: This designation provides for commercial, service commercial and light industrial and
accessory residential uses. Intent is to allow for a diversity of uses in these areas to support
redevelopment of community entryway sites.
Principal Uses: Retail, light manufacturing, warehousing and distribution, open space, parks,
Corresponding Zones: Industrial One (I-1), Commercial Zone One (C-1), Commercial Zone Two (C-2)
Industrial
Purpose: This designation provides for light and heavy industrial uses.
Principal Uses: Processing of natural resources, marine resources, freight handling and distribution
facilities, manufacturing, warehousing.
Corresponding Zones: Industrial One (I-1), Industrial Two (I-2)
Institutional
Purpose: This designation provides for services and operations that are institutional in nature.
Principal Uses: Schools, child-care centres, health care facilities, fire hall, civic uses and facilities, postal
service facilities, recreation centre
Corresponding Zones: All zones in the Zoning Bylaw.
Park
Purpose: This designation provides for park uses providing accessible recreation opportunities.
Principal Uses: Parks, trails, playgrounds, nature parks, natural areas, open space, campgrounds
Corresponding Zones: All zones in the Zoning Bylaw permit park uses.
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Areas of Park Interest
Purpose: This designation notes areas for potential future parks and park interest.
Principal Uses: Parks, open space, natural areas
Corresponding Zones: Public Assembly Zone 1 (PA-1)
Forestry
Purpose: This designation provides for areas to be used for forestry.
Principal Use: Forestry
Corresponding Zones: Rural One (RU-1)
Community Forest
Purpose: This designation provides for areas to be used for sustainable forestry for the benefit of the
community through a community forest agreement as provided under the Forest Act.
Principal Uses: Sustainable forestry
Corresponding Zones: Rural One (RU-1)
Open Space
Purpose: This designation notes areas that contain steep slopes, ravines and/or natural watercourses.
Principal Uses: Open space, natural areas
Corresponding Zones: Rural One (RU-1)
Agriculture
Purpose: This designation provides for agricultural uses as a primary use and supports the ability for the
community to become more food secure.
Principal Use: Agriculture
Corresponding Zones: Rural One (RU-1)
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5.0 Implementation
An OCP does not commit or authorize a municipality to proceed with any project, program or initiative
specified within it; however, after an OCP has been adopted, all bylaws enacted or works undertaken by
Council must be consistent with the OCP as outlined in the Local Government Act.
The OCP also provides policy direction that guides land use and investment toward implementing the
OCP's Vision. As decisions are made regarding development, infrastructure improvements, programs,
initiatives, and the overall delivery of the Village's core services, the OCP will serve as a directional
document to help facilitate those decisions and will help prioritize the spending of finite financial
resources. In addition, the OCP provides policy guidance as initiatives are developed in partnership with
other municipalities, the Strathcona Regional District, First Nations, the province, private industry and
community groups.
Achieving the desired outcomes (goals) and polices of the OCP can be challenging, requiring
coordination and commitment to address factors that may be outside the Village's control. Building
public awareness and understanding of the OCP's goals and policies will be integral to achieving support
for the Plan and its effective implementation.
5.1
Implementation Tools
Several implementation tools are available to municipalities to facilitate OCP implementation.
Financial Plan
Under the Community Charter, a municipality must have a financial plan that covers a five-year time
period. The OCP provides guidance and direction to a municipality in preparing their financial plan by
helping prioritize financial resources. In turn, the financial plan funds projects, programs and services
outlined in the OCP.
Zoning Bylaw
The Zoning Bylaw is one of the principal tools used to implement OCP land use plans and policies. It
regulates and provides for permitted uses, densities, and building siting on individual lots. Zoning
classifications on a lot must be consistent with an OCP land use designation. If existing zoning is
inconsistent with the OCP land use designation, the zoning may continue, but any subsequent rezoning
must be consistent with the applicable land use designation.
Subdivision
Subdivision of land is subject to the approval of the Village's Approving Officer, consistent with the
policies of the OCP, the provisions of the Village's Zoning Bylaw, other relevant municipal bylaws, and in
accordance with the Land Title Act and/or other provincial regulations.
Development Permit Areas and Guidelines
The Local Government Act (sec. 488) allows municipalities to establish development permit areas as a
method of managing development design, addressing potential hazards and/or protecting the natural
environment, among other purposes. Where areas are designated as a development permit area, the
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objectives and/or special conditions which justify the designation must be described and guidelines
identifying how conditions will be mitigated and objectives will be achieved must be provided with a
development permit application.
Several development permit areas are established within the Village's boundaries and are further
outlined in Section 5.2.
Temporary Use Permits
The Local Government Act (sec. 492) provides municipalities the authority to issue temporary use
permits by resolution of Council within a temporary use permit area. Temporary use permits permit a
use on a specified property that is not otherwise permitted in the Zoning Bylaw for a period not
exceeding three years.
A temporary use permit area is established within the Village's boundaries and is further outlined in
Section 5.3.
5.2
Development Permit Areas and Guidelines
The Local Government Act (sec. 488) allows development permit areas (DPAs) to be established for the
purpose of, among other subjects:
-
Protecting the natural environment, its ecosystems and biological diversity,
-
Protecting development from hazardous conditions,
-
Establishing objectives for the form and character of intensive residential development,
-
Establishing objectives for the form and character of commercial, industrial or multi- family
residential development.
Within Tahsis, several development permit areas are established. The location, purpose, objectives and
guidelines associated with each of these development permit areas is provided in the following
subsections. A development permit may vary or supplement the regulations of the Village's Zoning
Bylaw. However, a development permit may not vary the permitted use, density, residential rental
tenure, or a floodplain specification.
5.2.1 Natural Environment Development Permit Area
Category: Natural Environment (LGA Sec. 488(1)(a))
Area
The DPA shown on Schedule C-1 are subject to these Natural Environment Development Permit
Guidelines.
The natural environment development permit area designated on Schedule C-1 includes land within
30m of the natural boundary of a watercourse.
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Purpose
The Village of Tahsis recognizes the importance of preserving watercourse habitats and ecosystems.
These ecosystems provide many functions necessary for health and wellbeing. Any development
intended within 30 m of the natural boundary of a watercourse is to be subject to an assessment
completed by a qualified environmental professional (QEP).
Objectives
The following guidelines are intended to allow land to be used for its planned purpose(s), while also
protecting, enhancing and/or restoring natural environment areas, prevent the introduction and spread
of invasive species, and protect water quality and quantity.
Guidelines
1. Prior to issuance of a development permit, the applicant will be responsible for obtaining, at
their cost, an assessment report prepared by a qualified environmental professional (QEP) in
accordance with the Riparian Areas Regulation (RAR) under the provincial Fish Protection Act.
2. The QEPs assessment report must provide the following:
-
Certification they are qualified to conduct the assessment,
-
Certification the RAR assessment methods have been adhered to,
-
Establish the Streamside Protection and Enhancement Area (SPEA) in accordance with the
RAR,
-
Outline measures that protect the SPEA from development and any alterations of land,
-
Ensure all development will occur outside the defined SPEA and development shall be
conducted in accordance with all measures and requirements specified in the assessment
report.
3. The boundaries of the SPEA shall be located and clearly marked on site using temporary fencing
or another highly visible method to prevent encroachment during clearing and construction.
4. Consideration by the Village of a development permit application is subject to notification from
the Ministry of Environment and/or Fisheries and Oceans Canada that they have been notified
of the development proposal and provided a copy of the QEP assessment report.
5. The Village may require that development activities be conducted at times of the year where
the potential for deleterious impacts on the SPEA are minimized.
6. The Village may require that an erosion control plan prepared by a qualified professional be
submitted and form part of the development permit.
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5.2.2 Flood Hazard Development Permit Area
Category: Hazardous Conditions (LGA Sec. 488(1)(b))
Area
The DPA shown on Schedule C-2 are subject to these Flood Hazard Development Permit Guidelines.
Purpose
All watercourses creeks and lands around the Inlet are subject to moderate to high water flood hazards
based on the Flood Risk Assessment Study (2019).
Objectives
The following guidelines are intended to allow land to be used for its planned purpose(s), while also
protecting, residents and property from the potential risk of natural hazards.
Guidelines
Prior to issuance of a development permit, the application shall be responsible for completing a report
by a qualified registered professional with appropriate education, training and experience to provide
professional services related to floodplain mapping and analysis in the province.
1. The stormwater management potential for erosion or flooding, and the impact of the proposed
development on, or by, flood hazard conditions should be addressed by a site-specific
investigation and report.
2. The report should address the following:
-
The potential impacts of proposed development relative to flood hazards.
-
Required flood proofing or other measures needed to provide suitable protection of
structures intended for human occupancy.
5.2.3 Steep Slope Hazard Development Permit Area
Category: Hazardous Conditions (LGA Sec. 488(1)(b))
Area
The Development Permit Areas shown Schedule C-3 are subject to these Steep Slope Hazard
Development Permit Guidelines.
Purpose
Steep ravine slopes are subject to potential risk of hazards such as landslides and erosion. Steepness of
slope, however, does not necessarily correlate with slope stability, which depends on many factors. As a
result, precautions are needed to ensure development activity does not create hazardous conditions.
Objectives
The following guidelines are intended to allow land to be used for its planned purposes, while also
protecting residents and property from the potential risk of natural hazards.
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Guidelines
1. Prior to issuance of a development permit, the potential for both rock and soil slope instability
and the impact of the proposed development should be addressed by a site-specific
investigation and report prepared by a qualified registered professional with specific experience
in geotechnical engineering and/or engineering geology.
2. The report should address the following:
a. The potential for soil and rock slope instability, including the potential for rockfalls,
supported by documentation of the extent of anticipated instability, accurate field
determination of slope crest location or other geological features. Site plans and slope
profiles should be provided.
b. Geotechnical considerations of cut and fill slope stability with recommendations and
restrictions on excavation, blasting and filling.
c. Possible building envelopes in relation to natural or cut slope crests and possible rockfall
zones.
d. Possible evidence of slope conditions that might indicate an imminent landslide or rockfall
hazard.
e. Groundwater conditions and the potential slope instability which might be caused by
groundwater seepage due to drainage and septic field system.
f. In all areas underlain by limestone, the potential for the existence of solution cavities and
sinkholes and the implications of such features for the proposed development.
g. Erosion potential by ocean waves or drain discharges.
h. The maintenance of vegetation on soil slopes and within the setback zone above the slopes
to minimize erosion; the necessity for selective scaling, rock bolting and tree removal to
improve stability conditions, on a site-specific basis, in areas of bedrock.
5.2.4 Anthropogenic Hazard Development Permit Areas
Category: Hazardous Conditions (LGA Sec. 488(1)(b))
Area
The DPA shown on Schedule C-4 are subject to these Anthropogenic Hazard Development Permit
Guidelines.
Purpose
Based on available information, these areas are inferred to be underlain with non-natural fill. Risks
associated with non-natural fill sites include the potential for site settlement, potential generation of
toxic or combustible gases, and the potential for combustion of fill materials.
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Objectives
The following guidelines are intended to allow land to be used for its intended purposes, while also
protecting residents and property from the potential risk of natural hazards.
Guidelines
1. Prior to issuance of a development permit, the extent of fill should be determined by site
specific investigations for the proposed developments and a design report should be prepared
by a Registered Professional Engineer qualified in geotechnical engineering.
2. The report must address the following:
a. The subsurface conditions including the areal extent and thickness of all site fills and the
natural strata within the depth of influence of the proposed development and the depth to
ground water.
b. The anticipated settlement, and any mitigative measures required to prevent or
accommodate excessive settlement of the proposed development including structures,
services and access roads.
c. Foundation design requirements including foundation area treatment, foundation types and
allowable bearing pressures for shallow (footing or raft) foundations, and allowable working
loads, depths and bearing strata for piled foundations.
d. The potential for slope instability and erosion, and any mitigative measures required.
e. The mitigative measures or design and construction means necessary to protect against the
build-up of toxic, explosive or combustible gases to hazardous levels; and
f. The measures necessary to protect against combustion of the any fill materials.
5.2.5 Commercial Development Permit Area
Category: Form and character (LGA Sec. 488(1)(f))
Area
This DPA applies to all commercial development and uses in the Village of Tahsis and are subject to these
Commercial Development Permit Guidelines.
Objectives
The objectives of the commercial development permit area are as follows:
1. Identify development and siting criteria for commercial activity in order to minimize the
potential for negative impacts on adjacent properties, existing residential neighbourhoods, the
environment, and the Inlet viewscapes.
2. Provide guidelines which enhance social interaction and increased pedestrian opportunities as
part of new commercial development.
3. Promote a high-quality standard of the built environment.
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Guidelines
1. Prior to the issuance of a development permit, the applicant must submit a detailed plan for the
proposed development.
2. The detailed plan must include:
a. A detailed site plan which includes the footprint of the building and any impermeable areas,
all building setbacks to adjacent lot lines, identification parking spaces, and any other matters
deemed significant by Council.
b. Detailed elevation drawings for all sides of proposed buildings and structures.
c. A detailed description of all materials and colors to be used on the exterior of the building
d. A detailed landscaping plan and a written estimate for the costs of the proposed
landscaping
3. Natural vegetation and trees should be maintained wherever possible for screening of parking
and storage areas, and where required, supplemented by informal landscaping and fencing to
provide adequate screening.
4. Commercial developments which are in close proximity to waterfront locations should ensure
through design and siting considerations that public access corridors and views both to and from
the water are respected.
5. Buildings should be sited to ensure adjacent residential properties are protected from site
illumination and noise.
6. Forms of development should incorporate small scale, residential "style" building designs and
the provision of internal pedestrian and cycle circulation patterns designed to tie into existing
and/or future road and trail systems.
7. Signage should be un-illuminated or softly lit, non-oscillating, constructed of natural materials,
and of a small scale in compliance with Zoning Bylaw provisions. Wherever possible, signage
should be consolidated.
8. The creation of impermeable surfaces should be minimized to encourage natural drainage and
maximize green ground cover.
9. Applicants should retain existing trees to the extent feasible and plant new trees as part of the
commercial development.
5.2.6 Industrial Development Permit Area
Category: Form and character (LGA Sec. 488(1)(f))
Area
The Development Permit Area applies to industrial development and uses in the Village of Tahsis and are
subject to these Industrial Development Permit Guidelines.
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Objectives
The objectives of the industrial development permit area include:
1.
Identify development and siting criteria for industrial activity in order to minimize the potential
for negative impacts on adjacent properties and existing residential neighbourhoods, and the
environment.
2. Provide guidelines which aim to protect the integrity of viewscapes in close proximity to
industrial zoned properties.
Guidelines
1. Prior to the issuance of a development permit, the applicant must submit a detailed plan for the
proposed development. This plan must include:
a. A detailed site plan which includes the footprint of the building and any impermeable
areas, all building setbacks to surrounding lot lines, identifying parking spaces, and any
other matters deemed significant by Council.
b. Detailed elevation drawings of all sides of proposed buildings and structures.
c. A detailed description of all materials and colours to be used on the exterior of
buildings.
d. A detailed landscaping plan and a written estimate for the costs of the proposed
landscaping
2. Natural vegetation and trees should be maintained wherever possible for screening of garbage
receptacles, transformers, parking, shipping, storage and loading areas. Where required, these
areas should be supplemented by informal landscaping and fencing to provide adequate
screening.
3. Wide buffers of natural vegetation should be retained, or alternatively landscaped buffers
provided along property lines fronting public roads or adjacent to residential properties.
4. Wherever possible forms of development should incorporate low, small scale building designs.
5. Buildings should be sited to ensure any adjacent residential properties are protected from site
illumination, noise, dust, and/or odours.
6. Signage should be un-illuminated or softly lit, non-oscillating, constructed of natural materials,
and of a small scale in compliance with Zoning Bylaw provisions. Wherever possible, signage
should be consolidated
7. The creation of impermeable surfaces should be minimized to encourage natural drainage and
maximize green ground cover.
8. Applicants should retain existing trees to the extent feasible and plant new trees as part of the
industrial development.
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9. The creation of impermeable surfaces should be minimized to encourage natural drainage and
maximize natural ground cover.
5.2.7 Development Permit Exemptions
If the DPA has been established for the purpose of protecting the natural environment, its ecosystems
and biological diversity, the following development permit exemptions apply:
-
A development permit is not required for internal alterations to a building.
-
A development permit is not required for external alterations to a building provided the
alterations are within the existing building footprint.
If the DPA has been established for the purpose of protecting development from hazardous conditions,
the following development permit exemptions apply:
-
A development permit is not required for internal alterations to a building.
-
A development permit is not required for external alterations to a building provided the
alterations are within the existing building footprint.
-
A development permit is not required for the replacement or reconstruction of a structure
located within the footprint of a previously permitted structure.
5.3
Temporary Use Permits
5.3.1 Procedures
All lands shall be designated as being eligible for consideration for the issuance of temporary use
permits.
The consideration of applications for a temporary use permit shall be conditional upon the applicant
providing:
a. A detailed description of the proposed use and the duration of the proposed activity;
b. Plans for mitigating potentially harmful impacts on the environment, adjacent lands, and the
local community;
c. Applicable provincial and federal government approvals or permits;
d. A plan for rehabilitation of the site following the discontinuance of the proposed temporary use;
e. Other information required to fully evaluate the application.
5.3.2 Conditions
In considering the issuance of a Temporary Use Permit, Council will use conditions it deems reasonable
which may include:
a. The temporary use will operate at an intensity suitable to the surrounding area;
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b. The temporary use will be compatible with respect to use, design and operation with other
surrounding land uses;
c. The temporary use will operate on a temporary basis only and includes, plans, or a letter of
undertaking, to terminate the use prior to the expiry date of the permit;
d. A financial security to ensure the temporary use is removed and the site appropriately restored.
5.4
Development Approval Information Requirements
For the purposes of Local Government Act Sec's. 485-487, an applicant for a Zoning Bylaw amendment, a
development permit or a temporary use permit may be required to provide development approval
information if any of the following apply:
1. The development may result in impacts on:
-
infrastructure including sewer, water, drainage, electrical supply or distribution, and roads,
-
public facilities including schools and parks,
-
community services, or
-
the natural environment.
2. The development may result in other impacts that would be relevant to the decision of Council
or its delegate on whether to approve the development.
3. The information is required to determine whether the development is in accordance with any
applicable development permit guidelines or any other relevant bylaws or guidelines to which
the Village may refer in relation to a decision on a zoning amendment or temporary use permit
application.
The objective of the above provisions is to ensure that applicable studies and relevant information are
provided to the Village prior to development, for the Village to evaluate the impact of the development
on the community.
6.0 Monitoring
Ensuring successful implementation of the OCP will require ongoing commitment. A monitoring program
is central to this effort. Monitoring on a regular basis is an effective means in determining how well OCP
goals and policies are being met and can help show which policy areas are being adequately addressed
and which may require further attention. Monitoring methods may include the development of targets
or indicators to track progress or can be as simple as a checklist confirming if a policy has been achieved.
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List of Schedules
A:
Land Use
B:
Public Facilities and Parks
C:
Development Permit Areas
C-1:
Natural Environment Development Permit Area
C-2:
Flood Hazard Development Permit Area
C-3:
Steep Slope Hazard Development Permit Area
C-4:
Anthropogenic Hazard Development Permit Area
C-5:
Combined Development Permit Areas