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Cover | i
City of White Rock
Official Community Plan
Prepared by DIALOG for the City of White Rock,
THE CORPORATION OF THE
CITY OF WHITE ROCK
BYLAW NO. 2220
A Bylaw to establish objectives and policies to guide decisions on planning and land use
management
DISCLAIMER: THIS BYLAW IS CONSOLIDATED FOR CONVENIENCE ONLY.
THE CITY DOES NOT WARRANT THAT THE INFORMATION CONTAINED IN
THIS CONSOLIDATION IS CURRENT. IT IS THE RESPONSIBILITY OF THE
PERSON USING THIS CONSOLIDATION TO ENSURE THAT IT ACCURATELY
REFLECTS CURRENT BYLAW PROVISIONS.
Consolidated as of October 21, 2024.
SUMMARY TABLE OF AMENDMENTS TO OCP BYLAW 2220
File No.
Bylaw
No.
Date Adopted
Amendment No. / Location
Purpose of Amendment
n/a
2289
2019-03-13
OCP Amendment No. 1 - for
1300-Block Johnston Road
To reduce the height transition
guideline from 10-12 storeys to 4-6
storeys for properties fronting
Johnston Road between Roper
Avenue and Thrift Avenue.
n/a
2387
2021-07-12
OCP Amendment No. 2 -
Height and Density Review
To implement the OCP Review
amending height and density in the
Town Centre, Town Centre
Transition, East Side Large Lot Infill,
Waterfront designations, as well as
related Housing Policy amendments
and several map amendments to the
land use designations on Schedule A.
File No.
Bylaw
No.
Date Adopted
Amendment No. / Location
Purpose of Amendment
n/a
2519
2024-10-21
OCP Amendment No. 4 -
SSMUH - Planning and Land
Use Management
To implement updates to the City's
Official Community Plan (OCP) with
changes to the following sections to
comply with SSMUH legislation:
Land Use, Development Permit Areas
(Form/Character/Sustainability),
Mature Neighbourhood Infill
Development Permit Area Guidelines,
East Side Large Lot Infill
Development Permit Area Guidelines,
Development Permit Areas
(Environmental), and map
amendments to the land use
designations on Schedule A, , and
Form and Character Development
Permit Areas on Schedule B. In
addition, text amendments to replace
all references to "Duplex" and
"Triplex" with "Houseplex"
TABLES AND FIGURES
Figure 1 Imagine White Rock 2045 Process............................................................ 2
Figure 2 Metro Vancouver Regional Context........................................................ 13
Figure 3 White Rock/South Surrey Trade Area..................................................... 14
Figure 4 Census Population for White Rock, 1971 to 2016............................... 14
Table 1 Population, Dwelling and Employment Projections to 2045................17
Figure 5 Urban Containment Boundary................................................................. 17
Table 2 White Rock OCP Policy Alignment with the Metro Vancouver RGS18
Figure 6 White Rock Growth Plan........................................................................... 28
Figure 7 Conceptual Urban Form - East-West Section....................................... 28
Figure 8 Conceptual Urban Form - North-South Section................................. 28
Figure 9 Maximum Gross FAR.................................................................................. 31
Figure 10 Concept for Height Transitions.............................................................. 31
Figure 11 Potential Affordable Rental Housing Sites............................................ 49
APPENDIX: MAPS AND SCHEDULES
Schedule A Land Use Plan........................................................................................125
Schedule B Form and Character Development Permit Areas.........................126
Schedule C Environmental Development Permit Areas....................................127
Contents
PART A: PURPOSE AND CONTEXT
1.0 .Purpose and Scope of this Official Community Plan.....2
2.0 .The Imagine White Rock 2045 Process...........................3
3.0 Vision, Guiding Principles, and Goals................................4
4.0 Context and Projections...................................................13
5.0 Regional Context Statement............................................16
PART B: POLICIES
6.0 Community Character.......................................................24
7.0 Growth Management..........................................................27
8.0 Land Use................................................................................30
9.0 Town Centre.........................................................................40
10.0 Waterfront ...........................................................................43
11.0 Housing..................................................................................46
12.0 Environmental Management..............................................50
13.0 Transportation + Mobility..................................................54
14.0 Economic Development.....................................................59
15.0 Parks + Recreation..............................................................62
16.0 Infrastructure........................................................................65
17.0 Arts, Culture + Heritage....................................................68
18.0 Quality of Life.......................................................................71
PART C: IMPLEMENTATION
19.0 Plan Administration and Alignment..................................76
20.0 Monitoring, Evaluation, and Actions ................................77
21.0 Development Approvals Information..............................78
PART D: DEVELOPMENT PERMIT AREA GUIDELINES
22.0 Form, Character and Sustainability..................................82
22.3 Town Centre Development Permit Area.................................................... 83
22.4 Lower Town Centre Development Permit Area....................................... 81
22.5 Waterfront Development Permit Area....................................................... 97
22.6 Multi-Family Development Permit Area...................................................103
22.7 Neighbourhood Commercial Development Permit Area....................109
22.8 Mature Neighbourhood Infill Development Permit Area.....................115
23.0 Development Permit Areas (Environmental).............. 121
23.3 Environmental (Floodplain) Development Permit Area........................122
23.4 Environmental (Ravine Lands and Significant Trees) DPA.....................122
23.5 Environmental (Watercourse) Development Permit Area...................123
1.0 Introduction
Part
A Purpose and Context
2 | Part 1: Introduction
1.0 Purpose and Scope of this Official Community Plan
1.1 Purpose and Relationship to Other Plans
This Official Community Plan (OCP) is intended to protect cherished characteristics of White Rock while managing
growth and shaping change in a manner that will help bring the community's vision and goals to life. This OCP
influences how people live, work, shop, play, and move around in the community. It shapes how White Rock looks
and feels, and it influences the day-to-day experiences and quality of life of residents and visitors.
An OCP is a document with objectives and policies that guide decisions on planning and land use management.
As the overarching city-wide policy for White Rock, this OCP is the guiding framework for all departments and
decision-making within the City. OCPs are living documents that are flexible and fluid by nature, and are intended to
evolve over time to address changing conditions in the community. As White Rock's first OCP from 1958 explains,
"city planning cannot be a 'once and for all' matter. Any plan needs constant modification to meet the community's
changing needs."
Municipalities in British Columbia are given the authority to adopt an OCP through the Local Government Act, which
stipulates what must and may be included in an OCP. Provincial legislation also establishes adoption procedures. This
OCP has been preparewd in compliance with all relevant legislation.
1.2 Plan Organization and Scope
This OCP includes policy areas identified in the Local Government Act in Section 473 ("content and process
requirements"), Section 474 ("policy statements that may be included") and Section 488 ("designation of
Development Permit Areas"). While an OCP does not obligate a Council to undertake specific actions or projects,
all bylaws enacted and public works undertaken must be consistent with the goals, objectives, and policies outlined
in an adopted OCP. The OCP provides the base from which future land use decisions are made regarding new
development proposals and other municipal decisions and initiatives.
This Plan is organized into four parts:
-
Part A sets the stage by: providing an overview of the OCP purpose and scope; outlining the public process
undertaken in developing the Plan; presenting the community's Vision, Guiding Principles, and Goals as the
foundation for all policies; and articulating a Regional Context Statement.
-
Part B outlines objectives and policies relating to community character, growth management, land use, the Town
Centre, the Waterfront, housing, environmental management, transportation and mobility, economic development,
parks and recreation, infrastructure, quality of life, and arts, culture, and heritage.
-
Part C presents implementation directions relating to plan administration, evaluation, and monitoring.
-
Part D outlines guidelines for the City's Development Permit Areas.
PHASE
Defining the Big
Picture
Process Launch and
Background Data
Collection
Building the
Plan
Preparation of the
Plan and Adoption
1
PHASE2
PHASE3
PHASE 4
Figure 1 Imagine White Rock 2045 Process
Part 1: Introduction | 3
2.0 The Imagine White Rock
2045 Process
2.1 An Inclusive Public Process
The OCP planning process took place over four phases,
as illustrated in Figure 1, and was launched in early 2015.
This Plan brings together nearly two years of background
research, analysis, planning and design, broad community
engagement with stakeholders and residents, and iterative
review with staff across departments and City Council.
The first two Phases culminated in a vision and set of goal
statements adopted by City Council in 2016. Building on
previous work, Phase 3 involved further analysis of existing
conditions and forecasts for long range population growth
and residential, retail and service, and office development.
Public engagement during Phase 3 built on the vision and
goal statements developed in Phases 1 and 2 and focused
on growth management and policy directions. During
Phase 4, the Plan was drafted and presented for public
input and was refined based on the feedback received.
Engagement opportunities included public open houses,
surveys, community workshops, stakeholder meetings,
a citizen OCP Working Group, and interactive pop-up
booths at community events and in high people-traffic
areas to capture the input of passersby.
Over the life of the process, over 1,500 distinct interactions
with residents, business owners, employees, developers,
and other participants resulted in extensive public input
in all phases of the Imagine White Rock 2045 planning
process.
Images: Imagine White Rock 2045 Phase 3 Public
Engagement Sessions on Policy Directions and Growth
Management.
4 | Part 1: Introduction
3.0 Vision, Guiding Principles, and Goals
This Official Community Plan (OCP) is the culmination of two years of broad and meaningful engagement with thousands
of residents. The Vision paints a picture of what White Rock will be like in 2045 and, along with the Guiding Principles
and Goals, provides direction for the development and implementation of policies.
3.1 Vision
The year is 2045...
Our City by the Sea is a beautiful, distinctive, and engaged community of people from all walks of life who choose
to live, work, and play in White Rock.
Our residents and visitors experience an extraordinary quality of life due to White Rock's temperate climate, safe
and healthy neighbourhoods, thriving urban Town Centre, accessible ocean waterfront and historic pier, rich cultural
and natural heritage, and diverse open space and recreational amenities.
Our progress and commitment to sustainability builds community identity and pride, while ensuring White Rock
meets the needs of current and future generations.
Part 1: Introduction | 5
3.2 Guiding Principles
The OCP is strategically guided by six principles that articulate strategic elements and opportunities inherent in the vision.
Together with the Goals, they provide the foundation for more detailed policies outlined in Parts B and development
permit area guidelines outlined in Part D.
White Rock is first and foremost a seaside community. The
waterfront and Marine Drive are cherished assets, however
steep topography makes them difficult to access from other key
destinations such as the Town Centre. This OCP will support
making it easier and more inviting for residents and visitors to
access the waterfront.
P
rincip
le 1
Connect to the Water
6 | Part 1: Introduction
If the waterfront is the soul of White Rock, then the Town Centre is the
heart. This area is the economic and cultural centre of the community,
with the greatest concentration of homes, jobs, shops, and amenities.
This OCP will support reinforcement of the Town Centre as a mixed-
use anchor, and will encourage the creation of delightful public places
for socializing, dining, resting, people-watching, shopping, and taking in
the view.
P
rincip
le 2
Enjoy the Town Centre
Part 1: Introduction | 7
White Rock has diverse housing types across the City, however
neighbourhoods themselves are fairly homogeneous. This OCP will
support the existing character of established neighbourhoods, while
also providing more housing choices for diverse households, incomes,
and needs. This includes young adults, families with children, and seniors
who wish to downsize without leaving their neighbourhood behind. The
OCP will also promote greater transportation choices for everyone,
making walking, cycling, and transit use convenient and accessible.
P
rincip
le
3
Grow Up & Grow Old in
the Same Neighbourhood
8 | Part 1: Introduction
Few things distinguish White Rock from other places more than its
stunning views of the ocean. Through the celebration of views, this
OCP will help to shape an urban form that continually reminds residents
and visitors that they are in a seaside community.
P
rincip
le
4
See the Sea
Part 1: Introduction | 9
White Rock is blessed with an abundance of local small-scale shops
designed around people rather than cars. Not only do these shops and
restaurants provide services and jobs, they help animate public spaces
and create interesting, intimate, and walkable streets. This OCP will
help to strengthen the relationship between businesses and residents,
making access on foot both convenient and enjoyable.
P
rincip
le
5
Share the Streets
10 | Part 1: Introduction
White Rock is rich with natural beauty, including ecologically sensitive
bluffs, ravines, and marine environments. At the same time, White Rock
has limited park space, the tree canopy is inconsistent along streets and in
neighbourhoods, and trees are largely situated on private property. This
OCP will support increasing the quality and amount of green spaces within
White Rock, enhancing tree canopy, and protecting natural resources and
ecological areas.
P
rincip
le
6
Live and Play in Green Places
Part 1: Introduction | 11
3.3 Goals
1. Community Character
The City of White Rock has great places that foster positive
social interaction, community pride, and appreciation of natural
features.
2. Growth Management
The City of White Rock encourages citizen involvement
while managing growth and development, characterized by
high-quality design and the provision of community amenities
and infrastructure.
3. Land Use
The City of White Rock maximizes its limited land resource by
creating a complete community where residents have convenient
access to jobs, services, open space, and amenities.
4. Town Centre
The City of White Rock promotes and develops the Town Centre
as a distinctive, lively, and pedestrian-focused growth area.
5. Waterfront
The City of White Rock enhances and promotes its beautiful
Waterfront and historic pier as a memory-making destination
where people can shop, dine, gather, play, and connect with
nature.
6. Housing
The City of White Rock has a mix of housing choices that are
appropriate and affordable for residents at various stages of
their lives.
7. Environmental Management
The City of White Rock preserves and protects natural areas,
features, and habitat, and encourages the responsible use of
resources through sustainable development.
Guiding Principles Key
Principle 1: Connect to the Water
Principle 2: Enjoy the Town Centre
Principle 3: Grow Up & Grow Old in
the Same Neighbourhood
Principle 4: See the Sea
Principle 5: Share the Streets
Principle 6: Live & Play in Green Places
Along with the Vision and Guiding principles, 13 Goals provide the foundation for this Plan. Policy sections in Part B are
organized under these 13 headings.
12 | Part 1: Introduction
8. Transportation + Mobility
The City of White Rock facilitates the movement of people by
providing an inclusive, interconnected transportation network.
9. Economic Development
The City of White Rock attracts a diversified economy by
supporting local businesses, creating a desirable place to visit,
work, shop, and invest.
10. Parks + Recreation
The City of White Rock provides a diverse range of recreational
facilities and open space, offering a wide variety of programs for
residents of all ages and abilities.
11. Infrastructure
The City of White Rock is a safe and resilient community with
responsive, high-quality, and well-maintained infrastructure that
meets the needs of the community.
12. Arts, Culture + Heritage
The City of White Rock promotes and celebrates its thriving
local arts, culture, and heritage to its fullest potential.
13. Quality of Life
The City of White Rock provides an environment where all
residents can realize their potential in living healthy, happy, and
well-balanced lives.
Guiding Principles Key
Principle 1: Connect to the Water
Principle 2: Enjoy the Town Centre
Principle 3: Grow Up & Grow Old in
the Same Neighbourhood
Principle 4: See the Sea
Principle 5: Share the Streets
Principle 6: Live & Play in Green Places
Part 1: Introduction | 13
4.0 Context and Projections
4.1 Context
Since time immemorial, the Semiahmoo and their ancestors have inhabited these lands. "Semiahmoo" translates to
half-moon, referring to the shape of the southern bay of White Rock. Today, the Semiahmoo First Nation occupies 133
hectares of land within Surrey's municipal boundaries along Semiahmoo Bay.
White Rock is situated near the Canada - United States border, which provides economic benefits such as cross-border
shopping and tourism, as well as shared jurisdictions and responsibilities, such as the management of Semiahmoo Bay.
White Rock is part of the region consisting of Canada's Georgia Basin and the US Puget Sound, and is a member of
Metro Vancouver, as shown in Figure 2.
North Bluff Road / 16th Avenue is an important east-west corridor and boundary between White Rock and Surrey.
Past and projected future rapid growth in Surrey, particularly southern or 'South' Surrey, influences the City of White
Rock due to their close proximity. Together, White Rock and South Surrey have shaped and will continue to shape the
character of the peninsula in terms of the economy, land use, and transportation.
Abbotsford
Electorial
Area A
Delta
Surrey
Richmond
Maple Ridge
Langley Township
Vancouver
Coquitlam
Burnaby
North Vancouver District
Pitt Meadows
West Vancouver
Bowen Island
Anmore
Port Moody
Port Coquitlam
White Rock
Belcarra
New
Westminster
Langley City
North
Vancouver
City
Tsawwassen
First
Nation
Lions
Bay
HWY 1
HWY 91
Fraser
Upper Levels
HWY 17A
Westminster
Dollarton
HWY 91a
HWY 10
Steveston
HWY 91 Conn
HWY 10
HWY 99
ne Coast
Trans-Canada
Lougheed
°
Data Source: Statistics Canada
Natural Resources Canada
Municipal Boundary
Regional Highway
Metro Vancouver: 2040 Urban Centre
Strait of Georgia
Boundary Bay
Figure 2 Metro Vancouver Regional Context
14 | Part 1: Introduction
4.2 Population Growth
The South Surrey/White Rock Federal Electoral District (Figure 3) grew from 94,678 people in 2011 to 104,051 people
in 2016, an average growth rate of about 2.0% per year. The pace of population growth in White Rock has been slower,
with an average growth rate of about 0.6% per year over the same period as the population increased from 19,339 to
19,952. This reflects a long term trend in which White Rock's population has grown at a moderate rate, as presented
in Figure 4. Based on recent and long term trends, as well as BC Stats projections, the population of the City of White
Rock is expected to reach between 23,900 and 27,300 people by 2045.
HWY 10
°
Data Source: BC Statistics
Natural Resources Canada
Municipal Boundary
Trade Area
Boundary Bay
White Rock
South Surrey
Delta
Langley City
Langley Township
United States
40 AVE
32 AVE
40 AVE
North Bluff Rd
160 ST
184 ST
CANADA / USA BORDER
Stayte Rd
Bergstorm Rd
Surrey
HWY 99
Fraser HWY
Figure 3 White Rock/South Surrey Trade Area
Figure 4 Census Population for White Rock, 1971 to 2016
0
5000
10000
15000
20000
WHITE ROCK POPULATION
1971
1976
1981
1986
1991
1996
2001
2006
2016
2011
Part 1: Introduction | 15
4.3 Housing Growth
Between 2006 and 2016, there was an average of 164 new housing starts per year in the City of White Rock.
Approximately 76% of these housing starts were apartment units, about 4% were duplexes/rowhomes, and remaining
20% were single-detached houses. The total number of private dwellings grew from 9,870 in 2011 to 10,856 in 2016,
an increase of 10.0%.
Projections for residential development in White Rock from 2016 to 2045 are between 4,320 and 5,110 new units.
Estimated annual totals by type include 5-10 new duplex/townhouse units and 145-170 new apartment units (including
secondary suites in new single detached houses). This works out to a total of 110-240 new duplex/townhouse units
and 4200-4900 new apartment units between 2016 and 2045. No significant net increase in single-detached homes is
expected, as most new starts will likely involve demolition and replacement of existing houses.
4.4 Employment Projections
White Rock's employed labour force grew from 8,695 in 2001 to 10,050 in 2011, an increase of 15.6%. As the City's
population projections are consistent with the population projections in the Regional Growth Strategy, it is anticipated
that the employment projections will also be consistent. Total employment in the City is expected to increase to
approximately 9,300 by 2045.
4.5 Commercial Growth
White Rock has a total inventory of approximately 595,000 square feet of retail and service floorspace, of which 74% is
situated in the Town Centre and Lower Town Centre, 16% percent is located in the West Beach area, 8% is found in the
East Beach area, and the balance (2%) is in scattered locations. The main commercial growth prospect for White Rock
is locally-serving retail and service floorspace. Analysis based on the projected population growth for the City suggests
that an additional 80,000 to 209,000 square feet of locally-oriented retail and service space could be supported by City
residents by 2045.
Grocery stores tend to be anchor tenants in most neighbourhood commercial centres, acting as a strong draw for
day-to-day shopping trips that are often combined with other errands. As of 2016, White Rock has two grocery stores
totaling 22,000 square feet, and with current demand and a growing population could support up to a total of 48,000
to 54,000 square feet of grocery store space by 2045.
4.6 Office Growth
White Rock has a total inventory of approximately 163,400 square feet of office floorspace, of which 75% is located in
the Town Centre (56%) and Lower Town Centre (19%), 21% percent is in the West Beach area, and 4% is found in the
East Beach area. Analysis based on the projected population growth for the City suggests that an additional 30,000 to
79,000 square feet of office space could be supported by 2045.
16 | Part 1: Introduction
5.0 Regional Context Statement
5.1 Introduction
The Metro Vancouver Regional Growth Strategy (RGS), Metro Vancouver 2040: Shaping Our Future (Metro 2040),
provides the policy framework for accommodating regional population and employment growth up to the year
2041 while maintaining and enhancing the region's livability. Metro 2040was adopted on July 29, 2011 by the Metro
Vancouver Regional District, 21 municipalities, Tsawwassen First Nation, and TransLink.
Following section 429 of the Local Government Act, an RGS must cover a period of at least 20 years from the time
of its initiation and while it may deal with any regional matter, it is required to include:
a)
a comprehensive statement on the future of the region, including the social, economic and environmental
objectives of the board in relation to the regional district;
b)
population and employment projections for the period covered by the regional growth strategy;
c)
to the extent that these are regional matters, actions proposed for the regional district to provide for the
needs of the projected population in relation to
(i)
housing,
(ii)
transportation,
(iii)
regional district services,
(iv)
parks and natural areas, and
(v)
economic development;
d)
to the extent that these are regional matters, targets for the reduction of greenhouse gas emissions in the
regional district, and policies and actions proposed for the regional district with respect to achieving those
targets.
The Metro Vancouver RGS (Metro 2040) has five goals:
-
Create a compact urban area
-
Support a sustainable economy
-
Protect the environment and respond to climate change impacts
-
Develop complete communities
-
Support sustainable transportation choices
Section 446 of the Local Government Act requires that official community plans include a regional context statement
(RCS) that identifies the relationship between the official community plan and the RGS, and if applicable, how the
official community plan is to be made consistent with the RGS over time.
White Rock's RCS indicates how the policies of this Official Community Plan are related to and will help meet the
goals and strategies of the RGS. Table 2 at the end of this RCS provides information on the sections of the Official
Community Plan that relate to the goals and strategies of the RGS.
Based on recent and long-term trends, the population of the City of White Rock is expected to reach between
23,900 and 27,300 people over the time period covered by this Official Community Plan, a relatively modest growth
rate of between 0.6% and 1.0% annually, which is less than the region's overall growth rate as new growth can only be
accommodated in White Rock through infill and redevelopment. The majority of this growth over the life of the OCP
will be focused in the Town Centre. It is recognized that growth projections represent a low and high development
scenario, and are intended to serve as a reference for planning rather than as mandatory targets. Table 1: Population,
Dwelling and Employment Projections to 2045 provides the midpoint between the low and high growth scenarios.
Part 1: Introduction | 17
White Rock Population, Dwelling, and Employment Projections to 2045
2016*
2021
2031
2041
2045
Population
19,950
20,925
22,870
24,820
25,600
Dwellings
10,860
11,670
13,290
14,910
15,560
Employment
7,400
7,800
8,400
9,300
9,600
*the 2016 population and dwelling estimates are taken from 2016 Census published counts. Population and dwelling estimates prepared by
Metro Vancouver may include additional estimates of population and dwelling Census undercount.
Figure 5 below depicts the Urban Containment Boundary, along with the regional land use designations and
boundaries of White Rock's Urban Centre (the 'Town Centre' which is a portion of the Semiahmoo Municipal Town
Centre identified in the Metro 2040).
Figure 5 Urban Containment Boundary
Table 1 White Rock Population, Dwelling and Employment Projections to 2045
The OCP will be made and kept consistent with Metro 2040 over time by way of annual reviews by Council and
meetings between City staff and staff from the Regional District to discuss intersecting local and regional matters, as
required. The Regional Context Statement will also be considered by Council when reviewing amendments to the
RGS that relate to regional matters.
18 | Part 1: Introduction
Table 2 White Rock OCP Policy Alignment with the Metro Vancouver RGS
GOAL 1 - Create A Compact Urban Area
Metro Vancouver's growth
is concentrated in compact
communities with access to a
range of housing choices, and close
to employment, amenities and
services. Compact transit-oriented
development patterns help reduce
greenhouse gas emissions and
pollution, and support both the
efficient use of land and an efficient
transportation network.
With 3,893 people per square kilometre, White Rock is the fourth most
compact community in the Metro Vancouver region, behind the cities of
Vancouver, North Vancouver and New Westminster. The majority of new
population and housing growth will be directed to the Town Centre and
adjacent areas, which are where most employment, amenities, and services
are located. Objective 7.1 states the City's intent is to manage growth in a way
that is consistent with the Regional Growth Strategy.
STRATEGY 1.1 - Contain urban
development within the Urban
Containment Boundary
As the entire City of White Rock is located inside the Urban Containment
Boundary, all projected population, dwelling unit and employment growth will
occur within the boundary.
STRATEGY 1.2 - Focus growth in
Urban Centres and Frequent Transit
Development Areas
White Rock's Town Centre is part of the Semiahmoo Municipal Town Centre,
an 'Urban Centre' in the Regional Growth Strategy which extends into the
City of Surrey. The overall development of the Semiahmoo Municipal Town
Centre will require consultation with the City of Surrey. The Town Centre
area is identified as the focus for the majority of future growth over the life
of this Official Community Plan and is noted as the City's centre for cultural,
civic, economic, and public life in the City. Policies 8.1.1 to 8.1.4 for the
'Town Centre' land use designation permit mixed use development at the
highest density considered in the plan. Further policies under 9.1.1 to 9.5.1
elaborate strategies for achieving the City's goal of developing the Town
Centre as a distinctive, lively, and pedestrian-focused growth area, and policy
13.5.5 encourages reducing parking requirements in denser areas. While the
majority of growth is anticipated to be focused within the Town Centre area,
limited growth is permitted at a generally lower density in the following land
use designations which have existing transit services and/or which are in close
proximity to employment, amenities, and services: Town Centre Transition,
Lower Town Centre, Urban Neighbourhood, Waterfront Village, North Bluff
East and West, and Neighbourhood Commercial.
STRATEGY 1.3 - Protect Rural
areas from urban development
Not applicable in the City of White Rock; there are no Rural areas.
RGS Goals & Strategies
White Rock OCP Policy Alignment
Part 1: Introduction | 19
GOAL 2 - Support a Sustainable Economy
The land base and transportation
systems required to nurture
a healthy business sector are
protected and supported. This
includes supporting regional
employment and economic growth.
Industrial and agricultural land is
protected and commerce flourishes
in Urban Centres throughout the
region.
The majority of businesses in the City of White Rock are located in the
Town Centre, which the Official Community Plan continues to promotes as
the primary employment hub and business centre of the community. New
employment generating uses are also permitted and encouraged in the Lower
Town Centre area and in the Waterfront Village area.
STRATEGY 2.1 - Promote land
development patterns that support
a diverse regional economy and
employment close to where people
live
Given White Rock's land constraints, there are no opportunities for major
commercial development outside of the Town Centre, but any increase in
employment will be close to where people live due to White Rock's compact
nature. Policy 7.3.1 calls for a focus on new commercial growth in the Town
Centre, Lower Town Centre, and Waterfront Village land use designations,
while the limited commercial growth supported in policy 7.4.3 for
Neighbourhood Commercial areas is intended to serve the local population.
Areas within the Peace Arch Hospital and adjacent to it are encouraged to
redevelop with compatible medical-related commercial uses in Policy 8.7.1 and
8.7.2. Objective 9.1 promotes offices development within the Town Centre as
the primary employment hub, and Policy 14.4.1 calls for the City to protect the
commercial land base from conversion to non-employment uses, and to allow
home occupations.
STRATEGY 2.2 - Protect the supply
of industrial land
Not applicable in the City of White Rock; there are no Industrial areas.
STRATEGY 2.3 - Protect the
supply of agricultural land and
promote agricultural viability with an
emphasis on food production
There are no Agricultural areas within the City of White Rock, however the
Official Community Plan does support urban agriculture as well as related
activities such as food processing, food sales, and nutrient recovery in policies
18.4.1 to 18.4.5.
GOAL 3 - Protect the Environment and Respond to Climate Change Impacts
Metro Vancouver's vital ecosystems
continue to provide the essentials
of life - clean air, water and food.
A connected network of habitats
is maintained for a wide variety of
wildlife and plant species. Protected
natural areas provide residents and
visitors with diverse recreational
opportunities. Strategies also help
Metro Vancouver and member
municipalities meet their GHG
targets, and prepare for, and
mitigate risks from, climate change
and natural hazards.
The City of White Rock's goal for environmental management is to preserve
and protect natural areas, features, and habitat, and encourage the responsible
use of resources through sustainable development. Further objectives are to
mitigate risk of natural disasters and climate change (12.4) and to conserve
energy and reduce greenhouse gas emissions (12.5).
20 | Part 1: Introduction
STRATEGY 3.1 - Protect
Conservation and Recreation lands
The Official Community Plan includes specific policies for protecting
Semiahmoo Bay and watercourses in policies 12.1.1 to 12.1.87 and recreation
lands in policies 15.1.1.
STRATEGY 3.2 - Protect and
enhance natural features and their
connectivity
Objective 12.2 and policies 12.2.1 to 12.2.4 provide direction for protection
and enhancing habitat and natural areas in the city, and promotes ecological
greenways to increase connection between isolated habitats. Development
permit area guidelines (Section D) promote the retention and protection of
mature trees in the process of new development.
STRATEGY 3.3 - Encourage
land use and transportation
infrastructure that reduce energy
consumption and greenhouse gas
emissions, and improve air quality
Policies 12.5.1 to 12.5.7 provide strategies for conserving energy and reducing
greenhouse gas emissions. Policy 12.3.1 supports Metro Vancouver's Air
Quality Management Plan and supports the shift to more active travel modes
and transit use.
STRATEGY 3.4 - Encourage
land use and transportation
infrastructure that improve the
ability to withstand climate change
impacts and natural hazard risks
Policies 12.4.1, 12.4.2, and 16.2.3 promote the use of infrastructure that is
able to withstand climate change impacts and natural hazard risks. Policy 12.1.4
supports shoreline restoration measures and the protection of the foreshore
from erosion. The City has development permit guidelines for floodplain areas
(Section 23.3), watercourses (Section 23.5) and ravine lands and significant
trees (Section 23.4) to minimize natural hazard risk for new developments.
GOAL 4 - Develop Complete Communities
Metro Vancouver is a region of
communities with a diverse range
of housing choices suitable for
residents at any stage of their lives.
The distribution of employment
and access to services and amenities
builds complete communities
throughout the region. Complete
communities are designed to
support walking, cycling and transit,
and to foster healthy lifestyles.
The City of White Rock's goal for land use is maximize its limited land
resource by creating a complete community where residents have convenient
access to jobs, services, open space, and amenities.
STRATEGY 4.1 - Provide diverse
and affordable housing choices
The City of White Rock's goal for housing is to provide a mix of housing
choices that are appropriate and affordable for residents at various stages
of their lives. Policies 11.1.1 through 11.2.3 speak to increasing housing
diversity by requiring minimum percentages of two and three-bedroom
units in new residential developments, incorporating age-friendly measures
in housing, supporting secondary suites, and encouraging the development
of new affordable and market rental housing in transit-accessible locations.
These policies provide a framework on which a Housing Action Plan could be
prepared in the future.
Part 1: Introduction | 21
STRATEGY 4.2 - Develop healthy
and complete communities with
access to a range of services and
amenities
Policy 18.3.1 supports the enhancement of recreation opportunities at civic
facilities to meet the diverse needs of the community. Policy 18.3.2 supports
improving access to open space so that all residents live within a 5-minute walk
of a park, green space, or other civic space. Policy 18.4.2 and 18.4.4 supports
access to the local food system through community gardening and farmer's
market.
GOAL 5 - Support Sustainable Transportation Choices
Metro Vancouver's compact,
transit-oriented urban form
supports a range of sustainable
transportation choices. This pattern
of development expands the
opportunities for transit, multiple-
occupancy vehicles, cycling and
walking, encourages active lifestyles,
and reduces energy use, greenhouse
gas emissions, household
expenditure on transportation, and
improves air quality. The region's
road, transit, rail and waterway
networks play a vital role in serving
and shaping regional development,
providing linkages among the
region's communities and providing
vital goods movement networks.
The City of White Rock's goal for transportation and mobility is to
facilitate the movement of people by providing an inclusive, interconnected
transportation network. In line with the City's Strategic Transportation
Plan, the priority for transportation modes is walking, cycling, transit, goods
movement, and personal vehicles.
STRATEGY 5.1 - Coordinate land
use and transportation to encourage
transit, multiple-occupancy vehicles,
cycling and walking
A main objective for the Town Centre area, where the majority of growth
is intended to occur, is to improve connections for walking and cycling by
breaking up blocks with pedestrian pathways (Policy 9.3.1). Objective 13.1 is
to encourage walking as the first choice for short trips, and policies 13.1.1 to
13.1.10 detail strategies on how to support this objective. Objective 13.2 is to
improve the environment for cycling within White Rock, and policies 13.2.1
to 13.2.5 relate to this objective. Objective 13.3 and related policies 13.3.1 to
13.3.4 outline the ways the City intends to work with transit service provides
to improve the frequency, comfort and convenience of transit use.
STRATEGY 5.2 - Coordinate land
use and transportation to support
the safe and efficient movement of
vehicles for passengers, goods and
services
Objective 13.5 and policies 13.5.1 to 13.5.5 provide support for enabling the
safe movement of vehicles and effectively managing parking supply. Objective
13.4 and policies 13.4.1 to 13.4.3 relate to the efficient delivery of goods
to businesses in White Rock. Policy 13.4.2 notes that the City's goods are
delivered on dedicated Truck Routes as identified in the City's Street and
Traffic Bylaw, which functions as the City's Goods Movement Network map.
22 | Part 1: Introduction
Policies | 23
Part
B Policies
24 | Policies
6.0 Community Character
Goal: The City of White Rock has great places that foster positive social interaction, community pride, and appreciation of
natural features.
Policies | 25
Overview
White Rock is made up of distinct character areas, each with its own unique urban design qualities. These areas
include the Town Centre, the Lower Town Centre, Waterfront Village, North Bluff Road, Urban Neighbourhoods,
and Mature Neighbourhoods.
The mixed-use Town Centre and Lower Town Centre have strong character in areas where there are continuous
small-scale storefronts, public realm amenities, and mature street trees. Views to the ocean are first experienced
along Johnston Road in the Lower Town Centre, which helps reinforce a strong sense of place and identity for White
Rock as a seaside community.
The Waterfront Village along Marine Drive, and the waterfront itself, are unique assets and part of the defining
qualities of White Rock as a seaside community. The mixed-use areas on Marine Drive create destinations and
activate the public realm, while a promenade along the waterfront reinforces this area as a regional draw. The steep
topography provides clear waterfront views while also creating a physical barrier to and from the rest of the city.
North Bluff Road is the boundary between White Rock and Surrey. The character is diverse along this transit
corridor, ranging from low-to-high density residential environments to larger format retail environments.
The Urban Neighbourhoods, areas around the Town Centre and Lower Town Centre, include mainly low-rise
residential buildings with generous setbacks and varying amounts of tree canopy. These areas are diverse in terms of
its views and public realm treatments.
Mature Neighbourhoods reflect the historic settling of White Rock with small single detached lots. Occupying both
higher and lower grounds, these neighbourhoods have variable physical and visual access to the waterfront.
Objectives and Policies
Objective 6.1 - To retain and enhance the existing character of White Rock, including each of its character sub-
areas, through development.
Policy 6.1.1 Character-Sensitive Growth - Focus most growth in high activity areas that are already characterized by
medium to high intensities, primarily in the Town Centre and secondarily in adjacent areas and the Lower
Town Centre. Require transition areas identified in Sections 7 and 8 to sensitively integrate the edges of
the Town Centre with adjacent neighbourhoods, protecting their own established scale and character.
Policy 6.1.2 Commercial Areas - Focus commercial growth in areas characterized by mixed-use and commercial
environments, including in the Town Centre, Lower Town Centre, and Waterfront Village areas.
Policy 6.1.3 Retail Environments - Require that retail uses be small or medium scale, protecting the established and
character-defining qualities of White Rock's established retail environment.
Policy 6.1.4 Streetscape Design - Consistent with the polices in Part B and the guidelines in Part D, require that future
investment in the built environment and public realm reinforce and enhance the character of existing
streetscapes.
Policy 6.1.5 Building Design - Consistent with the guidelines in Part D, require that the use of materials, textures, and
other architectural treatments that reinforce White Rock's seaside village character.
Policy 6.1.6 Gateways and Signage - Develop and erect gateway features and signage at key entrances to the City and
at entrances to commercial areas, including at the intersection of Johnston and North Bluff Roads.
26 | Policies
Objective 6.2 - To protect and reinforce views to the Waterfront from upland areas of the city, to assist in the
protection of White Rock's identity as a seaside community.
Policy 6.2.1 Views and Development - Balance redevelopment with the protection of views to the water by limiting
the area of tower floorplates and establishing appropriate tower setbacks from the street, as per the
Development Permit Guidelines dealing with form and character in Part D.
Policy 6.2.2 Views and Trees - Select area-appropriate tree species for street plantings to limit conflicts between the
protection of views and the retention of trees.
Policy 6.2.3 View to the Water from Public Spaces - Prioritize views to the water from public places, such as active
walking streets, parks, and plazas. Specifically celebrate and reinforce vistas from the Lower Town Centre
by creating inviting public spaces for pausing and enjoying the view.
Policies | 27
7.0 Growth Management
Goal: The City of White Rock encourages citizen involvement while managing growth and development, characterized by
high-quality design and the provision of community amenities and infrastructure.
28 | Policies
Overview
White Rock's population has been growing at a moderate rate for decades, with most of the recent growth taking
place in the Town Centre and adjacent areas. In the last decade, approximately 73% of new housing starts have been
in the form of apartments. Over the last 10 years, over half of new retail and service development has taken place in
the Town Centre, and approximately one third has taken place in the eastern commercial portion of Marine Drive.
Detailed growth trends for population, housing, and commercial development are outlined in Part A.
The general approach to growth management in the City is to reinforce the existing pattern of growth and continue
to focus density in the Town Centre, as presented in Figure 6. Additional growth is to be located in the Town
Centre Transition and Lower Town Centre areas. The highest heights and densities are to be concentrated at the
intersection of Johnston and North Bluff Roads, with heights and densities generally transitioning down to the south,
east, and west. The Conceptual Urban Form for the City is highlighted in Figures 7 and 8.
City
Park
Growth Focus Area
Town Centre
Lower Town Centre
Waterfront Village
Town Centre Transition
Urban Neighbourhood
North Bluff East
Hospital District
Mature Neighbourhood
City Park
Figure 6 White Rock Growth Plan
Town Centre
Height and density transition
from Town Centre southward
Lower Town Centre
Mature
Neighbourhoods
Waterfront
Figure 8 Conceptual Urban Form - North-South Section
Town Centre
Town Centre
Transition
Town Centre
Transition
Mature
Neighbourhoods
North Bluff
West
City Park
North Bluff
East
Hospital
Figure 7 Conceptual Urban Form - East-West Section
Policies | 29
Objectives and Policies
Objective 7.1 - To manage growth in a way that is consistent with the Regional Growth Strategy.
Policy 7.1.1 City within a Region - Reinforce compactness and completeness throughout White Rock, focusing future
residential intensification and new commercial development in the regionally designated Town Centre,
which includes areas served by frequent transit.
Objective 7.2 - To encourage growth that is consistent with the Conceptual Urban Form for the City.
Policy 7.2.1 Transitions - Focus the tallest and densest development at the intersection of Johnston and North Bluff
Roads, with heights and densities decreasing gradually to the south, east, and west.
Policy 7.2.2 Height Variations - Encourage some variation in building heights within the general transition to lower
heights moving away from the intersection at Johnston and North Bluff Roads.
Objective 7.3 - To maximize the proportion of residents who can access transit and meet daily needs within
walking distance of home, and to reinforce a "City of Centres" with the Town Centre, Lower Town Centre, and
Waterfront Village as the focal points of public, economic, and cultural life.
Policy 7.3.1 Focused Commercial Growth - Focus new commercial growth in the Town Centre, Lower Town Centre,
and Waterfront Village land use designations.
Policy 7.3.2 Focused Residential Growth - Focus the majority of residential growth and the greatest residential
intensities in the Town Centre over the life of this Plan. Additional growth can be accommodated in the
Town Centre Transition and Lower Town Centre areas.
Objective 7.4 - To support new housing choices and the ability of residents to meet more daily needs within
walking distance of home within Mature Neighbourhoods.
Policy 7.4.1 Gentle Infill - Enable moderate residential growth in Mature Neighbourhoods, primarily in the form
of secondary suites, and houseplexes.
Policy 7.4.2 Neighbourhood-Serving Retail - Enable limited commercial growth in the form of local-serving retail
in Neighbourhood Commercial areas.
30 | Policies
8.0 Land Use
Goal: The City of White Rock maximizes its limited land resource by creating a complete community where residents
have convenient access to jobs, services, open space, and amenities.
Policies | 31
Overview
The majority of the land area in the City of White Rock is dedicated to single family dwellings in Mature
Neighbourhoods. Low-rise multi-unit buildings are the dominant form surrounding the Town Centre and Lower
Town Centre, while a combination of low-rise, mid-rise, and high-rise residential and mixed-use buildings are
located in the Town Centre. Commercial development is focused along Johnston Road and Marine Drive, and
institutional and open space uses are scattered throughout the City.
Land use designations allow for the management of future development in the City. Future growth is to be focused
in the Town Centre as well as the adjacent Town Centre Transition areas and the Lower Town Centre. Allowable
densities (Gross Floor Area Ratio or FAR) for future development for these three land use designations are
highlighted in Figure 9. Maximum heights (in storeys) for the same areas are outlined in Figure 10. Schedule A
indicates the land use designation that applies to each property in the City.
Figure 10 Maximum Building Heights in the Town Centre, Town Centre Transition, and Lower Town Centre Areas
(*indicates where 6 storeys permitted with inclusion of affordable housing component)
Figure 9 Maximum FAR in the Town Centre, Town Centre Transition, and Lower Town Centre Areas
(* indicates density may be increased with inclusion of an affordable housing component)
4.0
2.5
2.5
1.5*
1.5*
White Rock
Elementary
Peace Arch
Hospital
3.5
3.5
2.0
2.0
32 | Policies
Objectives and Policies
The objectives and policies in this section are organized by the following Land Use Designations.
Town Centre
The Town Centre is the centre for cultural, civic, economic, and public life in the
City. It is characterized by a diverse mix of uses, and it is focus for the majority
of future growth over the life of this Plan.
Objective 8.1 - To enable a concentrated mix of multi-unit residential
and commercial uses to strengthen the heart of the city, reinforcing it as a
neighbourhood, city-wide, and regional destination, and to provide sensitive
transitions between the Town Centre and adjacent areas.
Policy 8.1.1 Uses and Building Types - Allow mixed-use (commercial/residential/
civic), multi-unit residential, and civic uses in a range of low-rise
to high-rise buildings, with any new high-rises not to exceed 12
storeys.
Policy 8.1.2 Density and Height - Concentrate the highest densities and heights
in the area bounded by North Bluff Road, Johnston Road, Russell
Avenue, and George Street. Maximum allowable densities (FAR)
are outlined in Figure 9 and maximum heights (in storeys) are
illustrated in Figure 10. Any portion of a building within 15 metres
of Johnston Road is not to exceed four storeys in height.
Policy 8.1.3 Retail Streets - Strengthen existing retail streets by requiring
continuous street-fronting commercial uses on Johnston Road.
Street-fronting commercial uses are encouraged on North Bluff
Road and on Thrift and Russell Avenues adjacent to Johnston Road,
and will be considered on George Street. Small scale commercial
uses may be appropriate in other areas of the Town Centre.
Policy 8.1.4 Urban Design - Enhance the built and public realms through
policies identified in Section 9 and guidelines in the Town Centre
Development Permit Area in Part D.
Town Centre mixed-use (on
North Bluff Road)
Town Centre mixed-use (on
Johnston Road)
Town Centre residential
Maximum Height in Town Centre
Gross FAR in Town Centre
Policies | 33
Town Centre Transition
The Town Centre Transition area is residential in character, with densities and
heights that support the Town Centre and provide transitions to neighbouring
low to mid rise residential areas.
Objective 8.2 - To enable a concentration of multi-unit residential uses
to provide easy access to and to strengthen the commercial uses in the
Town Centre and the transit corridor on North Bluff Road, and to provide a
transition to surrounding low- to mid-rise residential areas.
Policy 8.2.1 Uses and Building Types - Allow multi-unit residential uses,
with mixed-use (commercial/residential) on George Street and
adjacent to the hospital. Existing institutional and utility uses are
also supported and may be mixed in new buildings with multi-
unit residential uses. Building types range from low-rise to mid-
rise.
Policy 8.2.2 Density and Height - Concentrate the highest heights and
densities adjacent to the Town Centre along North Bluff Road.
Maximum allowable densities (FAR) are outlined in Figure 9 and
policy 8.2.3, and maximum heights (in storeys) are illustrated in
Figure 10.
Density and Height For East of Peace Arch Hospital -
Allow mixed-use buildings on Finlay Street with a maximum
density of 2.5 FAR in buildings of up to six storeys in height. Allow
ground-oriented townhouse on Maple Street with a maximum
density of 1.5 FAR in buildings of up to three storeys. On North
Bluff Road, allow townhouses and low-rise buildings up to 1.5
FAR, in buildings up to four storeys east of Lee Street, and up to
three storeys west of Lee Street, with six storeys and 2.5 FAR
west of Lee Street if Affordable Rental Housing is included as
outlined in Policy 11.2.1.c. Density and height maximum for single
family homes shall be as required in the City's Zoning Bylaw.
Policy 8.2.3 Affordable Housing Density / Height Bonus - Allow properties
in the areas identified with the * on Figure 9 and 10 to rezone
up to six storeys and 2.5 FAR (2.8 FAR if providing replacement
rental units) where the development includes the one of the
affordable housing components identified in policy11.2.4.
Properties south of North Bluff
Road, and east and west
(without an affordable housing
component)
Maximum Height in Town Centre Transition
(* indicates where up to 6 storeys would be permitted with
an affordable housing component)
Gross FAR in Town Centre Transition
(* indicates where up to 2.5 FAR/2.8 FAR would be per
mitted with an affordable housing component)
Low to mid-rise residential (six
storeys allowed only with
Affordable Rental Housing
included)
Townhouse (Properties East of
Peace Arch Hospital)
34 | Policies
Lower Town Centre
The Lower Town Centre has a village-like character, and provides a physical and
visual connection to the waterfront. While it is comprised of a diverse mix of
uses, it is smaller in scale than the Town Centre.
Objective 8.3 - To enable a mix of multi-unit residential and commercial
uses, to strengthen the heart of the city and relationship to the waterfront
while maintaining a village character. To reinforce the low-rise, pedestrian-scale
of the area while providing for modest residential intensification to support
local businesses and public transit.
Policy 8.3.1 Uses and Building Types - Allow multi-unit residential uses and
mixed-uses (commercial/residential) in primarily mid-rise and
low-rise buildings.
Policy 8.3.2 Density and Height - Concentrate the highest heights and
densities adjacent along Johnston Road between Thrift and
Roper Avenues. Maximum allowable densities (FAR) are outlined
in Figure 9 and maximum heights (in storeys) are illustrated in
Figure 10. Buildings adjacent to Roper Avenue should step down
to four storeys on the Roper Avenue frontage.
Policy 8.3.3 Retail Streets - Strengthen existing retail streets by requiring
street-fronting commercial uses on Johnston Road, and on Pacific
Avenue from Johnston Road to Fir Street.
Policy 8.3.4 Urban Design - Enhance the built and public realms through
guidelines included in the Lower Town Centre Development
Permit Area in Part D.
Policy 8.3.5 Edges - Explore opportunities to create a welcoming edge along
Johnston Road adjacent to White Rock Elementary School.
Policy 8.3.6 Views - Strengthen the village and seaside character of the Lower
Town Centre by optimizing views to the water from the public
realm, and as per the Lower Town Centre Development Permit
Area guidelines in Part D.
Primary form: mixed-use low rise
buildings
From the Town Centre, transition from
6 - 4 Storeys along Johnston Road
between Thrift and Roper
Maximum Heights in Lower Town Centre
Gross FAR in Lower Town Centre
Policy 8.2.4 Urban Design - Enhance the built and public realms through
guidelines included in the Multi-Family Development Permit Area
in Part D. Focus on the establishment of a greenway between the
Town Centre and Centennial Park, as per Sections 13 and 15.
Policies | 35
Waterfront Village
The Waterfront Village has a seaside village character, with small scale mixed use
buildings, as well as small scale multi-unit residential buildings that can readily
accommodate future commercial uses as demand grows.
Objective 8.4 - To enable a mix of multi-unit residential and commercial uses
that establishes a seaside village character and supports local businesses and
public transit.
Policy 8.4.1 Uses and Building Types - Allow multi-unit residential uses and
mixed-uses (commercial/residential) in low-rise buildings.
Policy 8.4.2 Density and Height - Allow a density of up to 2.0 FAR, in
buildings up to three storeys in height, in the West Beach
area west of Foster Street; properties without frontage
on Marine Drive are limited to a density of up to 1.5 FAR.
East of Foster Street, allow a density up of up to 2.0 FAR, in
buildings up to three storeys in height, or four storeys where the
building's height does not exceed 3.5 metres above the highest
ground elevation along the property line.
Policy 8.4.3 Retail Areas - Strengthen existing retail areas by requiring street-
fronting commercial uses on Marine Drive between Oxford Street
and Foster Streets, and between Balsam Street and Maple Street.
Allow street-fronting commercial uses elsewhere on Marine Drive.
Policy 8.4.4 Urban Design - Enhance the built and public realms through
policies identified in Section 10 and guidelines in the Waterfront
Development Permit Area in Part D. For development proposals
on Elm Street, consideration shall be given to the heritage context
of existing buildings.
Policy 8.4.5 Flexible Housing - Require the ground floor of new residential
buildings fronting on Marine Drive outside of existing retail areas
to be designed as flex spaces for potential future use as retail or
office space.
Policy 8.4.6 Access - Strengthen access to the waterfront through strategies
identified in Sections 10 and 13.
Mixed-use
Flex-residential
36 | Policies
North Bluff East
The North Bluff East area strengthens the transit corridor along North Bluff and
provides gentle transitions to low-rise residential neighbourhoods to the south.
This area is characterized by low-scale multi-unit and single-detached homes.
Objective 8.6 - To enable multi-unit residential units that support the transit
corridor on North Bluff Road.
Policy 8.6.1 Uses and Building Types - Allow multi-unit residential uses in
townhouses, as well as houseplexes, and single family homes.
Policy 8.6.2 Density and Height - Allow a density of up to 1.0 FAR for
townhouses, in buildings up to three storeys in height. Density and
height maximums for houseplexes, and single family homes shall be
as required in the City's Zoning Bylaw.
Policy 8.6.3 Urban Design - Enhance the public and built realms as outlined in
the Multi-Family Development Permit Area guidelines in Part D.
Ground-oriented townhouse
Single family home
Low-rise residential
Townhouse
Urban Neighbourhood
The Urban Neighbourhood areas build on the existing character of apartment
areas, protecting existing stock while providing opportunities for more low-scale
multi-unit residences within walking distance of the Town Centre.
Objective 8.5 - To enable a mix of multi-unit residential uses that support
existing affordable housing stock, strengthen nearby commercial uses, and
provide further transition from the Town Centre, Lower Town Centre, and Town
Centre Transition areas.
Policy 8.5.1 Uses and Building Types - Allow multi-unit residential uses in
townhouses and low-rise buildings.
Policy 8.5.2 Density and Height - Allow a density of up to 1.5 FAR in buildings
up to four storeys in height. For properties located at 1081
Martin Street and 1153-1169 Vidal Street, the maximum building
heights is three storeys.
Policy 8.5.3 Urban Design - Enhance the public and built realms as outlined in
the Multi-Family Development Permit Area guidelines in Part D.
Policy 8.5.4 Connectivity - Maintain a fine-grained block structure in the Urban
Neighbourhood area, and establish direct and continuous walking
connections, particularly leading to and from the Town Centre and
Lower Town Centre areas.
Policy 8.5.5 Design and Context - Encourage designs that respond to the
form of adjacent development, particularly when abutting Mature
Neighbourhood areas.
Policies | 37
Houseplex
Ground Oriented Townhouse
Townhouse
Mature Neighbourhood
Mature Neighbourhoods are comprised largely of White Rock's existing single
family housing stock. These areas will continue to be characterized by low-scale
residential uses while accommodating gentle infill.
Objective 8.7 - To enable single-detached and gentle infill opportunities, to
protect the character of existing mature single family neighbourhoods while
supporting housing choice and affordability.
Policy 8.7.1 Uses and Building Types - Allow single family homes, and houseplexes.
Allow secondary suites in single-detached homes.;
Policy 8.7.2 Density and Height - Allow density and height maximums for
houseplexes, and single family homes as outlined in the City's
Zoning Bylaw.
Policy 8.7.3 Urban Design - Enhance the public and built realms, and maintain
the existing residential character of established neighbourhoods
with gentle infill (houseplexes), as per the Mature Neighborhood
Houseplex Development Permit Area guidelines in Part D.
38 | Policies
Mixed-use
Institutional
Park with accessory building
Neighbourhood Commercial
Neighbourhood Commercial areas are small-scale retail nodes within largely
residential areas, providing amenities and locally-oriented commercial services in
established neighbourhoods.
Objective 8.8 - To enable limited, small-scale, neighbourhood-serving
commercial uses that provides services and amenities in largely residential
areas.
Policy 8.8.1 Uses and Building Types - Allow commercial uses and mixed-uses
(commercial/residential) in low-rise buildings.
Policy 8.8.2 Density and Height - Allow a density of up to 1.0 FAR in buildings
up to three storeys in height.
Policy 8.8.3 Urban Design - Enhance the built and public realms as outlined
in the Neighbourhood Commercial Development Permit Area
guidelines in Part D.
Institutional and Utility
These uses are public or semi-public in character, providing needed services to
the community.
Objective 8.9 - To enable institutional and civic facilities such as schools,
hospitals, major complex care facilities, civic buildings and facilities, and major
utility buildings and facilities.
Policy 8.9.1 Uses and Building Types - Allow institutional and utility uses, and
mixed-use (institutional, residential, and accessory commercial) in
primarily mid-rise and low-rise buildings.
Policy 8.9.2 Density and Height - Determine the scale and height of buildings
based on compatibility with surrounding development.
Open Space and Recreation Area
Open spaces and recreation areas are diverse in character, scale, and
programmatic qualities, providing recreational amenities and habitat protection
throughout the city.
Objective 8.10 - To enable both passive and active recreation, habitat
protection, and natural area preservation.
Policy 8.10.1 Uses - Provide for recreation areas and protected areas.
Policies | 39
General
Objective 8.11 - To utilize land use efficiently and in a manner that provides social, economic, and ecological
benefits across the city.
Policy 8.11.1 Community Amenity Contribution - Require community amenity contributions in accordance with
the City's Density Bonus / Amenity Contribution Policy.
Policy 8.11.2 Home-Based Businesses - Enable home-based businesses in neighbourhoods throughout the City.
Policy 8.11.3 Child Care - Encourage childcare uses in areas with higher concentrations of housing, including in
multi-family and mixed-use areas.
Policy 8.11.4 Vacant and Under-Utilized Lands - Encourage the redevelopment of vacant lands and parking lots,
particularly those on retail streets.
Objective 8.12 - To ensure development applications are reviewed and processed in a consistent manner.
Policy 8.12.1 Maximum Densities - Apply maximum allowable FARs to all new development applications, but not to
previously approved developments where the existing zoning allows density beyond the maximum FAR
contemplated in this Plan, buildings under construction, or existing buildings. An amendment to this Plan
is required to allow an FAR above the maximum contemplated in this Plan.
Policy 8.12.2 Blended Density - Calculate allowable FAR for sites that straddle FAR boundaries in Figure 9 by taking
a weighted average.
Policy 8.12.3 Land Dedications and Density - Calculate allowable FAR prior to any land dedications that may be
required with new developments.
Policy 8.12.4 Maximum Heights - Apply maximum allowable heights to all new development applications, but not
to previously approved developments where the existing zoning allows height beyond the maximum
height contemplated in this Plan, buildings under construction, or existing buildings. An amendment to
this Plan is required to allow height above the maximum contemplated in this Plan.
Policy 8.12.5 Lot Consolidation - Encourage lot consolidations where smaller sites do not allow for functional
development at the allowable FARs.
Policy 8.12.6 Permitted Uses - Require the uses in new developments to be consistent with the uses specifically
permitted in the applicable land use designation. An amendment to this Plan is required to change the
land use designation that is applicable to a given site as outlined in Schedule A.
Policy 8.12.7 Existing and Previously Approved Developments - To the extent that existing site-specific
(Comprehensive Development) zoning on a property inhibits the ability of buildings to fully achieve
Development Permit Area guidelines in Section 22, the guidelines shall not prevent the issuance or
amendment of a Development Permit in that zone.
40 | Policies
9.0 Town Centre
Goal: The City of White Rock promotes and develops the Town Centre as a distinctive, lively, and pedestrian-focused growth
area.
Policies | 41
Overview
The Town Centre is currently the hub of commercial, economic, and civic life, and includes the greatest intensities of
residential uses in White Rock. Buildings are diverse, ranging from single-story commercial uses to 20 storey mixed
use buildings.
The Town Centre straddles Johnston Road, which is the "high street" of White Rock and provides the stage for much
of the city's public life. The continuous small-scale storefronts frame the public realm and create a vibrant village-
like setting. Johnston Road extends northward into Surrey, providing a strong link between the two municipalities.
To the south below Russell Avenue, Johnston street begins to slope toward the waterfront, bringing it into view for
pedestrians. East-west streets are also diverse in character, with a range of buildings heights, setbacks, and uses.
Building on the growth management and land use policies for the Town Centre, the policies in this section further
articulate a long-term vision for the Town Centre as the heart of the community. In addition to supporting the greatest
concentration of homes, jobs, shops, and amenities, Town Centre policies and Development Permit Guidelines
encourage the creation of delightful public places for socializing, dining, resting, people-watching, shopping, taking in
the view, and more.
Objectives and Policies
Objective 9.1 - To attract office and employment generating uses that reinforce the Town Centre as the
primary employment hub.
Policy 9.1.1 Office and Employment Hub - Enhance the Town Centre as the primary employment hub and business
centre by encouraging the development of office, event, and hotel space, along with other employment
generating uses.
Objective 9.2 - To enable the establishment of civic and community uses, as well as other important destinations,
reinforcing the Town Centre as a centre for cultural, civic, and public life in the city.
Policy 9.2.1 Civic and Cultural Heart - Establish the Town Centre as the cultural and civic heart of White Rock by
creating public space at the corner of Johnston Road and Russell Avenue and in the block bounded by
North Bluff Road, Russell Avenue, Johnston Road, and Foster Street. Cluster civic, social, cultural, and
retail uses around these spaces.
Policy 9.2.2 City Hall - Explore the possibility of relocating City Hall to the Town Centre, establishing a new civic
centre with other potential civic facilities.
Policy 9.2.3 Grocery Store - Support the ongoing presence of a full service grocery store in the Town Centre.
Policy 9.2.4 High Street Character - Strengthen the high street character of the Town Centre and deliver
predictable, high quality development in the Town Centre as per the Town Centre Development
Permit Area guidelines in Part D. Undertake public realm improvements with new sidewalks, street
trees, landscaping, street furniture, and improved pedestrian crossings, and coordinate with Surrey
when appropriate.
42 | Policies
Objective 9.3 - To strengthen the permeability of the Town Centre, and the integration of open spaces and
connections for walking and cycling.
Policy 9.3.1 Connectivity - Improve pedestrian connectivity throughout the Town Centre by breaking up blocks with
pedestrian pathways. Establish a greenway connection that extends Russell Avenue westwards to Martin
Street and then on to Centennial Park.
Policy 9.3.2 Open Spaces - Enhance the network of parks and public open spaces by:
a. Providing a northern extension of Bryant Park across Russell Avenue, and creating a new neighbourhood
park and playground at the centre of the residential precinct in the block bounded by North Bluff Road,
Russell Avenue, Johnston Road, and Foster Street;
b. Establishing a civic plaza at Johnston Road and Russell Avenue;
c. Establishing a green buffer on North Bluff Road, which could include a setback between Foster and
George Streets with a double row of street trees with enhanced pedestrian facilities and physically
separated cycling facilities; and
d. Create a gateway plaza or other open space at North Bluff Road and Johnston Road.
Objective 9.4 - To efficiently and strategically utilize land and development to enhance the character and quality
of the Town Centre.
Policy 9.4.1 Parking - Consolidate surface parking areas into new developments and restrict future surface parking.
Policy 9.4.2 Town Centre Community Amenity Contribution - Through redevelopment, contribute to the creation of
appropriate public amenities that are consistent with the City's Community Amenity Contribution Policy,
this Section, and the Town Centre Development Permit Area guidelines in Part D.
Policy 9.4.3 Density Transfer - Allow the transfer of density from small lots to adjacent lots or lots located across City
streets and laneways.
Objective 9.5 - To advance sustainable urbanism in the Town Centre.
Policy 9.5.1 Sustainability - Conserve water and energy, and reduce greenhouse gas emissions as per the Town Centre
Development Permit Area guidelines in Part D.
Policies | 43
10.0 Waterfront
Goal: The City of White Rock enhances and promotes its beautiful Waterfront and historic pier as a memory-making
destination where people can shop, dine, gather, play, and connect with nature.
Image: Oleksander Smirnov
44 | Policies
Overview
The Waterfront is a cherished community amenity and defining feature of White Rock, establishing it as a seaside
community and regional destination and connecting residents and visitors to the natural setting. It was the waterfront
and its views that attracted the first cottage developments in the city, and continues to shape the community's
identity.
The City's steep topography provides clear waterfront views from many areas of White Rock, but also creates a
physical barrier for many pedestrians and those with mobility challenges. The promenade and sidewalks along Marine
Drive - along with restaurants and other shops - provide key waterfront connections and exceptional pedestrian
experiences.
Building on the growth management and land use policies for the Waterfront Village area, the policies in this section
further articulate directions for the Waterfront, seeking to strengthen existing character and connection to and from
the Waterfront.
Objectives and Policies
Objective 10.1 - To improve comfortable and convenient access to the Waterfront.
Policy 10.1.1 Getting to the Waterfront - Promote accessible movement of people to the Waterfront by:
a. Connecting Johnston Road from the Five Corners area to the waterfront, using community amenity
contributions to fund a people movement system as outlined in Section 13;
b. Improving access to the beach for persons with mobility impairments;
c. Enhancing north-south pathways and staircases, or 'Hill Walks,' and providing amenities such as rest
areas to improve the accessibility and desirability of these connecting spaces;
d. Creating visual cues and other wayfinding mechanisms to direct pedestrians toward connecting spaces;
and
e. Prioritizing public realm enhancements to the 'high and medium priority' sidewalks that are identified
in the White Rock Strategic Transportation Plan.
Objective 10.2 - To improve the comfort, safety, and delight of pedestrian spaces at the Waterfront.
Policy 10.2.1 Pedestrian Spaces - Strengthen and expand pedestrian spaces on Marine Drive and the waterfront by:
a. Protecting the pedestrian-scale and unique character of Marine Drive, and enhancing the pedestrian
realm as per the Waterfront Development Permit Area guidelines in Part D; and
b. Providing pavement markings and painted crosswalks that direct pedestrians through parking lots.
Policy 10.2.2 Parking - Identify strategies to reduce surface parking, including through the development of parking
structures, in order to provide seasonal programming and more continuous pedestrian access at the
waterfront without compromising business vitality.
Policy 10.2.3 Rail Line - Continue to explore opportunities to relocate the Burlington Northern Santa Fe rail line
away from the waterfront, in order to address safety issues and concerns about the increase in rail
traffic.
Policies | 45
Objective 10.3 - To ensure efficient access, circulation, and parking at the Waterfront.
Policy 10.3.1 Access and Circulation - Improve vehicle access and circulation along the Waterfront, without
compromising pedestrian movement.
Policy 10.3.2 Parking Management - Manage the parking supply and demand in the Waterfront area, with signage
improvements and the provision of a new parking facility at Victoria Avenue and Vidal Street. Consider
converting surface parking spaces into public spaces where parking can be provided elsewhere.
Objective 10.4 - To preserve and maintain the natural scenic beauty and oceanside village character of the
Waterfront, strengthening it as a year-round destination and amenity.
Policy 10.4.1 Form and Character - Continue to preserve the unique and historic form and character of the built
environment on Marine Drive through the Waterfront Development Permit Area guidelines in Part D.
Policy 10.4.2 Pier and Marine Activities - Promote the pier and promenade, and complimentary marine activities,
which form an integral part of White Rock's Waterfront.
Policy 10.4.3 Public Realm - Develop public realm design guidelines to enhance the image of Marine Drive, including
directions for street lighting and furniture, landscaping, sidewalks, right-of-ways, signage, open spaces,
and transit amenities.
Policy 10.4.4 Tourism - Allow for temporary commercial activity south of Marine Drive as part of City-sanctioned
special events and on-going leisure services programming.
46 | Policies
11.0 Housing
Goal: The City of White Rock has a mix of housing choices that are appropriate and affordable for residents at various
stages of their lives.
Policies | 47
Overview
White Rock currently has a mix of residential uses that characterize different areas of the city. While single family
homes in the Mature Neighbourhood area account for the large majority of land area in White Rock, the greatest
proportion of housing starts in the last decade have been apartments.
White Rock experiences housing affordability challenges along with the rest of the Lower Mainland, in which
housing costs are well beyond a price-to-income ratio that justifies the price of housing. Regionally, 33.5% of
households spent greater than 30% of their income on housing in 2011. In White Rock, this value was slightly
lower at 31.4%.
Supporting new Secure Market Rental and Affordable Rental Housing will help improve housing affordability in
the City. Secure Market Rental units are designated for rental purposes only and protected with a covenant, lease
agreement, or housing agreement registered against title for the life of the building.
New Affordable Rental Housing is defined as being intended to be affordable for very low and low income households
by making the maximum rent at least 20% below the average rent in the White Rock area, as determined by the
most recent rental market report from Canada Mortgage and Housing Corporation. For reference purposes, the
following table provides the income thresholds for different income groups, using 2016 Census gross household
income data for White Rock. By capping the rent for Affordable Rental Housing at no higher than 20% below the
average rent in White Rock, these rents would generally not exceed 30% of the gross household income at the
top end of the low income range, or near the low end of the moderate income range. Further reductions below
average rent that would make the Affordable Rental Housing units even more affordable would likely require grants
or operating subsidies from senior levels of government.
Household Income Group
Percent of Median Income
Income Range (2016 Census)
Very Low Income
Less than 50%
Less than $31,173
Low Income
50% to 80%
$31,173 to $49,875
Moderate Income
80% to 120%
$49,876 to $74,813
Above Moderate Income
120% to 150%
$74,814 to $93,516
High Income
More than 120%
$93,517 or greater
The policies in this section support elements of existing housing patterns, while expanding housing choice for
a broader range of individuals, households, and income levels. Policies in this section also treat housing as a
strategic asset that can be used to leverage other outcomes. For example, concentrating housing near transit and in
mixed use areas supports transportation choice, reduces congestion, supports local businesses, promotes healthy
lifestyles, and addresses many of the other goals of this OCP.
Objectives and Policies
Objective 11.1 - To expand housing choices for existing and future residents, and increase diversity of housing
types for a variety of household sizes, incomes, tenures, needs, and preferences.
Policy 11.1.1 Family-Friendly Housing - Increase the attractiveness and affordability of housing in White Rock for
families by:
a. Encouraging applicants to provide ground floor units with front door access to the street in all
rezoning applications for residential developments greater than three storeys in height;
b. Providing a minimum of 10% of units with three bedrooms and a minimum of 35% with either two
or three bedrooms in all rezoning applications for residential developments with more than 20
dwelling units; and
48 | Policies
c. Establishing outdoor amenity space requirements for multi-unit residential developments.
Policy 11.1.2 Age-Friendly Housing for People with Disabilities - Incorporate age-friendly measures that respond to
the needs of older individuals and people with disabilities by:
a. Developing design criteria for accessible units and establishing a minimum number of units required
to be accessible in new developments; and
b. Reducing parking requirements for dwelling units that are secured by a housing agreement for
occupancy by persons with disabilities.
Policy 11.1.3 Housing Choices Everywhere - Focus residential densities in the Town Centre, but ensure that
housing choices are distributed throughout the city in all neighbourhoods. Allow houseplexes
throughout the Mature Neighbourhoods.
Policy 11.1.4 Secondary Suites - Explore opportunities to allow additional secondary suites to increase rental
housing stock and improve housing affordability for homeowners, where relevant requirements such as
parking and BC Building Code issues are addressed, including:
a. Considering secondary suites in houseplexes;
b. Considering two secondary suites in single-detached houses; and
c. Reviewing and updating parking requirements for secondary suites.
Objective 11.2 - To support rental housing and a range of non-market housing options and needs along the
housing spectrum.
Policy 11.2.1 New Non-Market and Rental Housing - Support new affordable and rental housing, especially in
transit-accessible locations, by:
a. Using the Affordable Housing Reserve Fund to support the creation of new Affordable Rental Housing
units in partnership with other agencies and organizations;
b. Waiving community amenity contributions for affordable rental housing developments and considering
reductions for developments that include secure market rental units;
c. Allowing rezonings for projects with at least 20% of the units secured as affordable rental housing
with a density of up to 2.5 FAR and a maximum of six storeys in the areas identified in Figure 11.
Despite the present definition of affordable rental housing in the overview, zoning applications which
have received third reading under a prior determination of affordable rental housing may be approved;
d. Considering making City-owned land available to non-profit organizations for use in affordable
housing developments;
e. Supporting the addition of ancillary rental housing on institutional sites, such as places of worship,
where additional development can be accommodated;
f. Requiring a minimum one-to-one replacement of the existing rental dwelling units when an existing
rental building is proposed for redevelopment, with the average unit size of the replacement units at
least 80% that of the units being replaced; and/or
g. Reviewing parking requirements to determine the extent to which they can be relaxed for non-
market and rental housing within walking distance (i.e. 400-800 metres of real travel distance) of
frequent transit service and/or commercial areas.
Policy 11.2.2 Existing Rental Housing - Retaining low-rise rental building stock in the Urban Neighbourhood
areas south of Thrift Avenue to preserve affordable and rental housing. Allow expansions to rental
buildings with an additional 0.3 FAR and an additional 20 units per acre beyond the maximums
allowed under current zoning.
Policy 11.2.3 Tenant Relocation - Follow the tenant relocation policy to support those affected by redevelopment
of existing rental housing. Plans for relocating existing residents will be the responsibility of the developer.
Policies | 49
NORTH BLUFF RD
ROPER AVE
FIR ST
BEST ST
MAPLE ST
MARTIN ST
OXFORD ST
JOHNSTON RD
FOSTER ST
MERKLIN ST
EVERALL ST
GEORGE ST
VIDAL ST
GOGGS AVE
LEE ST
OXENHAM AVE
BLACKWOOD ST
VINE AVE
WINTER ST
HARDIE AVE
ANDERSON ST
UPPER ROPER AVE
HOSPITAL ST
ROPER AVE
E ST
OXENHAM AVE
OD ST
THRIFT AVE
GOGGS AVE
VINE AVE
RUSSELL AVE
GOGG
VINE AVE
Figure 11 Potential Affordable Rental Housing Sites
Policy 11.2.4 Affordable Housing Bonus - Allow rezonings in the Town Centre Transition area to permit buildings
up to six storeys and 2.5 FAR where the development provides:
a. For strata housing development, at least 20% of the units as Affordable Rental Housing;
b. For secured market rental development without a requirement to replace existing rental units, at
least 10% of the units as Affordable Rental Housing;
c. For a development replacing existing rental units and providing compensation to tenants in accordance
with the City's Tenant Relocation Policy, at least 5% of the units as Affordable Rental Housing. Projects
with applications submitted prior to 2021 may be approved with at least 5% of the units secured
at average rents for a period of 10 years, instead of 20% below average for the life of the building.
Developments in this category may have a density up to 2.8 FAR.
For projects owned or operated by regional or provincial housing agencies, or non-profit housing co-
operatives, Council may approve rezonings up to six storeys and 2.5 FAR according to the merits and
affordability in the proposal.
50 | Policies
12.0 Environmental Management
Goal: The City of White Rock preserves and protects natural areas, features, and habitat, and encourages the responsible use
of resources through sustainable development.
Policies | 51
Overview
White Rock is part of the Georgia Basin and Puget Sound ecosystem, with residents of this region sharing an
airshed, a flyway for migratory birds, and habitat for anadromous fish. Further, Semiahmoo Bay has been designated
as the Boundary Bay Wildlife Management Area (WMA) by the Ministry of Forests, Lands, and Natural Resource
Operations, in order to conserve and manage wildlife habitat. There are also important considerations for tsunami
preparedness and climate change adaptation.
White Rock has sensitive environmental features, including the foreshore, bluffs, and ravines. These ecological areas
provide services and intrinsic value to humans, as well as habitat to other species. A mature tree canopy forms part
of White Rock's ecological network and natural beauty.
The policies in this section seek to protect the ecosystems of which all people are a part and depend upon, and
which shape much of White Rock's identity and natural beauty. The policies in this section recognize that human
and environmental health are inextricably linked, providing direction for water, air, and soil quality. This section also
provides direction on conservation of water and energy, and the reduction of greenhouse gas emissions, in tandem
with Development Permit Area guidelines in Part D.
Objectives and Policies
Objective 12.1 - To protect the ecological integrity of watercourses and Semiahmoo Bay.
Policy 12.1.1 Aquatic Environment Protection - Protect and enhance the aquatic environment of Semiahmoo Bay.
Policy 12.1.2 Riparian Buffers - Protect and enhance riparian areas and buffers adjacent to watercourses, as per the
Development Permit Area guidelines in Part D.
Policy 12.1.3 Watershed Management - Approve only uses, programming, and infrastructure adjacent to the
waterfront that are compatible with the Boundary Bay WMA's management objective of providing
priority to fish, wildlife, and foreshore habitats.
Policy 12.1.4 Shoreline - Continue supporting shoreline restoration measures, and the protection of the foreshore
from erosion.
Policy 12.1.5 Rainwater Run-Off - Manage the quality and quantity of rainwater runoff by:
a. Requiring that stormwater be addressed on-site, including through integrated stormwater management
practices and other green infrastructure measures;
b. Protecting and enhancing the quality of water entering Semiahmoo Bay by reducing the amount of
rainwater flowing over impervious surfaces and collecting pollutants, in accordance with the City's
Integrated Stormwater Management Plan and the Development Permit Guidelines contained in Part
D; and
c. Applying Fisheries and Oceans Canada and the Ministry of Environment's Land Development
Guidelines for the Protection of Aquatic Habitat or other relevant guidelines to new developments
where sedimentation, runoff, and erosion are potential concerns, and review streamside development
applications in accordance with the Riparian Areas Development Permit Area in Part D.
Policy 12.1.6 Marine Food Sources - Explore opportunities to protect marine food sources, including fish and
shellfish stocks.
52 | Policies
Policy 12.1.7 Partnerships - Partner with other governments and agencies to ensure environmentally responsible
stewardship of Semiahmoo Bay, and to raise awareness among residents, business owners, and visitors
regarding the environmental sensitivity of the Bay. Support cross-border initiatives to promote the
environmental well-being of the Georgia Basin area.
Objective 12.2 - To protect and expand habitat and natural areas in the city.
Policy 12.2.1 Natural Landforms - Protect ecologically sensitive areas and retain natural landforms in White Rock,
including bluffs and ravines.
Policy 12.2.2 Tree Preservation - Preserve and protect mature, healthy trees throughout the City, by adopting and
adhering to an Urban Forest Management Plan and requiring development projects to be designed with
the intent of preserving and protecting mature, healthy trees.
Policy 12.2.3 Native Plant Species - Use native plant materials and naturescape principles for landscaping initiatives on
City-owned lands with a view toward supporting biodiversity.
Policy 12.2.4 Ecological Greenways - Enhance and restore ecological links between existing natural areas, increasing
connections between isolated habitats.
Objective 12.3 - To protect environmental and human health.
Policy 12.3.1 Air Quality - Participate in initiatives to support Metro Vancouver's Regional Air Quality Management
Plan, and follow Regional Growth Strategy policies related to reducing transportation-related pollution
by helping shift to more active travel modes and transit use.
Policy 12.3.2 Public Stewardship - Support and encourage community stewardship programs that preserve and
enhance natural areas. The City will also support and participate in environmental education initiatives.
Policy 12.3.3 Coordination with Other Governments - Cooperate with senior government agencies, including the
Department of Fisheries and Oceans and the Ministry of the Environment, as well as Metro Vancouver,
nearby municipalities, and Semiahmoo First Nation, to protect the environment. Consider the Regional
Growth Strategy Conservation and Recreation areas in decision-making.
Objective 12.4 - To mitigate risk of natural disasters and climate change.
Policy 12.4.1 Risk Assessment - Conduct an assessment of municipal infrastructure to determine the level of risk and
impact from rising sea levels, more frequent and larger storms, or other natural disasters, and ensure
future development implements adaptation measures.
Policy 12.4.2 Flood Damage Protection - Require that new buildings within the floodplain areas shown in Schedule D
are adequately flood-proofed to a standard established by the City and Provincial Government.
Policies | 53
Objective 12.5 - To conserve energy and reduce greenhouse gas emissions.
Policy 12.5.1 Greenhouse Gas Emissions Reduction Targets - Undertake a study to establish updated greenhouse
gas emissions targets, including city-wide targets as well as targets for buildings, transportation, and
solid waste. Until such targets are updated, reduce greenhouse gas emissions in accordance with the
recommendations of the City of White Rock Community Climate Action Plan:
a. 10% below 2007 levels by 2020; and
b. 50% below 2007 levels by 2050.
Policy 12.5.2 Development Permit Areas - Implement DPA guidelines in Part D relating to energy conservation and
greenhouse gas emissions reductions through landscaping, siting of buildings and other structures, form
and exterior design of buildings and other structures, specific features in development, and machinery,
equipment, and systems external to buildings and other structures.
Policy 12.5.3 Green Building Strategy - Develop a strategy to enhance the environmental and human health
performance of buildings.
Policy 12.5.4 Energy Step Code - Adopt the Province's new Energy Step Code as means to move toward net-zero
energy ready buildings.
Policy 12.5.5 On-Site Energy Generation - Support the use of on-site renewable energy generation systems to supply
electricity, heating, and cooling to buildings and other structures.
Policy 12.5.6 District Energy - Explore opportunities to implement a district energy system to distribute thermal
energy to consumers in the Town Centre and other areas with supportive residential densities, potentially
in collaboration with Surrey where appropriate. Consider supplying the district energy system with
renewable energy resources.
Policy 12.5.7 Electric Vehicles - Require one electric vehicle charging station for every 10 parking spaces in new multi-
unit residential and mixed use buildings. Provide rough-ins for an additional one electric vehicle charging
station for every 10 parking spaces, for future use as electric vehicle use increases.
54 | Policies
13.0 Transportation + Mobility
Goal: The City of White Rock facilitates the movement of people by providing an inclusive, interconnected transportation
network.
Policies | 55
Overview
Population densities and land use mixes in White Rock are generally supportive of transit and active modes of
transportation. Fine-grained street grids and mixes of uses create short travel distances between destinations, making
White Rock highly connected and providing a strong foundation for walkability. Barriers to walkability in White
Rock include steep topography (which is also an issue for cycling), discontinuous sidewalks, and lack of pedestrian
amenities in some areas.
Transportation policies in this OCP are consistent with the City's Strategic Transportation Plan, with a mode
hierarchy in which transportation investments, new space allocation, and public realm improvements are made based
on the following order of priorities: walking (including accessibility devices), cycling, transit, goods movement and
commercial vehicles, and personal vehicles. This Section addresses transportation systems and highlights that streets
are for much more than movement. Streets are for resting, socializing, shopping, playing, and generally participating
in public life.
Objectives and Policies
Objective 13.1 - To improve the safety, comfort, convenience, and enjoyment of walking in White Rock,
encouraging it as the first choice for short trips.
Policy 13.1.1 Connectivity - Reduce travel distances by planning uses close together and creating more direct
connections to destinations. Strengthen compact and mixed-use areas and support a fine-grained
pedestrian network in which multiple routes exist between destinations. Establish greenways throughout
the City, including an east-west greenway connecting the Town Centre to Centennial Park.
Policy 13.1.2 Sidewalk Design - Increase comfort and enjoyment of sidewalks and pedestrian pathways by improving
the design of streets as they are replaced or upgraded. Potential improvements include:
a. Expanding sidewalk coverage to achieve continuous sidewalks, prioritizing high pedestrian activity
areas, as per the Strategic Transportation Plan;
b. Encouraging a sufficient sidewalk width, including a minimum clear walking width of 1.5 metres in
predominantly residential areas, 1.8 metres on major roads, and 2.5 metres in commercial areas;
c. Using different coloured or textured materials for pathways and raised sidewalks in parking areas;
d. Minimizing the number and width of driveways that cross sidewalks;
e. Planting street trees and ensuring significant mature tree canopies along streets are protected and
enhanced over time;
f. Using landscaping, bike lanes, and/or street parking to separate sidewalks from vehicle lanes; and
g. Testing and adapting innovative street approaches, such as shared streets and pedestrian streets, to the
White Rock context.
Policy 13.1.3 Pedestrian Street Crossings - Improve the safety and accessibility of pedestrian crossings, giving priority
to measures outlined in the White Rock Strategic Transportation Plan, by:
a. Providing accessible curb letdowns that align between the sidewalk and street at intersections;
b. Narrowing crossing distances by adjusting or extending curbs at intersections, and providing bus bulges;
c. Maximizing crosswalk visibility through lighting, pavement markings, curb extensions, and clear sight
lines; and
d. Providing enhanced and accessible pedestrian signals.
Policy 13.1.4 Rail Crossings - Explore opportunities to upgrade and improve safety of rail crossings.
56 | Policies
Policy 13.1.5 Engaging and Comfortable Streets - Design the public realm and buildings to create streets that are
interesting, engaging, dynamic, comfortable, and inviting, as per the Form and Character Development
Permit Area Guidelines in Part D.
Policy 13.1.6 Treatments for Hills - Implement measures to mitigate some of the impact that hills and steep slopes
have on pedestrians by providing places to rest, additional stair treatments, and railings along the sides
of buildings.
Policy 13.1.7 Walkways and Stairs - Improve connectivity to the Waterfront by enhancing walkways and stairways,
particularly those on or extending from Johnston Road, Centre Street, Cypress Street, and Foster Street,
with public art, benches, lighting, community gardens, play areas, landscaping, and flower beds.
Policy 13.1.8 Public Open Space - Provide parklets, plazas, and other gathering spaces in areas of high pedestrian
activity to provide inviting spaces for people to linger and gather, providing further incentives to choose
walking as a mode of travel and enhancing the public life of streets.
Policy 13.1.9 Public Seating - Provide opportunities for rest, with seating at regular intervals on sidewalks and other
pedestrian paths. Strategically locate seating in areas that are pleasant for people-watching or are adjacent
to ravines, parks, and other green and natural areas.
Policy 13.1.10 Wayfinding - Develop an expanded wayfinding system that will help guide pedestrians to key activity
areas and other destinations.
Objective 13.2 - To improve the safety, comfort, convenience, and enjoyment of cycling within and through White
Rock.
Policy 13.2.1 Bicycle Network - Enhance the bicycle network to improve connectivity and provide more cycling
options throughout the city by:
a. Providing more north-south bicycle routes, in particular to connect the Town Centre and Waterfront;
b. Providing ramps for bicycles at key stairways in areas of steep topography and where there are
no through streets, including Johnston Road, Centre Street, Dolphin Street, Cypress Street, and
Bay Street;
c. Providing high quality bicycle facilities along North Bluff Road;
d. Connecting existing gaps in the network, including extending the off-street facilities on Stayte Road
south to Marine Drive and extending the shared use land on Bergstrom Road; and
e. Implementing bicycle route improvements as part of major street capital projects and as other
opportunities arise.
Policy 13.2.2 Bicycle Facilities - Enhance the comfort of bicycle facilities for all ages and abilities by implementing
different approaches and degrees of separation from motor traffic according to context and as outlined
in the White Rock Strategic Transportation Plan. These include off-street pathways, cycle tracks, bicycle
lanes, and neighbourhood bikeways.
Policy 13.2.3 Conflict Zones - Highlight potential conflict zones, such as intersections and driveways, through coloured
markings and dashed bicycle lane markings, and consider inclusion of bicycle signal crossings.
Policy 13.2.4 Bicycle Parking - Provide abundant, weather-protected, secure, and conveniently located bicycle parking
in all new multi-family developments, and at key employment and visitor destinations, schools, Peace
Arch Hospital, and transit stops with regional connections where space is available. Provide short-term
bicycle parking in commercial areas, the community and civic centre, at the waterfront, and in parks.
Policies | 57
Policy 13.2.5 End-of-Trip Facilities - Encourage end-of-trip facilities including showers and clothing lockers in major
employment developments and new civic facilities.
Objective 13.3 - To utilize land use and design tools, and to work with transit service providers, to improve the
frequency, comfort, and convenience of transit use.
Policy 13.3.1 Enhance Transit System - Work with TransLink to make transit more attractive and convenient by:
a. Enhancing local service frequencies;
b. Enhancing local circulator service;
c. Improving local service periods of operation;
d. Ensuring a universally accessible transit system;
e. Improving the White Rock centre exchange;
f. Enhancing the transit customer experience; and
g. Supporting regional transit improvements.
Policy 13.3.2 Transit Stops - Improve infrastructure around bus stops by ensuring there are sidewalks leading to the
bus stop, crosswalks near bus stops, and accessible curb letdowns.
Policy 13.3.3 Transit Shelters - Provide seating, lighting, and customer information at all bus stops along high frequency
corridors, such as Johnston Road, Pacific Avenue, Columbia Avenue, eastern Marine Drive, Stayte Road,
and North Bluff Road.
Policy 13.3.4 Bus Exchange - Support the development of a new bus exchange in the Semiahmoo Town Centre.
Policy 13.3.5 Hillside Connector - Continue exploring the feasibility of a fixed transit link or "people mover" between
the Waterfront and Town Centre that does not involve a conventional bus, but may include a covered/
enhanced escalator or funicular.
Policy 13.3.6 Transit Focus in the Town Centre - Identify the Town Centre as a key regional and local transit service
'anchor point', to ensure additional frequent and local transit route and infrastructure investments are
directed to this area and recognize the Town Centre's role as a high-density, mixed-use growth focus area
in White Rock and the Semiahmoo Peninsula.
Objective 13.4 - To enable the efficient delivery of goods to local businesses in White Rock.
Policy 13.4.1 Deliveries - Establish delivery times during off-peak hours in areas where there is congestion with goods
delivery.
Policy 13.4.2 Truck Routes - Maintain existing dedicated Truck Routes in White Rock's Street and Traffic Bylaw.
Policy 13.4.3 Rail Line - Continue to explore opportunities to relocate the Burlington Northern Santa Fe rail line
away from the waterfront, in order to address safety issues and concerns about the increase in rail
traffic.
58 | Policies
Objective 13.5 - To enable the safe movement of vehicles, effectively manage parking, and encourage greener
solutions for personal vehicle use.
Policy 13.5.1 Network and Improvements - Implement improvements to streets and intersections, as per the Strategic
Transportation Plan.
Policy 13.5.2 Traffic Calming - Implement traffic calming to reduce vehicle speeds and discourage short-cutting
through residential streets and lanes.
Policy 13.5.3 Wayfinding - Direct visitors to destinations with wayfinding signage to reduce impacts of visitor traffic.
Enhance highway signage exposure along Highway 99 to increase awareness of White Rock services,
attractions, accommodation, and other amenities.
Policy 13.5.4 Electric Vehicles - Explore opportunities to install public charging stations in the Town Centre and along
the Waterfront, and provide designated stalls for electric vehicles.
Policy 13.5.5 Parking Supply - Manage parking supply by reviewing parking standards for new developments to
ensure oversupply does not occur, and consider reducing requirements in denser areas. Review parking
standards for Mature Neighbourhoods to determine an appropriate approach for secondary suites and
other gentle forms of infill.
Policies | 59
14.0 Economic Development
Goal: The City of White Rock attracts a diversified economy by supporting local businesses, creating a desirable place to visit,
work, shop, and invest.
60 | Policies
Overview
Economic development is a vital to quality of life and many other community goals. As retail is so fundamental to the
economic prosperity of White Rock, attracting tourists and other visitors to sustain local businesses has long been a
community priority.
The policies in this section seek to support White Rock as a place to not only live and play, but also to work, shop, and
conduct business. They provide direction on strategies and partnerships to enhance overall economic prosperity, and
to differentiate White Rock from other communities.
Objectives and Policies
Objective 14.1 - To promote the city as a place to move to and reside in over the long term.
Policy 14.1.1 Attractive Community - Promote White Rock as a community that provides:
a. A mix of high quality housing choices, including diverse forms and tenures that accommodate workers
of differing incomes, abilities, stages of life, and lifestyles;
b. Distinct mixed-use precincts and local and boutique retail opportunities;
c. Leisure-supportive spaces and tourism areas;
d. Arts, heritage, and cultural events and activities; and
e. A wide range of community services.
Objective 14.2 - To coordinate efforts in support of tourism development in White Rock.
Policy 14.2.1 Tourism Economy - Work with Tourism White Rock and other stakeholders to enhance the value of
the tourism economy.
Policy 14.2.2 Destinations - Work with the Business Improvement Association to improve and promote retail and
amenity areas, including along Marine Drive and Johnston Road, by focusing on the city as a "full day
destination" and on the waterfront as a "year round destination". Explore the possibility of expanding
programming on the waterfront., and actively promote the development of new hotel space and related
uses in this area.
Policy 14.2.3 Year-Round Activities - Encourage year-round tourist-oriented and community activities such as outdoor
markets and street festivals, particularly at the waterfront.
Objective 14.3 - To leverage partnerships that will assist in business development.
Policy 14.3.1 Business-Friendliness - Encourage the involvement of the business community in the improvement and
promotion of White Rock as a place to do business.
Policy 14.3.2 Mutual Benefits -Work with the City of Surrey, the City of Blaine, and the Semiahmoo First Nation to
promote economic development opportunities.
Policy 14.3.3 P3 Opportunities - Be receptive to public-private partnership opportunities
Policies | 61
Policy 14.3.4 Expanded Business Sector - Work with local businesses to explore ways to encourage an expanded
business sector, including both retail and office uses, through initiatives such as branding, partnerships,
incentives, and "buy local" campaigns.
Objective 14.4 - To utilize land use and marketing measures to promote local jobs, support local businesses, and
increase the tax base.
Policy 14.4.1 Commercial Land - Foster a mix of employment opportunities by protecting the commercial land base
from conversion to non-employment uses, and by allowing home occupations.
Policy 14.4.2 Retail Niche - Protect and further develop a specialized small-scale market niche that capitalizes on
White Rock's seaside location and village character.
Policy 14.4.3 Film Industry - Capitalize on Metro Vancouver's identity as "North Hollywood" by marketing White
Rock as a prime destination for the film industry.
62 | Policies
15.0 Parks + Recreation
Goal: The City of White Rock provides a diverse range of recreational facilities and open space, offering a wide variety of
programs for residents of all ages and abilities.
Policies | 63
Overview
If buildings are the backdrop to public life, then open spaces are the stage. Open spaces foster public life, provide
passive and active recreation opportunities, and establish connections to healthy ecosystems and a holistic food
system. White Rock is home to approximately 31 hectares of park land, as well as several indoor and outdoor
recreation facilities and a community garden. Some Hill Walks, while not considered to be parks, provide amenities
like playgrounds. Policies in this section are consistent with the Parks and Recreation Master Plan, with an approach
to open space that celebrates unique local community character, values the natural environment, promotes active
transportation, and contributes to economic vitality by improving the desirability and livability of White Rock.
Objectives and Policies
Objective 15.1 - To meet community open space needs, and improve parks, plazas, and lookout areas.
Policy 15.1.1 Park and Open Space Distribution - Provide new park space in areas identified as being deficient and in
areas projected for future population growth, such as the Town Centre, in order to ensure that existing
and planned parks can meet the needs of residents.
Policy 15.1.2 Park Acquisition - Acquire park space through dedication or statutory rights-of-way with development
projects where it fits within the broader open space network as outlined in this Plan and the Parks and
Recreation Master Plan.
Policy 15.1.3 Town Centre - Utilize the open space network, including park space, greenways, plazas, and sidewalks, to
increase the pedestrian permeability of the Town Centre and to provide open space access for residents
and visitors. Establish a plaza or park in the block bounded by North Bluff Road, Russell Avenue, Johnston
Road, and Foster Street.
Policy 15.1.4 Civic Plaza - Establish a Town Square at Russell Avenue and Johnston Road, to strengthen a community
focal point in the heart of the Town Centre.
Policy 15.1.5 Open Space Diversity - Better utilize a greater diversity of public open spaces, including through small
improvements such as seating areas along sidewalks, on trails, in ravines, and in other open space areas.
Policy 15.1.6 Co-Location - Cluster parks and open space, where possible, near areas of active and passive recreation
use, including indoor and outdoor recreation facilities and retail and restaurant areas.
Policy 15.1.7 Street Allowances - Retain unopened or unimproved street allowances that can be upgraded for
walkways, viewing areas, landscaped parks, and natural areas.
Policy 15.1.8 Creative Partnerships - Build partnerships and explore joint use opportunities with the School District
at public schools, including White Rock Elementary and Peace Arch Elementary.
Objective 15.2 - To establish multi-use greenways and expand the City's tree canopy along streets.
Policy 15.2.1 Multi-Use Pathways - Connect neighbourhoods to one another and to the Town Centre, Lower Town
Centre, and Waterfront through multi-use pathways and other trails.
64 | Policies
Policy 15.2.2 East-West Green Spine - Prioritize an east-west greenway that will connect the Town Centre to
Centennial Park.
Policy 15.2.3 Green Edge - Encourage the establishment of an engaging green edge in the Lower Town Centre,
along Johnston Road adjacent to White Rock Elementary, by incorporating seating, planting, and other
programmatic elements.
Policy 15.2.4 Tree Canopy - Increase the amount of space available for trees by minimizing front driveways or
eliminating them on properties where laneways are present in the Urban and Mature Neighbourhoods,
to allow for the retention and expansion of the tree canopy.
Policy 15.2.5 Space for Trees - Strategically manage new building setbacks in multi-family and mixed-use areas to
create sufficient space for trees while maintaining an intimate, urban relationship with the street.
Objective 15.3 - To protect the riparian, foreshore, and aquatic habitat and biodiversity in the operation of City
parks and open spaces.
Policy 15.3.1 Ecosystem Impacts - Plan, design, develop, and maintain parks and open space in a manner that minimizes
impacts on local riparian, foreshore, and aquatic ecosystems.
Policy 15.3.2 Stewardship Education - Encourage initiatives and consider an interpretive centre in the waterfront area
that relate to the stewardship of local wildlife and ecology.
Objective 15.4 - To improve access to fresh, local food, and to provide community gardening in public spaces.
Policy 15.4.1 Community Gardens - Support the establishment of community gardens and other forms of urban
agriculture in public parks.
Policies | 65
16.0 Infrastructure
Goal: The City of White Rock is a safe and resilient community with responsive, high-quality, and well- maintained infrastructure
that meets the needs of the community.
66 | Policies
Overview
Infrastructure addresses fundamental community needs that support human health, but also influences resource
consumption and environmental integrity. The City maintains roads and sidewalks, and manages the storm and
sanitary sewer systems. The City also provides water services to residents and businesses. Plans are in place for two
new water treatment facilities as part of overall water infrastructure upgrades to treat for arsenic and manganese.
The policies in this section seek to protect the ecosystems of which all people are a part and depend upon - and
which shape much of White Rock's identity and natural beauty - while also responsibly managing City assets and
delivering essential services that are vital to the quality of life for residents.
Objectives and Policies
Objective 16.1 - To achieve appropriate levels of services and infrastructure improvements to accommodate
growth and support human health.
Policy 16.1.1 Phased Improvements - Undertake a logical, sequential, and phased program of water, sanitary,
and storm sewer infrastructure improvement and replacement. Balance expenditures and system
requirements to maintain current levels of service.
Policy 16.1.2 Consistency with Plans - Develop new Water, Stormwater, and Sanitary Sewer Management
Plans, and manage infrastructure and related services in an efficient manner consistent with these
Management Plans.
Policy 16.1.3 Drinking Water - Ensure drinking water supply and distribution is managed to safeguard public health,
protect the environment, and provide an adequate supply for a growing population. Monitor demand
and implement conservation strategies, and protect groundwater and the aquifer from contamination.
Improve water quality through reduction of point and non-point source pollution, and through watershed
planning in partnership with neighbouring and regional jurisdictions.
Objective 16.2 - To protect or enhance ecological health through the delivery of infrastructure services.
Policy 16.2.1 Solid Waste - Support ongoing initiatives that will provide for the effective and responsible solid waste
management of recyclables, compostables, and garbage through programs, services, policies, and
guidelines. Require all new multi-unit residential, commercial, and institutional development to include
space for waste-stream separation.
Policy 16.2.2 Fish Habitat and Riparian Areas - Plan new sanitary and storm sewer services in a manner that will
prevent or minimize design and operation impacts to fish habitat by avoiding alignments with fish habitat
areas including watercourse crossings and riparian areas.
Policy 16.2.3 Watershed Planning - Take an integrated watershed planning approach for the comprehensive
management of surface water, stormwater, and ground water resources that promotes healthy aquatic
ecosystems, resilience to climate change, and the maintenance of hydraulic systems. Support cross-
border initiatives to promote the ecological well-being of the Georgia Basin areas.
Policies | 67
Policy 16.2.4 Stormwater Management - Take an integrated stormwater management approach that:
a. Reduces base flows and the frequency and magnitude of peak flows;
b. Minimizes impervious surfaces in new developments;
c. Includes strategies to mitigate stormwater runoff impacts for all developments;
d. Includes low impact biofiltration systems on select streets and public parking lots, and uses enhanced
stormwater treatments;
e. Incorporates stormwater features that form part of the broader open space and habitat network; and
f. Improves the quality of water flowing into Semiahmoo Bay.
Policy 16.2.5 Green Infrastructure - Encourage the use of green infrastructure, including bioswales, permeable
pavement, rain gardens, soil cells, green roofs, and green walls, and the planting of street trees to assist
in the management of stormwater. Consider adopting additional policies from Metro Vancouver's
'Connecting the Dots.'
Objective 16.3 - To enhance the public realm and address the location of utilities and services within streets.
Policy 16.3.1 Road Standards - Establish road standards for a hierarchy of streets that identify widths for sidewalks
and overall right-of-ways, and location of infrastructure services.
Policy 16.3.2 Undergrounding of Utilities - Move overhead utility cables underground, making them less susceptible
to outages during storm events and creating more space in the public realm for pedestrians and trees.
68 | Policies
17.0 Arts, Culture + Heritage
Goal: The City of White Rock promotes and celebrates its thriving local arts, culture, and heritage to its fullest potential.
Image: Oleksander Smirnov
Policies | 69
Overview
Culture is what residents of a community share in common and how they celebrate their differences. The culture
of a community is an important part of a 'place', setting it apart from other communities. Semiahmoo First Nation,
a Coast Salish sub-group, are the traditional occupants of the area and are still actively involved in preserving the
history and cultural activities of the Salish people. Semiahmoo First Nation run the Spirit Stage Bandshell, where a
variety of cultural events and performances occur.
White Rock is home to an array of artists and creative sector workers. In addition to city and community-run
facilities that offer spaces for cultural programming and events, several non-profit and privately run businesses serve
the cultural and creative needs of the community, ranging from visual and performance arts, to music and film.
The policies in this section seek to reinforce a unique sense of place through tangible and intangible cultural
qualities - including art and artistic expression, and the celebration of heritage - to create a sense of identity and
meaning and foster community pride. Cultural policies also strive to contribute to economic vitality, since culture
is what makes places like White Rock special and interesting and an inviting place to live, do business, visit, and
invest.
Objectives and Policies
Objective 17.1 - To protect and reinforce White Rock's heritage.
Policy 17.1.1 Historic Streetscapes - Protect the unique historic character of the commercial streetscape on Marine
Drive by ensuring strong compatibility of all new development, as per the Development Permit Guidelines
in Part D.
Policy 17.1.2 Artifacts and Archival Collections - Work with the White Rock Museum and Archives to ensure the
long term preservation of its artifact and archival collections.
Objective 17.2 - To support and reinforce cultural inclusivity, cultural involvement, and the arts and artistic
expression in White Rock.
Policy 17.2.1 Cultural Inclusiveness - Ensure cultural resources and activities are inclusive and respond to the cultural
needs and aspirations of diverse populations through culturally relevant programs, services, and facilities.
Encourage cultural expression - through events, public art, and other means - that reflect diverse
populations and community needs and interests.
Policy 17.2.2 Partnerships - Explore opportunities to work with Semiahmoo First Nation and the City of Surrey.
Policy 17.2.3 Public Art and Artistic Expression - Provide appropriate spaces for and encourage the installation of
formal and informal public art and artistic expression in buildings, streets, parks, and other areas of the
public realm, giving preference to local artists.
Policy 17.2.4
Art Spaces - Explore the feasibility of a multi-use civic facility that includes a Public Art Gallery, and
consider including space for arts and cultural activities in future Municipal building projects where
possible.
70 | Policies
Policy 17.2.5 Artistic Connections - Strengthen connections between the Town Centre and the Waterfront through
artistic interventions, such as sculpture gardens and an arts walk, and incorporate artistic expression in
new functional street furnishings.
Policy 17.2.6 Arts and Culture Infrastructure - Consider directing community amenity contributions for space for
arts, culture, and heritage programs and activities through major private developments.
Policy 17.2.7 Creative Economy - Promote culture-led economic development by considering offering tax incentives
to buildings owners who rent to arts and culture businesses or organizations, and working with Tourism
White Rock to better establish White Rock as a cultural destination.
Policy 17.2.8 Johnston Road - Promote Johnston Road as an arts and culture corridor or district that could possibly
expand into 152nd Street in Surrey.
Policy 17.2.9 Promenade - Support the development of a conceptual design for a permanent and designated space
for an Artists Walk Program on the promenade, which could include colourful shelters for artists to
display their work.
Policy 17.2.10 Programming and Events - Support diverse arts programs, artistic opportunities, cultural festivals, and
other events that celebrate and contribute to White Rock's cultural identity.
Policies | 71
18.0 Quality of Life
Goal: The City of White Rock provides an environment where all residents can realize their potential in living healthy, happy,
and well-balanced lives.
72 | Policies
Overview
Quality of life is complex, and it is shaped by all of the policy realms in this OCP, ranging from housing and
transportation, to parks and the natural environment, to food security and local food production. As noted in
other policy sections, White Rock is home to many amenities and natural and cultural assets that contribute to
a high quality of life for residents. Implementation of this OCP will maintain and enhance the quality of life for
residents and visitors into the future.
A direct link between the City of White Rock and the quality of life and health of residents is through the provision of
essential community services and access to these services. Community services foster community health, safety, and
overall well-being. The policies in this section embrace these aspirations, and seek to influence community identity
and pride, which in turn help make White Rock a desirable place to live.
Objectives and Policies
Objective 18.1 - To support the effective delivery of essential community and emergency services.
Policy 18.1.1 Community Services - Continue support and coordination with and between local community service
providers, including Sources Community Resource Centres, to optimize programs available to the
residents of White Rock.
Policy 18.1.2 Police and Fire Services - Continue to support and coordinate with the White Rock Fire Department
and White Rock RCMP, and continue to provide a high level of police and fire services to citizens.
Policy 18.1.3 Schools - Work cooperatively with School District 36 to ensure school facilities meet the needs of
White Rock residents, to coordinate parks and recreation programs, to provide safe access to schools,
and to partner for resource sharing where feasible.
Policy 18.1.4 Emergency Response - Continue monitoring and updating the White Rock Emergency Response Plan
as needed, and coordinate with Surrey where appropriate.
Policy 18.1.5 Health Care Facilities and Services - Continue to support the expansion of the Peace Arch Hospital and
associated health care facilities and services.
Objective 18.2 - To strengthen identity and pride of place in White Rock.
Policy 18.2.1 Community Events - Continue hosting and supporting initiatives and special events that foster civic
identity and pride, including the Tour de White Rock bicycle road race and the Sea Festival.
Policy 18.2.2 Business Partnership - Encourage and partner with the business community in the improvement and
promotion of the city as a place to visit and do business.
Policies | 73
Objective 18.3 - To meet the diverse needs of the community and provide access to civic facilities, spaces, and
programs.
Policy 18.3.1 Civic Facilities - Provide and enhance recreation opportunities and wellness services to meet the diverse
needs of the community through programs delivered at civic facilities and spaces.
Policy 18.3.2 Parks and Other Civic Spaces - Work toward improving access to open space so that all residents live
within a 5-minute (400 metre) walk of a park, green space, or other civic space.
Policy 18.3.3 Universal Design - Encourage the incorporation of universal design principles in new buildings, civic
facilities, parks, and public realm upgrades.
Objective 18.4 - To improve food security and enhance access to all facets of the local food system, from
production and processing to sales and nutrient recovery.
Policy 18.4.1 Food Systems - Continue to support and work toward the goals in Metro Vancouver's Regional Food
System Action Plan.
Policy 18.4.2 Food Production - Support the establishment of urban agriculture in White Rock by:
a. Encouraging and establishing non-commercial community and demonstration gardens where feasible
and appropriate in parks, rights-of-way, boulevards, vacant lots, and private developments;
b. Encouraging the provision of private allotment gardens in new developments;
c. Encouraging the establishment of small-scale commercial urban food gardens, including the associated
sale of the food products;
d. Encouraging and establishing an informal edible landscaping, with fruit and seed-bearing species, in both
public and private lands; and
e. Considering supporting additional urban agricultural activities such as keeping chickens.
Policy 18.4.3 Food Processing - Support the establishment of community processing facilities such as community
kitchens, as well as private sector processing facilities.
Policy 18.4.4 Food Sales - Continue support for a Farmers' Market, and encourage additional grocery store space in
the Town Centre.
Policy 18.4.5 Nutrient Recovery - Support the appropriate disposal, recovery, and re-use of organic material.
74 | Policies
Implementation | 75
Part
C Implementation
76 | Implementation
19.0 Plan Administration and Alignment
19.1 Consistency with Other Plans
The City of White Rock has many plans and strategies in place that provide direction for planning and development,
engineering, parks and recreation, environmental management, economic development, and more. Most of these
plans and strategies already generally align with this OCP, while in other instances there may be gaps in strategic
direction. In all cases, updates or creation of new plans or strategies must consider and align with this OCP.
19.1.1 Required Plan Updates
There are a number of plans and bylaws that have direct impact on the growth and development of the city that
should be updated following adoption of the OCP as part of this implementation strategy. The following is a list of
plans and bylaws that require a critical review and update to align with the vision and policies of this OCP:
-
Zoning Bylaw
-
Drainage Master Plan
-
Water Master Plan
-
Sanitary Sewer Master Plan
19.2 Alignment with Financial Decision-Making
One of the most effective implementation tools in the administration of this Plan is through the municipal budget.
The City will incorporate a budget that takes a holistic approach to city-building that is driven by the Vision, Guiding
Principles, Goals, and Objectives in this OCP.
Strategies and decision-making relating to community amenity contributions and density bonusing provisions must
directly align with the vision, principles, goals, and objectives of this OCP. Likewise, development cost charges and
capital budgeting approaches will continue moving the City toward a full cost accounting approach, in which different
types and locations of growth will better address real costs and value creation.
19.3 Development Proposals and OCP Amendments
All development proposals submitted to the City will be required to comprehensively and credibly identify how the
proposal facilitates or inhibits the realization of the vision, principles, goals, and objectives of this OCP. Such analysis
cannot be selective in the referencing of elements of this OCP, but must be comprehensive in its consideration of the
OCP in its totality.
Each application for OCP amendments must clearly demonstrate how the proposal conforms with and will help realize
the OCP's vision, principles, goals, and objectives. City staff will provide its own review of proposal alignment with the
OCP, ensuring that such reviews do not become formulaic, but rather are candid and critical in their contextual and
project-specific consideration.
Development proposals that require OCP amendments will be reviewed by City staff and an initial information report
on the proposed OCP amendment will be prepared for Council. Following receipt of the information report, Council
may refuse the application for OCP amendment or direct City staff to continue processing the application.
Implementation | 77
20.0 Monitoring, Evaluation, and Actions
20.1 Monitoring and Evaluating Success
Ensuring the successful implementation of the OCP not only requires updates to plans and strategies, but also requires
ongoing monitoring and evaluation. Staff and Council should be equipped with the information needed to respond
to the evolving context of the community, and to determine whether the OCP vision and goals are being achieved.
Monitoring should be kept relatively simple and measurable.
20.2 Actions
It is not possible to list all of the actions likely to be undertaken by the City through the life of this OCP. However,
the list below identifies priority action items and anticipated time frames. An annual review will outline progress that is
being made.
Short Term (1-2 Years)
Develop a new Zoning Bylaw (Policies 11.1.2, 11.2.1, 13.5.5, 15.2.5)
Develop a new Urban Forest Management Plan (Policies 6.2.2, 12.2.2, 15.2.4)
Develop new GHG emission reduction targets (Policy 12.5.1)
Adopt the Province's Energy Step Code (Policy 12.5.4)
Develop a new Water Management Plan (Policy 16.1.2)
Develop a new Stormwater Management Plan (Policies 16.1.2, 16.2.4)
Develop a new Sanitary Sewer Management Plan (Policy 16.1.2)
Develop road standards (Policy 16.3.1)
Medium Term (3-4 Years)
Develop an expanded wayfinding system (Policies 10.1.1, 10.2.1, 10.3.2, 13.1.10, 13.5.3)
Implement a people movement system between the Waterfront and the Town Centre (Policies 10.1.1, 13.3.5)
Develop public realm design guidelines for Marine Drive (Policy 10.4.3)
Establish outdoor amenity space requirements for multi-unit developments (Policy 11.1.1)
Develop design criteria and establish minimum unit counts for accessible units in new developments (Policy 11.1.2)
Establish an Affordable Housing Reserve Fund (Policy 11.2.1)
Develop a Tenant Relocation Policy (Policy 11.2.3)
Assess municipal infrastructure to determine the level of risk associated with sea level rise (Policy 12.4.1)
Develop a Green Building Strategy (Policy 12.5.3)
Long Term (5+ Years)
Relocate the rail line away from the Waterfront (Policies 10.2.3, 13.4.3)
Conduct a feasibility study for a multi-use recreation facility that includes public art space (Policy 17.2.4)
Ongoing
Construct parking structures to provide additional capacity away from the surface lots on the Waterfront (Policies
10.2.2, 10.3.2)
Monitor the net increase in total secured market rental units and affordable rental units (Policy 11.2.1)
Monitor the area of additional public space in the City (Policies 9.2.1, 9.3.1, 9.3.2, 13.1.1, 13.1.8, 15.1.1/2/3/4/5, 15.2.2,
18.3.2
Monitor significant improvements to the pedestrian realm (Policies 13.1.1/2/3/4/6/7/8/9, 17.2.3/5/6/8/9)
Monitor significant improvements to the cycling network (Policies 13.2.1/2/3/4/5)
Monitor significant improvements to transit infrastructure (Policy 13.3.1/2/3)
78 | Implementation
21.0 Development Approvals Information
21.1 Authority and Purpose
Section 485 of the Local Government Act authorizes a local government to specify circumstances in which Development
Approval Information may be required within its Official Community Plan. Development Approval Information can
include studies and technical information that allow the City to evaluate a development and any potential impacts
the development may have on the surrounding neighbourhood and the City as a whole. This information can also
be used to ensure that a new development meets the intent of the objectives and policies in the Official Community
Plan and meets other City Bylaws. Development approval information may be required for Official Community Plan
Amendment, Rezoning, Subdivision, Development Permit, and/or Temporary Use Permit applications.
21.2 Required Information
The types of plans and studies that may be required with a development application in the City of White Rock include,
but are not limited to, the following:
-
Plans indicating proposed land uses, landscaping, and open spaces
-
Plans of rental buildings that are proposed for removal to accommodate redevelopment
-
Traffic impact assessment that addresses vehicular traffic, transit, cycle and pedestrian routes, garbage and loading,
and parking
-
Engineering studies identifying infrastructure impacts, requirements, and potential upgrades
-
Geotechnical assessment
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Hydrological assessment addressing drainage patterns and stormwater management
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Environmental assessment and mitigation plans
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Health Impact Assessment to determine potential health impacts of proposed developments
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Tree report that addresses tree management associated with the proposed development
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Studies on potential impacts on public facilities and community services
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Assessment of impacts on neighbouring properties and public lands, including view analyses, street profiles, shadow
studies, wind studies, and noise studies
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Assessment of economic costs and benefits, including tax impacts, and public infrastructure costs, and potentially a
market analysis to demonstrate demand for the development
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Studies required to address other issues that may be identified by White Rock City Council
Reports are to be prepared by an appropriately qualified registered professional.
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80 | Implementation
Development Permit Areas | 81
Part
D Development Permit
Area Guidelines
82 | Development Permit Areas
22.0 Development Permit Areas (Form/Character/Sustainability)
Guidelines for these designated Development Permit Areas (DPAs) are intended to protect and enhance the
quality of the natural and built environment and to enhance the character of White Rock's history and setting.
22.1 Overview / Authority
The Local Government Act authorizes local governments to designate areas in the Official Community Plan for
several purposes including the establishment of objectives for the form and character of commercial, industrial,
multi-family residential, or intensive residential development, and to achieve objectives for energy and water
conservation and the reduction of greenhouse gas emissions. The City designates the following Development
Permit Areas to achieve these objectives, pursuant to the sections of the Local Government Act listed in brackets:
-
Town Centre
[Section 488(1)(d),(h),(i), and (j)]
-
Lower Town Centre
[Section 488(1)(d),(h),(i), and (j)]
-
Waterfront
[Section 488(1)(d),(h),(i), and (j)]
-
Multi-Family
[Section 488(1)(e),(f),(h),(i), and (j)]
-
Neighbourhood Commercial
[Section 488(1)(f),(h),(i), and (j)]
-
Mature Neighbourhood Houseplex [Section 488(1)(e),(h),(i), and (j)]
The properties subject to the above Development Permit Areas are identified in Schedule B. Single family infill
subdivisions, created through rezoning and subdivision, where the lot width is less than 12.1 metres (40 feet)
are defined as "intensive residential redevelopment" pursuant to Section 488(1)(e). Further, all lands zoned to
permit and proposed to be developed for assisted living use are defined as "intensive residential development"
and designated as Development Permit Area pursuant to Section 488(1)(e), and the Multi-Family DPA guidelines
will apply to such developments. The DPA that applies to a given site may need to be revised with development
applications that include amendments to the land use designations included in this Plan. This will ensure the
appropriate guidelines are being applied to each new proposed development, as different types and scales of
development are contemplated and regulated in each DPA as outlined in the following list:
-
Town Centre - large-scale mixed-use and apartment
-
Lower Town Centre - moderate-scale mixed-use and apartment
-
Waterfront - small-scale mixed-use and apartment
-
Multi-Family - mixed-use, apartment, townhouse, and intensive assisted living use (varying scales), intensive
single family infill (varying scales)
-
Neighbourhood Commercial - small-scale commercial and mixed-use buildings
-
Mature Neighbourhood Houseplex - houseplexes and intensive single family infill
The following Sections include guidelines for the form, character, and sustainability measures for new development.
Conditions of development and exemptions are also outlined. The guidelines will be used by the Planning Department
and the Advisory Design Panel in evaluating development applications.
22.2 Development Permit Exemptions
The following are exempt from the development permit application approval process:
-
Proposals where the intended use is wholly limited to institutional, utility, and/or civic uses
-
Interior alterations and/or renovations with no changes to the exterior appearance or design
-
Building envelope remediation, so long as there are no changes to exterior appearances or design
-
In-kind replacements of missing, worn, or damaged exterior materials, so long as there are no changes to the
exterior design or appearance
-
Alterations to a façade that result in only minor changes to the form and character of the building
-
Applications for individual signs only
-
One unit residential and houseplexes up to four (4) dwelling units are exempt from Form and Character
Development Permits.
Town Centre Guidelines | 83
22.3 Town Centre Development Permit Area
The objectives of this Development Permit Area are to:
-
Reinforce Town Centre as the cultural, commercial, and civic
heart of White Rock
-
Establish an attractive, comfortable, well-connected,
pedestrian-oriented environment that fosters vibrant
public life
-
Ensure the compatibility of new development with adjacent
existing buildings
-
Enhance quality of life
-
Conserve energy and water and reduce GHGs
-
Enhance the character of the built environment and public
realm in the City of White Rock
Th
e Hea
rt of Our Ci
ty
84 | Town Centre Guidelines
22.3.1 Buildings
a. Ensure buildings are compatible with or
complementary to adjacent developments in
terms of height, density, and design. The tallest
and densest developments are to be located at
the intersection of Johnston and North Bluff
Roads, with heights and densities decreasing
to the south and west as outlined in Figures
8 and 9. Vary heights, rooflines, and massing to
minimize impacts to views and solar exposure
enjoyed by adjacent buildings and open spaces.
b. Set buildings back from the property line at
least 3 metres, with a further stepping above
the second or third floor in mixed use areas
and above the fourth floor in residential areas.
Consider an additional step back above the
seventh floor. Fewer steps in building form may
be accepted where the building achieves greater
energy efficiency by a streamlined form.
c. Create visual interest with architectural details.
Incorporate windows, doors, bay windows,
porches, setbacks, and vary colours, massing,
and materials. Non-street facing elevations shall
be treated with the same architectural details
as the street facing elevations.
d. Ensure main entrances of residential and
mixed-use buildings are level with the sidewalk.
Entrances shall be clearly identifiable, and
weather protection with overhangs and awnings
shall be provided over all entrances and along all
commercial frontages. Residential units on the
ground floor should be ground-oriented with
entrances directly off of the street.
e. Address all street edges on properties fronting
multiple streets or public walkways. Orient
buildings toward intersections or design
independent frontages along both intersecting
streets, and incorporate windows, doorways,
landscaping, and architectural detailing along all
street frontages and walkways.
f.
Provide articulation to break up building mass
and to establish a rhythm along the street
front in commercial areas. Ground-level
commercial spaces should reflect traditional
patterns of diverse, small-scale retail with
storefronts of approximately ten metres wide.
Include no more than six contiguous units
fronting a given street without incorporating
architectural elements.
g.
Maximize transparency in commercial areas
through extensive use of glazing at grade level,
and consider use of mullions and frames to
Lower Town
Centre
Transition in density
and height from Town
Centre
Town Centre
30 m. min
Guidelines a and b: Decreasing heights and densities
moving from the Town Centre to the Lower Town Centre,
30 metre tower separations, and stepping building forms
4th floor step-back
8th floor step-back
Guidelines d, j, and h: Ground-oriented units, entrances
directly off of and level with the sidewalk, natural materials,
and private outdoor space
Guidelines c, d, g and k: Windows and colour variations
along the front elevation, weather protection above the
entrance level with the sidewalk, and projecting signage
Town Centre Guidelines | 85
create character and visual interest. Reflective
glass or other similar material on the ground
floor façade of any building facing a street will
not be accepted.
h. Provide common outdoor amenity spaces
for residents in mixed use and residential
buildings. Shared roof decks with gardens are
encouraged where appropriate. Incorporate
dining and seating areas with outdoor cooking
facilities, play areas for children, areas for air-
drying laundry, communal vegetable gardens,
and appropriate landscaping. Provide each
apartment unit with a private outdoor space,
such as a balcony or ground level patio, where
possible. Provide ground floor units with a
semi-private front patio. Incorporating green-
roofs to manage stormwater, reduce urban
heat island effect, and contribute to biodiversity
is encouraged.
i.
Follow passive solar design principles and
orient and site buildings to maximize views
to the waterfront. Design roofs to maximize
opportunities for solar collection in winter
and control solar gain on south-facing
facades by blocking high-angle sun in summer.
Alternatively, provide operable shading devices
or window overhangs to control summer solar
gain. Maximize passive ventilation and passive
cooling through building orientation.
j.
Incorporate west coast design elements with
the use of natural materials, including brick,
stone, concrete, exposed heavy timber, and/
or steel. Vinyl siding and stucco will not be
considered for cladding. Use rich natural
tones which reflect the natural landscape and
seascape as the dominant colours, with brighter
colours used only as accents.
k. Integrate commercial signage with the building
and/or landscaping. Signage shall have a
pedestrian scale and be coordinated throughout
each development and compatible with signage
on adjacent properties to establish a unified and
attractive commercial area. The use of natural
materials and projecting signs is encouraged.
Guidelines d and e: Mixed-use development addressing
both street frontages, with entrances and weather
protection along both streets
Guideline f: Facade articulation and narrow store fronts
with entrances at regular intervals
Guideline k: Commercial projecting signs
86 | Town Centre Guidelines
22.3.2 Pedestrian Realm and Landscape
a. Site new development back from the
intersection of Johnston Road and North
Bluff Road to create a "Gateway" to the City.
Design this space as a plaza and incorporate
public art and/or a Town Centre welcome
feature or sign.
b. Create a "Heart" in the Town Centre by
setting buildings back on all four corners at
the intersection of Johnston Road and Russell
Avenue and building a Central Plaza or Park
in the block bounded by North Bluff Road,
Russell Avenue, Johnston Road, and Foster
Street. Enhance these public spaces with public
art and opportunities for programmed uses.
c. Provide continuous commercial frontage
along both sides of Johnston Road, and allow
additional street-front commercial along
North Bluff Road and portions of Thrift and
Russell Avenues adjacent to Johnston Road.
Bicycle parking adjacent to retail entrances
is encouraged.
d. Improve the public realm along Johnston Road
in accordance with the results of the Johnston
Road Upgrade. Widen sidewalks throughout
the Town Centre (minimum 1.8-2.5 metres),
and install ornamental street lamps and street
furniture. Provide space for patios adjacent
to commercial retail frontages. Curb let-
downs are to be designed to accommodate
wheelchair and scooter movement.
e. Provide consistency with street trees, plant
materials, street furniture, and other aspects
of the public realm to create cohesive
streetscapes. Incorporate public art in both the
public and private realm that is reflective of the
local landscape and heritage.
f.
Site buildings to create outdoor public spaces
and
through-block
walking
connections,
as these spaces create opportunities for a
variety of pedestrian-oriented activities and
uses. Special attention should be paid to
establishing linear park connections from
Russell Avenue north and Johnston Road west
to the Central Plaza/Park, and west from the
intersection at Russell Avenue and Foster
Street to Centennial Park.
Guidelines b and f: Building siting
creates a fine-grained network of
pathways, parks, and open spaces
North Bluff Road
Thrift Avenue
George Street
Martin Street
Park Space / Greenways
Plazas / Sidewalks
Guideline a: Setting buildings back from the corner of
North Bluff Road and Johnston Road creates a plaza with
public art and a gateway feature or sign
Town Centre Guidelines | 87
g. Use light coloured reflective paving materials
such as white asphalt or concrete for paths,
driveways, and parking areas to reduce heat
absorption and urban heat island effect. Ensure
all areas not covered by buildings, structures,
roads, and parking areas are landscaped. Use
landscaping to establish transitions from public
to private areas.
h. Increase the quantity, density, and diversity
of trees planted in the Town Centre, with
both deciduous and coniferous tree species.
Ensure all trees are planted with sufficient soil
volume, using soil cells where appropriate, and
incorporate diverse native shrub layers below
trees to intercept stormwater. Landscape
design should employ CPTED safety principles.
i.
Select trees that will maximize passive solar
gain, natural ventilation, and natural cooling,
and increase the entry of natural light into
buildings. Maximize the use of drought
tolerant and native species requiring minimal
irrigation. Use lawn alternatives such as
groundcovers or sedums to limit watering
requirements
and
increase
biodiversity.
The planting of hedges directly adjacent to
sidewalks is discouraged, unless they are
screening a garbage/recycling area.
j.
Incorporate
Low
Impact
Development
Techniques
for
stormwater
management,
where appropriate and in accordance with the
City's Integrated Storm Water Management
Plan (ISWMP). This includes but is not limited
to bio-swales, cisterns, and permeable paving.
Narrower lanes/access roads and the use of
porous asphalt are encouraged.
k. Provide sufficient on-site illumination for
pedestrian/vehicle safety and good exposure
for retail uses. Light facades and highlight
building entrances, and avoid "light spill" onto
adjacent properties. The use of lighting systems
that are powered by renewable energy, such as
solar-power, are encouraged.
North Bluff Road
Thrift Avenue
George Street
Martin Street
Residential Multi-Family
Park / Open Space
Mixed Use
Civic
Retail at Grade
Guideline c: Street-level commercial development focused
along Johnston Road, with residential development focused
at the west side of the Town Centre
Guidelines f, h, and i: Through-block pedestrian
connections provide a variety of pedestrian routes, public
spaces create opportunities to gather, and trees provide
shade.
88 | Town Centre Guidelines
Section showing residential step-backs, parking, pedestrian realm and use of street fronting outdoor amenity
spaces.
Diagram showing mixed-use building step-backs and pedestrian realm along Johnston Road.
Town Centre Guidelines | 89
Guideline b: Below grade, off-street parking
Guideline a: Parkade entrance softened by landscaping
22.3.3 Parking and Functional Elements
a. Locate parkade entrances at the rear or side
of buildings where possible, separate from
pedestrian entrances. If a parkade entrance
faces a street, it shall be subordinate to
the pedestrian entrance in terms of size,
prominence on the streetscape, location,
and design emphasis. The use of landscaping
to screen and soften the appearance of the
parkade entrance is encouraged. Access ramps
must be designed with appropriate sight lines
and incorporate security features.
b. Provide all off-street parking below grade or
enclosed within a building, with the exception
of some visitor parking spaces and short-term
commercial parking spaces. Bicycle and scooter
parking shall be provided for residents within
parkades, with temporary bicycle parking
available near building entrances. Ensure
buildings are accessible from parkades for
those with mobility impairments.
c. Provide sufficient space for garbage, recycling,
and composting within parkades. These areas
are to be located so that they are convenient
for users and accessible for waste/recycling/
compost collection and removal. Loading areas
must also be incorporated within buildings
wherever possible.
d. Locate mechanical equipment to minimize
exposure to the street and nearby buildings.
Screening of rooftop mechanical equipment
must be integrated into the overall architectural
form of the building, and be designed to dampen
noise where required.
90 | Town Centre Guidelines
Page left blank for double-sided printing
Lower Town Centre Guidelines | 91
22.4 Lower Town Centre
Development Permit Area
L
ocal
Life
and Culture
The objectives of this Development Permit Area are to:
-
Reinforce the Lower Town Centre as a destination for
locally-oriented shops and culture
-
Establish an attractive, comfortable, well-connected,
pedestrian-oriented environment that fosters vibrant public
life
-
Ensure the compatibility of new development with adjacent
existing buildings
-
Enhance quality of life
-
Conserve energy and water and reduce GHGs
-
Promote views to the water
92 | Lower Town Centre Guidelines
22.4.1 Buildings
a. Ensure buildings are compatible with or
complementary to adjacent developments in
terms of height, density, and design, with height
transitions as outlined in Figure 9. Vary heights,
rooflines, and massing to minimize impacts to
views and solar exposure enjoyed by adjacent
buildings and open spaces.
b. Set buildings back from the property line at least
3 metres to provide enough space for front
patios next to the sidewalk in mixed-use areas
and landscaped front gardens in residential
areas. A further setback above the second or
third floor along Johnston Road is also required.
Tower portions of all buildings should be slim
and be set back a minimum of 3 metres from
the edge of the podium level to minimize view
impacts and shading, and to facilitate a minimum
separation of 30 metres between towers.
c. Create visual interest and comfort for pedestrians
along all elevations with architectural details.
Incorporate windows, doors, bay windows,
porches, setbacks, and vary colours, massing,
and materials. Non-street facing elevations shall
be treated with the same architectural details as
the street facing elevations.
d. Ensure main entrances of residential and
mixed-use buildings are level with the sidewalk.
Entrances shall be clearly identifiable, and
weather protection with overhangs and awnings
shall be provided over all entrances and along all
commercial frontages. Residential units on the
ground floor should be ground-oriented with
entrances directly off of the street.
e. Address all street edges on properties fronting
multiple streets or public walkways. Orient
buildings toward intersections or design
independent frontages along both intersecting
streets, and incorporate windows, doorways,
landscaping, and architectural detailing along all
street frontages and walkways.
f.
Provide articulation to break up building mass
and to establish a rhythm along the street front
in commercial areas. Ground-level commercial
spaces should reflect traditional patterns of
diverse, small-scale retail with storefronts of
approximately ten metres wide. Include no
more than six contiguous units fronting a given
street without incorporating architectural
elements.
g. Maximize transparency in commercial areas
through extensive use of glazing at grade level,
Guideline a and e: Addressing both street frontages and
stepping down and back to create a smoother transition to
the adjacent, lower density residential area
Guidelines d and e: Mixed-use development addressing both
street frontages, with entrances and weather protection
along both streets
Guidelines a, b and h: Buildings are set back from the
property line to allow for patio spaces at the sidewalk, with
additional stepping above to create outdoor spaces and lessen
view and shadowing impacts
Lower Town Centre Guidelines | 93
Guideline g and k: Transparency, mullions and frames, and
projecting signs create visual interest at the pedestrian scale.
Image: La Citta Vita
and consider use of mullions and frames to
create character and visual interest. Reflective
glass or other similar material on the ground
floor façade of any building facing a street will
not be accepted.
h. Provide common outdoor amenity spaces for
residents in mixed use and residential buildings.
Shared roof decks with gardens are encouraged
where appropriate. Incorporate dining and
seating areas with outdoor cooking facilities, play
areas for children, areas for air-drying laundry,
communal vegetable gardens, and appropriate
landscaping. Provide each apartment unit with
a private outdoor space, such as a balcony or
ground level patio, where possible. Provide
ground floor units with a semi-private front
patio. Incorporating green-roofs to manage
stormwater, reduce urban heat island effect,
and contribute to biodiversity is encouraged.
i.
Follow passive solar design principles and
orient and site buildings to maximize views
to the waterfront. Design roofs to maximize
opportunities for solar collection in winter
and control solar gain on south-facing facades
by blocking high-angle sun in summer.
Alternatively, provide operable shading devices
or window overhangs to control summer solar
gain. Maximize passive ventilation and passive
cooling through building orientation.
j.
Incorporate west coast design elements with
the use of natural materials, including brick,
stone, concrete, exposed heavy timber, and/
or steel. Vinyl siding and stucco will not be
considered for cladding. Use rich natural tones
which reflect the natural landscape and seascape
as the dominant colours, with brighter colours
used only as accents.
k. Integrate commercial signage with the
building and/or landscaping. Signage shall
have a pedestrian scale and be coordinated
throughout each development and compatible
with signage on adjacent properties to
establish a unified and attractive commercial
area. The use of natural materials and
projecting signs is encouraged.
Guideline f: Facade articulation and narrow store fronts with
entrances at regular intervals
Guidelines c and h: Creating visual interest with varied
massing, windows, and landscaped areas, and common
outdoor space for residents
94 | Lower Town Centre Guidelines
22.4.2 Public Realm and Landscape
a. Provide continuous commercial frontage
along Johnston Road and Pacific Avenue.
Bicycle parking adjacent to retail entrances is
encouraged.
b. Improve the public realm with widened
sidewalks throughout the Lower Town
Centre (minimum 1.8-2.5 metres). Install
ornamental street lamps and street furniture
and provide space for patios adjacent to
commercial frontages. Curb let-downs are to
be designed to accommodate wheelchair and
scooter movement.
c. Provide consistency with street trees, plant
materials, street furniture, and other aspects
of the public realm to create cohesive
streetscapes. Incorporate public art in both the
public and private realm that is reflective of the
local landscape and heritage.
d. Site buildings to create outdoor public spaces
and through-block walking connections, creating
opportunities for a variety of pedestrian-
oriented activities and uses. Special attention
should be paid to establishing destination or
gathering space at Five Corners. Enhance these
public spaces with public art and opportunities
for programmed uses.
e. Use light coloured reflective paving materials
such as white asphalt or concrete for paths,
driveways, and parking areas to reduce heat
absorption and urban heat island effect. Ensure
all areas not covered by buildings, structures,
roads, and parking areas are landscaped. Use
landscaping to establish transitions from public
to private areas.
f.
Increase the quantity, density, and diversity of
trees planted in the Lower Town Centre, with
both deciduous and coniferous tree species.
Ensure all trees are planted with sufficient soil
volume, using soil cells where appropriate, and
incorporate diverse native shrub layers below
trees to intercept stormwater. Landscape
design should employ CPTED principles.
Guidelines b and d: Wide sidewalks and an outdoor public
space with seating and dinning areas
Guideline i: Duckbill lighting is used to highlight signs and
building entrances in retail areas
Guideline e: Landscaping elements establish a transition from
public to private spaces
Lower Town Centre Guidelines | 95
This section shows a mixed-use building step-back above
the 2nd storey, and continuous street-oriented commercial
frontage with weather protection over entrances. Street
improvements create a cohesive streetscape with furnishings
as well as patio spaces. Short term parking is provided on the
street, and long term parking is provided underground.
This section shows 4-storey residential apartments. Entrances are level with the sidewalk and ground floor units are ground-
oriented with semi-private patio spaces defined by low shrubs and low fences. Residential parking is provided underground. Shared
rooftop amenity spaces and balconies are encouraged.
g. Select trees that will maximize passive solar
gain, natural ventilation, and natural cooling,
and increase the entry of natural light into
buildings. Maximize the use of drought tolerant
and native species requiring minimal irrigation.
Use lawn alternatives such as groundcovers
or sedums to limit watering requirements and
increase biodiversity. The planting of hedges
directly adjacent to sidewalks is discouraged,
unless they are screening a garbage/recycling
area.
h. Incorporate
Low
Impact
Development
Techniques for stormwater management,
where appropriate and in accordance with the
City's Integrated Storm Water Management
Plan (ISWMP). This includes but is not limited
to bio-swales, cisterns, and permeable paving.
Narrower lanes/access roads and the use of
porous asphalt are encouraged.
i.
Provide sufficient on-site illumination for
pedestrian/vehicle safety and good exposure
for retail uses. Light facades and highlight
building entrances, and avoid "light spill" onto
adjacent properties. The use of lighting systems
that are powered by renewable energy, such as
solar-power, are encouraged.
96 | Lower Town Centre Guidelines
22.4.3 Parking and Functional Elements
a. Locate parkade entrances at the rear or side
of buildings where possible, separate from
pedestrian entrances. If a parkade entrance faces
a street, it shall be subordinate to the pedestrian
entrance in terms of size, prominence on the
streetscape, location, and design emphasis.
The use of landscaping to screen and soften
the appearance of the parkade entrance is
encouraged. Access ramps must be designed
with appropriate sight lines and incorporate
security features.
b. Provide all off-street parking below grade or
enclosed within a building, with the exception
of some visitor parking spaces short-term
commercial parking spaces. Bicycle and scooter
parking shall be provided for residents within
parkades, with temporary bicycle parking
available near building entrances. Ensure
buildings are accessible from parkades for
those with mobility impairments.
c. Provide sufficient space for garbage, recycling,
and composting within parkades. These areas
are to be located so that they are convenient
for users and accessible for waste/recycling/
compost collection and removal. Loading areas
must also be incorporated within buildings
wherever possible.
d. Locate mechanical equipment to minimize
exposure to the street and nearby buildings.
Screening of rooftop mechanical equipment
must be integrated into the overall architectural
form of the building, and be designed to dampen
noise where required.
Guideline a: Parking entrances are designed to be discrete
and softened by landscape.
Waterfront Guidelines | 97
22.5 Waterfront Development Permit Area
The objectives of this Development Permit Area are to:
-
Reinforce the Waterfront as a seaside village unique within
the region
-
Establish an attractive, comfortable, well-connected, pedestrian-
oriented environment that fosters vibrant public life
-
Ensure the compatibility of new development with adjacent
existing buildings
-
Enhance quality of life
-
Conserve energy and water and reduce GHGs
-
Enhance the unique waterfront environment
Th
e S
oul of Our Com
munity
98 | Waterfront Guidelines
22.5.1 Buildings
a. Ensure buildings are compatible with or
complementary to adjacent developments
in terms of height, density, and design. Vary
heights, rooflines, and massing to minimize
impacts to views and solar exposure enjoyed
by adjacent buildings and open spaces.
b. Set buildings back from the property line at
least 1.5-2.5 metres to provide enough space
for front patios next to the sidewalk in mixed
use areas and landscaped front gardens in
residential areas. Provide further step back
above the second floor. The ground floor in
residential developments along Marine Drive
shall be designed as flex-space for potential
future use as retail or office space.
c. Create visual interest and comfort for
pedestrians
along
all
elevations
with
architectural details. Incorporate windows,
doors, bay windows, porches, setbacks, and
vary colours, massing, and materials. Non-
street facing elevations shall be treated with
the same architectural details as the street
facing elevations.
d. Ensure main entrances of residential and
mixed-use buildings are level with the sidewalk.
Entrances shall be clearly identifiable, and
weather protection with overhangs and awnings
shall be provided over all entrances and along
all commercial frontages. Residential units on
the ground floor should be ground-oriented
with entrances directly off of the street.
e. Address all street edges on properties fronting
multiple streets or public walkways. Orient
buildings toward intersections or design
independent frontages along both intersecting
streets, and incorporate windows, doorways,
landscaping, and architectural detailing along
all street frontages and walkways.
f.
Provide articulation to break up building mass
and to establish a rhythm along the street
front in commercial areas. Ground-level
commercial spaces should reflect traditional
patterns of diverse, small-scale retail with
storefronts of approximately ten metres wide.
Include no more than six contiguous units
fronting a given street without incorporating
architectural elements.
Guidelines b and d: Patio spaces contribute to making the
Waterfront a full day destination, with entrances level with
the sidewalk to support a barrier free environment
Guideline b, c, and d: Vibrant accent colours help create a
welcoming streetscape, with a streetside patio under aw
nings
Guideline j: Natural materials with rich colours and bold
patterns as accents
Waterfront Guidelines | 99
g. Maximize transparency in commercial areas
through extensive use of glazing at grade level,
and consider use of mullions and frames to
create character and visual interest. Reflective
glass or other similar material on the ground
floor façade of any building facing a street will
not be accepted.
h. Provide common outdoor amenity spaces
for residents in mixed-use and residential
buildings. Shared roof decks with views to
the waterfront and other amenities are
encouraged where appropriate. Incorporate
dining and seating areas with outdoor cooking
facilities, play areas for children, areas for air-
drying laundry, communal vegetable gardens,
and appropriate landscaping. Provide each
apartment unit with a private outdoor space
where possible. Incorporating green-roofs
to manage stormwater, reduce urban heat
island effect, and contribute to biodiversity
is encouraged.
i.
Follow passive solar design principles and
orient and site buildings to maximize views
to the waterfront. Design roofs to maximize
opportunities for solar collection in winter
and control solar gain on south-facing
facades by blocking high-angle sun in summer.
Alternatively, provide operable shading devices
or window overhangs to control summer solar
gain. Maximize passive ventilation and passive
cooling through building orientation.
j.
Incorporate west coast design elements with
the use of natural materials, including brick,
stone, concrete, exposed heavy timber, and/
or steel. Vinyl siding and stucco will not be
considered for cladding. Use rich natural
tones which reflect the natural landscape and
seascape as the dominant colours, with brighter
colours used only as accents.
k. Integrate commercial signage with the
building and/or landscaping. Signage shall
have a pedestrian scale and be coordinated
throughout each development and compatible
with signage on adjacent properties to
establish a unified and attractive commercial
area. The use of natural materials and
projecting signs is encouraged.
Guideline d and k: Varied massing creates visual interest,
entrances are level with the sidewalk, and signage
contributes to the vibrant character of the architecture
and setting
Guideline g and k: Projecting signs and windows with
mullions and frames create visual interest
100 | Waterfront Guidelines
Guidelines a and b: Commercial frontages create a
destination and add to the vibrancy of Marine Drive, with
widened sidewalks improving the pedestrian experience
22.5.2 Public Realm and Landscape
a. Provide continuous commercial frontage along
Marine Drive between Oxford and Foster
Streets and between Balsam and Maple Streets.
Residential developments in other areas along
Marine Drive should incorporate flex spaces at
grade level that will allow for future conversion
for use as retail or office space. Bicycle parking
adjacent to retail entrances is encouraged.
b. Improve the public realm with widened
sidewalks along Marine Drive (minimum 1.8
metres). Install ornamental street lamps and
street furniture and provide space for patios
adjacent to commercial frontages. Curb let-
downs are to be designed to accommodate
wheelchair and scooter movement.
c. Provide consistency with street trees, plant
materials, street furniture, and other aspects
of the public realm to create cohesive
streetscapes. Incorporate public art in both the
public and private realm that is reflective of the
local landscape and heritage.
d. Site buildings to enhance potential public
spaces in unopened road ends (Hill Walks)
and north-south pedestrian connections
to and from the Waterfront. Enhance these
public areas with public art and opportunities
for programmed uses.
e. Use light coloured reflective paving materials
such as white asphalt or concrete for paths,
driveways, and parking areas to reduce heat
absorption and urban heat island effect. Ensure
all areas not covered by buildings, structures,
roads, and parking areas are landscaped. Use
landscaping to establish transitions from public
to private areas.
f.
Plant both deciduous and coniferous tree
species, and ensure all trees are planted with
sufficient soil volume using soil cells where
appropriate, Incorporate diverse native shrub
layers below trees to intercept stormwater.
Landscape design should employ CPTED
safety principles.
g. Incorporate
Low
Impact
Development
Techniques for stormwater management,
where appropriate and in accordance with the
City's Integrated Storm Water Management
Plan (ISWMP). This includes but is not limited
to bio-swales, cisterns, and permeable paving.
Narrower lanes/access roads and the use of
porous asphalt are encouraged.
Guideline c: Public art should reflect and build upon a
sense of place
Image: Bernard Spragg
Guidelines a and b: Continuous commercial frontage with
awnings and seating areas, and widen sidewalks
Image: La Citta Vita
Waterfront Guidelines | 101
h. Select trees that will maximize passive solar
gain, natural ventilation, and natural cooling,
and increase the entry of natural light into
buildings. Maximize the use of drought tolerant
species that can withstand the seaside setting
and require minimal irrigation. Avoid planting
invasive species. The planting of hedges directly
adjacent to sidewalks is discouraged, unless
they are screening a garbage/recycling area.
i.
Provide sufficient on-site illumination for
pedestrian/vehicle safety and good exposure
for retail uses. Light facades and highlight
building entrances, and avoid "light spill" onto
adjacent properties. The use of lighting systems
that are powered by renewable energy, such as
solar-power, are encouraged.
Guideline h: Areas not covered by paving are landscaped,
with a diverse, native, drough tolerant shrub layer
102 | Waterfront Guidelines
22.5.3 Parking and Functional Elements
a.
Locate parkade entrances at the rear or side
of buildings where possible, separate from
pedestrian entrances. Avoid vehicular access
from Marine Drive unless no other option is
available. If a parkade or garage entrance faces a
street, it should be subordinate to the pedestrian
entrance in terms of size, prominence on the
streetscape, location, and design emphasis. The
use of landscaping to screen and soften the
appearance of the parkade or garage entrance
is encouraged. Access ramps must be designed
with appropriate sight lines and incorporate
security features.
b. Provide all off-street parking below grade or
enclosed within a building, with the exception
of some visitor parking spaces and short-term
commercial parking spaces. Bicycle and scooter
parking shall be provided for residents within
parkades, with temporary bicycle parking
available near building entrances. Ensure
buildings are accessible from parkades for
those with mobility impairments.
c. Provide sufficient space for garbage, recycling,
and composting within parkades. These areas
are to be located so that they are convenient
for users and accessible for waste/recycling/
compost collection and removal. Loading areas
must also be incorporated within buildings
wherever possible.
d. Locate mechanical equipment to minimize
exposure to the street and nearby buildings.
Screening of rooftop mechanical equipment
must be integrated into the overall architectural
form of the building, and be designed to dampen
noise where required.
Guideline a: Build into bluff to create second storey tuck-
under parking where possible
Bluff
Tuck-under
parking
Lane
Marine
Drive
Variable
Residential
Variable
Residential
Guideline a: Parking entrances are designed to be discrete
and softened by landscape.
Multi-Family Guidelines | 103
22.6 Multi-Family Development Permit Area
The objectives of this Development Permit Area are to:
-
Establish an attractive, comfortable, well-connected,
pedestrian-oriented environment
-
Ensure the compatibility of new development with adjacent
existing buildings
-
Enhance quality of life
-
Conserve energy and water and reduce GHGs
-
Enhance the character of the built environment and public
realm in the City of White Rock
Li
fe N
ear the Centr
e
104 | Multi-Family Guidelines
22.6.1 Buildings
a. Ensure buildings are compatible with or
complementary to adjacent developments in
terms of height, density, and design, with height
transitions as outlined in Figure 9 in applicable
areas. Vary heights, rooflines, and massing to
minimize impacts to views and solar exposure
enjoyed by adjacent buildings and open spaces.
b. Set buildings back from the property line at
least 3 metres to provide enough space for
gardens and shade trees in the front yard.
Include a further step back above the fourth
floor.
c. Create visual interest and comfort for
pedestrians
along
all
elevations
with
architectural details. Incorporate windows,
doors, bay windows, porches, setbacks, and vary
colours, massing, and materials. Townhouse
developments are encouraged to provide for
individuality from site to site and unit to unit,
and to vary the front set-back between units.
Non-street facing elevations shall be treated
with the same architectural details as the
street facing elevations.
d. Ensure the main entrances of residential
apartment buildings are level with the sidewalk
to create a barrier free environment for aging
in place. Townhouses may have elevated patios
and entrances. Entrances shall be clearly
identifiable, and weather protection with
overhangs and awnings shall be provided over
all entrances. Residential units on the ground
floor should be ground-oriented.
e. Address all street edges on properties fronting
multiple streets or public walkways. Orient
buildings toward intersections or design
independent frontages along both intersecting
streets, and incorporate windows, doorways,
landscaping, and architectural detailing along
all street frontages and walkways.
f.
Provide articulation to break up building mass
and to establish a rhythm along the street
front in commercial areas. Ground-level
commercial spaces should reflect traditional
patterns of diverse, small-scale retail with
storefronts of approximately ten metres wide.
Include no more than six contiguous units
Guideline a and e: Addressing both street frontages and
stepping down and back to create a smoother transition
to the adjacent, lower density residential area
Guideline d: Ground-oriented residential units
Guideline a and c: Materials, roof lines and front entrances
create visual interest and soften transitions between multi-
family development areas and single family areas
Multi-Family Guidelines | 105
fronting a given street without incorporating
architectural elements.
g. Provide shared outdoor amenity spaces
for residents in mixed-use and residential
buildings. Shared roof decks with gardens are
encouraged where appropriate. Incorporate
dining and seating areas with outdoor cooking
facilities, play areas for children, areas for air-
drying laundry, communal vegetable gardens,
and appropriate landscaping. Provide each
residential unit with a private outdoor space
where possible. Incorporating green-roofs
to manage stormwater, reduce urban heat
island effect, and contribute to biodiversity
is encouraged.
h. Follow passive solar design principles and
orient and site buildings to maximize views
to the waterfront. Design roofs to maximize
opportunities for solar collection in winter
and control solar gain on south-facing
facades by blocking high-angle sun in summer.
Alternatively, provide operable shading devices
or window overhangs to control summer solar
gain. Maximize passive ventilation and passive
cooling through building orientation.
i.
Incorporate west coast design elements with
the use of natural materials, including brick,
stone, concrete, exposed heavy timber, and/
or steel. Vinyl siding and stucco will not be
considered for cladding. Use rich natural
tones which reflect the natural landscape and
seascape as the dominant colours, with brighter
colours used only as accents.
j.
Integrate commercial signage with the
building and/or landscaping. Signage shall
have a pedestrian scale and be coordinated
throughout each development and compatible
with signage on adjacent properties to
establish a unified and attractive commercial
area. The use of natural materials and
projecting signs is encouraged.
k. Blocks of side-by-side townhouses are limited
to a maximum of eight contiguous units. Lot
consolidation to allow for street-fronting
townhouse developments are encouraged.
22.6.2 Public Realm and Landscape
a. Improve the public realm with widened
sidewalks
(minimum
1.8
metres).
Plant
street trees and design curb let-downs to
accommodate wheelchairs and scooters.
Guidelines b and g: Section showing apartment stepped
apartment building form and outdoor amenity spaces
Guidelines c and i: Massing and natural materials are varied
to break up the building front and create visual interest
106 | Multi-Family Guidelines
b. Provide consistency with street trees, plant
materials, street furniture, and other aspects
of the public realm to create cohesive
streetscapes. Incorporate public art in both the
public and private realm that is reflective of the
local landscape and heritage.
c. Site buildings to create through-block walking
connections. These will create opportunities for
a variety of pedestrian-oriented activities and a
finer-grained street grid. Special attention should
be paid to establishing a linear park connection
between the Town Centre and Centennial Park.
Enhance these public spaces with public art and
opportunities for programmed uses.
d. Use light coloured reflective paving materials
such as white asphalt or concrete for paths,
driveways, and parking areas to reduce heat
absorption and urban heat island effect. Ensure
all areas not covered by buildings, structures,
roads, and parking areas are landscaped. Use
landscaping to establish transitions from public,
to semi-public, to private areas.
e. Increase the quantity, density, and diversity
of trees planted. Ensure all trees are planted
with sufficient soil volume, using soil cells
where appropriate, and incorporate diverse
native shrub layers below trees to intercept
stormwater. Projects should be designed to
allow for the retention of large, mature, healthy
trees, and landscape design should employ
CPTED safety principles.
f.
Select trees that will maximize passive solar
gain, natural ventilation, and natural cooling,
and increase the entry of natural light into
buildings. Maximize the use of drought tolerant
species that can withstand the seaside setting
and require minimal irrigation. Avoid planting
invasive species. The planting of hedges directly
adjacent to sidewalks is discouraged, unless they
are screening a garbage/recycling area.
g. Incorporate
Low
Impact
Development
Techniques
for
stormwater
management,
where appropriate and in accordance with the
City's ISWMP. This includes but is not limited
to bio-swales, cisterns, and permeable paving.
Narrower lanes/access roads and the use of
porous asphalt are encouraged.
h. Provide sufficient on-site illumination for
pedestrian/vehicle safety and good exposure
for retail uses. Light facades and highlight
building entrances, and avoid "light spill" onto
adjacent properties. The use of lighting systems
that are powered by renewable energy, such as
solar-power, are encouraged.
Guidelines c and h: A pedestrian pathway through a
development, with lighting
Guideline c: Permeable pavers
Image: Center for Watershed Protection Inc.
Guideline g: On-site, natural stormwater management
Image: La Citta Vita.
Guideline d: Areas not covered by paving are landscaped,
with a diverse, native, drough tolerant shrub layer
Multi-Family Guidelines | 107
22.6.3 Parking and Functional Elements
a. Locate parkade entrances at the rear or side
of buildings where possible and separate from
pedestrian entrances. Vehicular access from
North Bluff Road will only be considered when
alternative access is not available. If a parkade
entrance faces a street, it shall be subordinate
to the pedestrian entrance in terms of size,
prominence on the streetscape, location,
and design emphasis. The use of landscaping
to screen and soften the appearance of the
parkade entrance is encouraged. Access ramps
must be designed with appropriate sight lines
and incorporate security features.
b. Use a single internal vehicular access for
townhouse developments where possible,
with a shared parkade or individual garages.
Provide landscaped areas between garages in
townhouse developments that have multiple
direct vehicular accesses from the street.
c. Provide all off-street parking below grade or
enclosed within a building, with the exception
of some visitor parking spaces and short-term
commercial parking spaces. Bicycle and scooter
parking shall be provided for residents within
parkades, with temporary bicycle parking
available near building entrances. Ensure
buildings are accessible from parkades for
those with mobility impairments.
d. Provide sufficient space for garbage, recycling,
and composting within parkades. These areas
are to be located so that they are convenient
for users and accessible for waste/recycling/
compost collection and removal. Loading areas
must also be incorporated within buildings
wherever possible.
e. Locate mechanical equipment to minimize
exposure to the street and nearby buildings.
Screening of rooftop mechanical equipment
must be integrated into the overall architectural
form of the building, and be designed to dampen
noise where required.
Guideline a: Parking entrances are designed to be discrete
and softened by landscape
108 | Multi-Family Guidelines
Page left blank for double-sided printing
Neighbourhood Commercial Guidelines | 109
22.7 Neighbourhood Commercial
Development Permit Area
The objectives of this Development Permit Area are to:
-
Encourage complete neighbourhoods with attractive,
comfortable, well-connected, pedestrian-oriented environments
-
Ensure the compatibility of new development with adjacent
existing buildings
-
Enhance quality of life
-
Conserve energy and water and reduce GHGs
-
Enhance the character of the built environment and public
realm in the City of White Rock
Neig
hbourhood Hubs
110 | Neighbourhood Commercial Guidelines
22.7.1 Buildings
a. Ensure buildings are compatible with or
complementary to adjacent developments
in terms of height, density, and design. Vary
heights, rooflines, and massing to minimize
impacts to views and solar exposure enjoyed by
adjacent buildings and open spaces.
b. Ensure commercial space is located in a
highly visible location on the ground floor.
Residential and retail entrances shall be clearly
distinguished between, and weather protection
shall be provided over all entrances and along all
commercial frontages. Residential units on the
ground floor should be ground-oriented with
entrances directly off of the street.
c. Create visual interest and comfort for pedestrians
along all elevations with architectural details.
Incorporate windows, doors, bay windows,
porches, setbacks, and vary colours, massing,
and materials. Non-street facing elevations shall
be treated with the same architectural details
as the street facing elevations. Ensure all main
entrances are level with the sidewalk.
d. Address all street edges on properties fronting
multiple streets or public walkways. Orient
buildings toward intersections or design
independent frontages along both intersecting
streets, and incorporate windows, doorways,
landscaping, and architectural detailing along
all street frontages and walkways.
e. Optimize opportunities for creating through-
block walking connections during site planning,
and provide walkways, stairs, and other
pedestrian pathways where possible.
f.
Maximize transparency in the commercial
portion of the development through extensive
use of glazing at grade level, and consider use
of mullions and frames to create character and
visual interest. Reflective glass or other similar
material on the ground floor façade of any
building facing a street will not be accepted.
g. Provide common outdoor amenity spaces
Guideline b and c: Retail and residential entrances and
uses are clearly distinguished through entry treatment and
architectural articulation.
Guidelines b and d: Mixed-use development addressing both
street frontages, with entrances and weather protection
along both streets
Guidelines b, g, and i: Ground-oriented units, entrances
directly off of and level with the sidewalk, natural materials,
and private outdoor space
Neighbourhood Commercial Guidelines | 111
for residents where possible. Shared roof
decks with gardens are encouraged where
appropriate. Incorporate dining and seating
areas with outdoor cooking facilities, play
areas for children, areas for air-drying laundry,
communal vegetable gardens, and appropriate
landscaping. Provide each apartment and/or
townhouse unit with a semi-private outdoor
space, such as a balcony or ground level patio,
where possible. Incorporating green-roofs
to manage stormwater, reduce urban heat
island effect, and contribute to biodiversity is
encouraged.
h. Follow passive solar design principles and
orient and site buildings to maximize views
to the waterfront. Design roofs to maximize
opportunities for solar collection in winter
and control solar gain on south-facing facades
by blocking high-angle sun in summer.
Alternatively, provide operable shading devices
or window overhangs to control summer solar
gain. Maximize passive ventilation and passive
cooling through building orientation.
i.
Incorporate west coast design elements with
the use of natural materials, including brick,
stone, concrete, exposed heavy timber, and/
or steel. Vinyl siding and stucco will not be
considered for cladding. Use rich natural tones
which reflect the natural landscape and seascape
as the dominant colours, with brighter colours
used only as accents.
j.
Integrate commercial signage with the
building and/or landscaping. Signage shall
have a pedestrian scale and be coordinated
throughout each development and compatible
with signage on adjacent properties to
establish a unified and attractive commercial
area. The use of natural materials and
projecting signs is encouraged.
Guideline j: Commercial projecting signs are scaled to the
pedestrian and are designed to complement the architecture
of the building
Guideline h: Transparency in commercial spaces
Image: Brew Books
112 | Neighbourhood Commercial Guidelines
22.7.2 Public Realm and Landscape
a. Site buildings to create a gathering or patio
space on the property. These spaces will create
opportunities for a variety of retail-oriented
activities and local gathering spaces. Retractable
awnings, pergolas, or other overhead structures
for weather protection are encouraged for
outdoor seating areas. Enhance these public
spaces with public art and opportunities for
programmed uses. Use landscaping to ensure
privacy of residential units and outdoor spaces
from public outdoor amenity spaces associated
with the retail use.
b. Use light coloured reflective paving materials
such as white asphalt or concrete for paths,
driveways, and parking areas to reduce heat
absorption and urban heat island effect. Ensure
all areas not covered by buildings, structures,
roads, and parking areas are landscaped. Use
landscaping to establish transitions from public
to private areas.
c. Ensure all trees are planted with sufficient soil
volume, using soil cells where appropriate, and
incorporate diverse native shrub layers below
trees to intercept stormwater. Projects should
be designed to allow for the retention of large,
mature, healthy trees, and landscape design
should employ CPTED principles.
d. Select trees that will maximize passive solar
gain, natural ventilation, and natural cooling,
and increase the entry of natural light into
buildings. Maximize the use of drought tolerant
species that can withstand the seaside setting
and require minimal irrigation. Avoid planting
invasive species. The planting of hedges directly
adjacent to sidewalks is discouraged, unless they
are screening a garbage/recycling area.
e. Incorporate
Low
Impact
Development
Techniques for stormwater management,
where appropriate and in accordance with the
City's ISWMP. This includes but is not limited
to bio-swales, cisterns, and permeable paving.
Narrower lanes/access roads and the use of
porous asphalt are encouraged.
f.
Provide sufficient on-site illumination for
pedestrian/vehicle safety and good exposure
for retail uses. Light facades and highlight
building entrances, and avoid "light spill" onto
adjacent properties. The use of lighting systems
that are powered by renewable energy, such as
solar-power, are encouraged.
Guideline a: Outdoor patio seating areas defined by landscape
edges and screened from adjacent residential uses
Guidelines c and d: Areas not covered by paving are
landscaped, with a diverse, native, drough tolerant shrub layer
Guideline f: Lighting is used to highlight signs and building
entrances while avoiding light-spill onto residential uses Image:
Wine Country Media
Neighbourhood Commercial Guidelines | 113
22.7.3 Parking and Functional Elements
a. Locate vehicular accesses at the rear or side
of buildings where possible, separate from
pedestrian entrances. Provide vehicular access
from the lane or a single shared driveway from
the street when no lane exists. If a parkade
or garage entrance faces a street, it shall be
subordinate to the pedestrian entrance in terms
of size, prominence on the streetscape, location,
and design emphasis. The use of landscaping to
screen and soften the appearance of the parkade
or garage entrance is encouraged. Access
ramps must be designed with appropriate sight
lines and incorporate security features.
b. Provide off-street parking below grade or
enclosed within a building where possible, with
the exception of some visitor parking spaces
short-term commercial parking spaces. Ensure
buildings are accessible from parkades for
those with mobility impairments.
c. Provide sufficient space for garbage, recycling,
and composting within parkades where
possible. These areas are to be located so that
they are convenient for users and accessible
for
waste/recycling/compost
collection
and removal. Loading areas must also be
incorporated within buildings wherever
possible.
d. Locate mechanical equipment to minimize
exposure to the street and nearby buildings.
Screening of rooftop mechanical equipment
must be integrated into the overall architectural
form of the building, and be designed to dampen
noise where required.
Guideline a: Parking entrances are designed to be discrete
and softened by landscape
114 | Neighbourhood Commercial Guidelines
Page left blank for double-sided printing
Mature Neighbourhood Guidelines | 115
22.8 Mature Neighbourhood House-
Plex Development Permit Area
The objectives of this Development Permit Area are to:
-
Establish an attractive, comfortable, well-connected,
pedestrian-oriented environment
-
Ensure the compatibility of infill development
(i.e.small-scale multi-unit housing) within established
neighbourhoods
-
Enhance quality of life
-
Conserve energy and water and reduce GHGs
-
Enhance the character of the built environment and
public realm in the City of White Rock
Our
Resid
ential Neighbourhoods
116 | Mature Neighbourhood Guidelines
22.8.1 Site Context
a. Neighbourhood Connectivity
Design the site to enhance the pedestrian
connections in the area. Site buildings to create
through-block
walking
connections
where
appropriate. Incorporate shared pedestrian
accesses where possible to minimize impervious
areas.
b. Streetwall Continuity
Avoid visually impermeable fencing or other
monolithic features along publicly visible edges
of the site.
c. Natural Features
Integrate the development with existing natural
features topography and vegetation.
d. Habitat Connection & Preservation
Connect new landscaped areas and fragmented
habitat to networks of open space and larger
habitat corridors wherever possible.
e. Climate & Comfort
Maximize the benefits of sun exposure to public
open spaces, nearby buildings, and dwelling
units, while providing some shade for respite
from heat. Limit building element projections
into setback areas, streets, and amenity areas to
protect solar access.
22.8.2 Site Layout & Landscape
a. Relationship to Grade
Limit the height and use of retaining walls,
particularly along street frontages, parks , open
spaces, ravines and other areas of the public
realm. Site and orient buildings in a way that
respects and works with topographical features.
b. Hierarchy of Spaces
Define the spaces that are public from those that
are private with elements such as: grade changes,
fencing, landscaping, and other features.
c. Private Common Spaces
Integrate usable private outdoor common
spaces into the site layout for gardens and
other activities that promote sociability and
neighbourliness between residents. Provide
generous and well-designed open spaces that
balance screening for privacy, while maintaining
sightlines to the street and attractive interfaces
with the surrounding spaces.
Guideline 22.8.1 (a), Neighbourhood Connectivity.
Guideline 22.8.2 (b), Hierarchy of Spaces.
Guideline 22.8.1 (b), Streetwall Continuity.
Mature Neighbourhood Guidelines | 117
d. Walking Connections
Connect main entrances to house-plex units to
public sidewalks, trails, and parking areas.
e. Seperate Access
Consider separate accesses for house-plexes that
are located on corner lots or that have street and
lane accesses.
f.
Rear Access
For rear-facing units, clearly identify the location
of the rear entrance with a walkway that
incorporates a landscape border, distinct surface
treatments, and/or an entry trellis or gate.
g. Vehicle Access
Minimize paved areas with narrow, shared
vehicular
accesses.
Separate
accesses
are
considered for house-plexes that are located on
corner lots or that have street and lane accesses.
h. Safe Vehicle Movement
Consider the design and layout of driveways to
ensure safe and efficient vehicle maneuvering.
i.
On-Site Parking
Promote the use of on-site parking and garages
over street parking by providing adequately
sized parking spaces for residents' vehicles at or
above minimum Zoning Bylaw requirements,
ensuring they are well-designed and easily
accessible.
j.
Siting Parking
Provide access to parking from a secondary street
or lane, wherever possible. Incorporate parking
into the natural landscape where feasible to
reduce the need for lot grading.
k. Parking & Pervious Area
Minimize paved areas with narrow, shared
vehicular accesses.
l.
Stormwater Management
Site design should incorporate stormwater
runoff mitigation features. This may include
elements like raingardens, landscape strips for
parking areas and permeable surface treatment,
that are consistent with approved city policies
and practices.
Guideline 22.8.2 (c), Private Common Spaces.
Guideline 22.8.2 (i), On-site parking using pervious
materials.
Guideline 22.8.2 (e), Separate Access.
118 | Mature Neighbourhood Guidelines
Guideline 22.8.2. (s), Cool Materials.
Guideline 22.8.2 (q) , Shrubs and Hedges.
Guideline22.8.2 (l & o), Stormwater management and Tree
selection.
m. Low Impact Development
Use Low Impact Development Techniques for
stormwater management, where appropriate,
in accordance with the City's Integrated Storm
Water Management Plan (ISWMP). This includes
but is not limited to bio-swales, cisterns, and
permeable paving. Design for narrower lanes,
access roads, and driveways.
n. Tree Health & Preservation
Preserve existing trees especially those that are
large, mature, and healthy wherever possible
and incorporate them into the landscape design.
Ensure all new trees are planted with sufficient
soil volume, using soil cells where appropriate,
and incorporate diverse native shrub layers
below trees to intercept stormwater.
o. Tree Selection
Select tree species that will maximize passive
solar gain, natural ventilation, and natural
cooling. Prioritize the selection of native tree
species such as Western Red Cedar, Common
Douglas Fir, and Bigleaf Maple.
p. Plant Selection (Smart Landscaping)
Maximize the use of drought tolerant species that
can withstand the seaside setting and require
minimal irrigation. Avoid planting invasive
species.
q. Shrubs and Hedges
Use
only
small
shrubs,
ornamental
and
turf grasses, herbaceaous perennials, and
groundcovers on city property and in areas
within 2.0 m from the sidewalk, street curb, or
road edge to maintain clear sightlines. Avoid the
use of tall hedges, especially in areas adjacent to
public property.
r.
Passive Solar Design
Follow passive solar design principles for the
orientation and siting of buildings. Maximize
passive ventilation and passive cooling through
building orientation.
s. Cool Materials
Where impermeable materials are used, select
light coloured reflective paving materials such as
white asphalt or concrete for paths and driveways
to reduce heat absorption and urban heat island
effect.
Mature Neighbourhood Guidelines | 119
Guideline 22.8.4 (d) , Roof Orientation & Rooflines.
Guideline 22.8.4 (c), Roof Design.
Guideline 22.8.4 (b), Visual Interest.
t. Signage Clarity
Provide visible and legible signage identifying
building addresses at all entrances in a colour
contrasting with the building, and either
illuminated in periods of darkness or reflective for
easy visibility at night. When building addresses
are not visible from the street frontage, use
directional address signs.
u. Mailbox Siting
Consider the siting of mailboxes during site
design so that a front-loading lockbox is easily
accessible for mail delivery and complies with
Canada Post standards.
v. Space for Waste
Provide sufficient on-site space for garbage,
recycling, and composting where appropriate.
These areas are to be located so that they are
convenient for users and accessible for waste /
recycling / compost collection and removal.
22.8.4 Buildings
a. Varied Configurations
Consider alternatives to the traditional side-
by-side and mirror-image house-plexes, such
as front/rear and top/bottom layouts. Avoid
repetition of plex-house designs and incorporate
variations in massing from one building to the
next and throughout a neighbourhood.
b. Visual Interest
Create visual interest with a variety of cladding
colours, materials and architectural details that
break up the mass of the building and give each
dwelling unit in a plex-house development its
own visual identity. Open verandas and peaked
roofs are encouraged.
c. Roof Design
Ensure that roof elements do not dominate the
building, particularly on larger buildings. Where
possible, minimize the visual impact of rooftop
railings, screens, and accesses.
d. Roof Orientation & Rooflines
Orient the slope of the roof in the same direction
as the natural slope of the lot. Avoid roof and
dormer pitches steeper than 4/12 for a gentle
slope that helps protect views.
120 | Mature Neighbourhood Guidelines
Guideline 22.8.4 (g), Garage Design and Placement.
e. Decks, Balconies & Patios
Create meaningful, private outdoor environments
that respect the privacy of surrounding
neighbours and are sensitive to
the local context through features like decks,
balconies, and groundfloor/rooftop patios
f.
Weather Protection
Incorporate weather-protection to all main
entrances. This may take the form of overhangs,
recesses, or awnings. A covered entry is not
required to have posts or a traditional porch
appearance and should fit with the architectural
style of the development.
g. Garage Design and Placement
Ensure that garages do not dominate the front
face of a building. If a garage faces a street, design
it to be subordinate to the pedestrian entrance
in terms of size, prominence on the streetscape,
location,
and
architectural
emphasis. Use
landscaping to screen and soften the appearance
of a garage.
h. Stairs
Design outdoor stairs with similar materials as
the main building and integrate them with the
building's architecture so they do not dominate
the face of a building. Encourage stairs with
offset runs and wider landings to break up the
run's length. Use plantings and furnishings on
the landings to create visual interest.
i.
Efficient Homes
Design roofs to maximize opportunities for solar
collection in winter and control solar gain on
south-facing facades by blocking high-angle sun
in summer.
j.
Building Material
Incorporate west coast design elements with the
use of natural materials, including brick, stone,
concrete, exposed heavy
timber, and/or steel. Avoid vinyl siding and
stucco for cladding. Use rich natural tones which
reflect the natural landscape
and seascape as the dominant colours, with
brighter colours used only as accen
Guideline 22.8.4 (h), Stairs.
Environmental Guidelines | 121
23.0 Development Permit Areas (Environmental)
Guidelines for the following designated Development Permit Areas (DPAs) are intended to protect the natural
environment, ecosystems, and biological diversity in White Rock.
23.1 Overview and Authority
The Local Government Act authorizes local governments to designate areas in the Official Community Plan for
several purposes including the protection of the natural environment, its ecosystems and biological diversity.
Pursuant to section 488(1)(e)(h)(i)(j) of the Local Government Act, the City designates the following Development
Permit Areas to achieve objectives for the protection of the natural environment and its ecosystems and biological
diversity:
-
Environmental (Floodplain) Development Permit Area
-
Environmental (Watercourse) Development Permit Area
-
Environmental (Ravine Lands and Significant Trees) Development Permit Area
The properties subject to the above Environmental Development Permit Areas are identified on Schedule C. The
following Sections outline the information that is required to be submitted by a property owner or applicant
prior to any development on a property, including rezoning, subdivision, demolition, excavation, tree removal
and construction. Conditions of development and exemptions are also outlined. All definitions in the Province's
Riparian Areas Regulation are applicable for the Environmental (Watercourses) Development Permit Area.
Variances- Council may, as part of a development permit, vary the property line setback or building height
requirements of the Zoning Bylaw where it can be demonstrated that such variance is needed to facilitate
the development proposal while attempting to satisfy the objective of preserving steep slopes, significant
trees or environmentally sensitive features. Innovative site designs which are in harmony with existing
healthy, mature trees and other natural features are encouraged.
23.2 Development Permit Exemptions
The following activities occurring in an Environmental Development Permit Area shall be exempt from the
development permit application process:
1. Emergencies - all actions to resolve emergency situation must be reported immediately to the Engineering
and Municipal Operations and Development Services departments, as well as the appropriate Federal/
Provincial authorities. A Development Permit is not required to authorize procedures to prevent, control, or
reduce flooding, erosion, or other immediate threats to life or public or private property, including:
a. Emergency actions for flood protection, erosion protection, and clearing of obstructions;
b. Emergency works to prevent, repair, or replace public utilities;
c. Clearing of an obstruction from a culvert or drainage flow;
d. Repairs to safety fences;
e. Removal of a hazardous tree that presents a danger to the safety of persons or is likely to damage public
or private property, as determined by an ISA Certified Tree Rick Assessor. A tree cutting permit will be
required prior to removal.
2. Public Works & Services - the construction, repair and maintenance of works by the City or its authorized
agents and contractors are exempt from the formal development approval process. However, development
within Riparian Assessment Areas must be completed in accordance with a Riparian Areas Assessment.
3. Re-establishment of the Streamside Protection and Enhancement Area by planting native vegetation.
4. Removal of invasive non-native vegetation, provided that a vegetation management plan, prepared by a
Qualified Environmental Professional, is provided to and approved by the City.
5. Existing approved developments, including previously approved Development Permits or variances still in
effect that were approved prior to adoption of these policies. Modifications to these permits or variances may
necessitate a new application.
6. Repairs and renovations to existing buildings and structures on existing foundations that involve no changes
to the footprint of the building or structure.
122 | Environmental Guidelines
23.3 Environmental (Floodplain) Development Permit Area
The purpose of this Development Permit Areas is to minimize damage in areas identified as having the potential
for flood risk. To achieve this, the underside of the floor systems for habitable space in all buildings for residential
occupancy shall be above the identified flood levels. All other development, including floor space ancillary to
residential occupancies (such as parking areas) and floor space for commercial occupancies, may be permitted
below the identified flood levels, provided that all electrical and mechanical equipment must be located above
the identified flood levels. A Development Permit is not required for construction in accordance with these
requirements. Development that is not consistent with these requirements is subject to the following conditions:
1. The applicants must submit stamped and sealed drawings for the building foundation from a qualified
professional engineer. The foundation must be designed to prevent damage to habitable space in the event
of a flood event.
2. The applicants must offer and enter into a covenant under Section 219 of the Land Title Act and agree to save
harmless the City of White Rock in the event of damage to goods and materials by flood waters.
3. The applicants must submit a report from a qualified professional engineer indicating that the land may be
used safely for the use intended, and that electrical and mechanical equipment can be safely located below
the identified flood level (where applicable).
4. Exemptions may be considered on a site-by-site basis for repairs and minor alterations to existing buildings
and structures, including minor additions which increase the building footprint by less than 10% or relocate
habitable areas above the calculated flood level.
5. The applicants must submit a plan showing the Environmental Development Floodplain Permit Area in
accordance with OCP Schedule C, along with any protected trees or environmental features on site, and
detailing satisfactory building envelopes, with consideration of setback requirements, access, parking and
circulation, and existing/proposed rights-of-way, easements, and restrictive covenants. The plan must be
reviewed and signed by the applicant and all consultants or qualified professionals completing components
of the application.
23.4 Environmental (Ravine Lands and Significant Trees) Development Permit Area
The purpose of this Development Permit Areas is to ensure the protection of healthy, mature stands of trees
which are recognized for the important function they serve for the local eco-system. All development within
the Environmental (Ravine Lands and Significant Trees) Development Permit Area is subject to the following
conditions:
1. The applicants must submit a report from a Certified Arborist that identifies all trees on the subject property
and adjacent lands that meet the minimum size requirements outlined in the City's Tree Management Bylaw.
The report must indicate the species, health, structure, and size of each protected tree, and include a tree
protection plan and a tree placement plan. Retention of mature, healthy trees and native vegetation and
ground cover is a priority.
2. The applicants must submit an Erosion and Sediment Control Plan that shows how potential impacts to
sensitive areas and nearby watercourses will be mitigated.
3. The applicants may be required to submit a geotechnical assessment, prepared by a Registered Geotechnical
Engineer, in accordance with the current edition of the Guidelines for Legislated Landslide Assessments for
Proposed Residential Development in British Columbia. Registration of a restrictive covenant pursuant to
Section 219 of the Land Title Act may be required.
4. The applicants must submit a plan showing the Environmental Development Ravine Lands and Significant
Trees Permit Area in accordance with OCP Schedule C, along with any steep slopes, protected trees, tree
protection measures, replacement trees and any other environmental features protected on site, and detailing
satisfactory building envelopes, with consideration of setback requirements, access, parking and circulation,
existing/proposed rights-ofway, easements, and restrictive covenants. The plan must be reviewed and signed
by the applicant and all consultants or qualified professionals completing components of the application.
Environmental Guidelines | 123
23.5 Environmental (Watercourse) Development Permit Area
The purpose of this Development Permit Area is to protect and enhance riparian areas adjacent to streams and
watercourses. All definitions in the Province's Riparian Areas Regulation are applicable, and all development
within the Environmental (Watercourse) Development Permit Area is subject to the following conditions:
1. The applicants must submit a Riparian Areas Regulation Assessment, prepared by a Qualified Environmental
Professional (QEP), as defined in the Provincial Riparian Areas Regulation. Confirmation that the Assessment
has been received and accepted by the Ministry of Forest, Lands, and Natural Resource Operations is also
required. Development must be consistent with the findings of the Riparian Areas Assessment, including but
not limited to the Streamside Protection and Enhancement Area (SPEA).
2. The applicants must submit a tree assessment report, prepared by a Certified Arborist, that includes a tree
protection/replacement plan. Retention of mature, healthy trees as well as native vegetation and ground cover
is a priority. A vegetation management plan is required for planting proposed within a Riparian Assessment
Area. Tree removal within a SPEA will only be permitted if the tree has been identified as a hazardous tree by
a BC Danger Tree Assessor.
3. The applicants must submit an Erosion and Sediment Control Plan that shows how the adjacent watercourses
and associated drainages will be protected during construction, in accordance with the Riparian Areas
Assessment.
4. The applicants must submit a geotechnical assessment, prepared by a Registered Geotechnical Engineer,
in accordance with the current edition of the Guidelines for Legislated Landslide Assessments for Proposed
Residential Development in British Columbia. Registration of a restrictive covenant pursuant to Section 219
of the Land Title Act may be required.
5. The applicants may be required to provide securities to prevent an unsatisfactory landscaping condition,
an unsafe condition and/or damage to the natural environment as a result of a contravention to a condition
in the Development Permit. The amount of securities will be equal to the estimated cost of rehabilitating
and/or restoring the environmental area. The securities may be withheld by the City in the event that the
Riparian Assessment Area is damaged due to a contravention of a Development Permit. The applicant(s) may
be required to submit a cost estimate of required landscaping from a qualified professional to assist in the
determination of the amount of securities required.
6. The applicants may be required to submit a post-construction report, prepared by a QEP, that confirms that
all development, including but not limited to the planting of vegetation, has taken place as required in the
Riparian Areas Assessment. A report from a Certified Arborist regarding the planting of required replacement
trees may also be required.
7. The applicants must submit a plan showing Environmental Watercourse Development Permit Area in
accordance with OCP Schedule C, along with the protected watercourse, SPEA as determined by a qualified
environmental professional, steep slopes, and any other environmental features protected on site, erosion
and sediment control measures, and detailing satisfactory building envelopes, with consideration of
setback requirements, access, parking and circulation, existing/proposed rights-of-way, easements, and
restrictive covenants. The plan must be reviewed and signed by the applicant and all consultants or qualified
professionals completing components of the application.
8. The City may require that adequate public liability insurance in the amount of $5,000,000 be provided, with
the City of White Rock as an "additional named insured."
1.0 LAND USE AND GROWTH
MANAGEMENT
Appe
ndix Schedules and Maps
Environmental Guidelines | 125
126 | Environmental Guidelines
Environmental Guidelines | 127
Environmental Guidelines | 131
0
250
500
750
1,000 Metres
Data Source: City of White Rock
Note: Locations of Floodplains and Watercourses shown on this map are approximate
Environmental (Watercourse) Development Permit Area
Parcel
Environmental (Ravine Lands and Significant Trees) Development Permit Area
Ocean Floodplain - 3.90m Contour Level
Campbell River Floodplain - 4.60m Contour Level (Includes Ocean Floodplain)
Environmental (Floodplain) Development Permit Area
MARINE DR
NORTH BLUFF RD
THRIFT AVE
ROPER AVE
FIR ST
STAYTE RD
PACIFIC AVE
RUSSELL AVE
COLUMBIA AVE
FINLAY ST
BEST ST
MAPLE ST
VICTORIA AVE
CLIFF AVE
MARTIN ST
OXFORD ST
JOHNSTON RD
PARKER ST
FOSTER ST
MERKLIN ST
KEIL ST
EVERALL ST
GEORGE ST
MALABAR AVE
KENT ST
BUENA VISTA AVE
SUNSET DR
BISHOP RD
ASH ST
BLACKBURN AVE
VIDAL ST
KERFOOT RD
CORY RD
BALSAM ST
NICHOL RD
BREARLEY ST
ARCHIBALD RD
PROSPECT AVE
GOGGS AVE
MAGDALEN AVE
STEVENS ST
CENTRE ST
SEMIAHMOO AVE
DOLPHIN ST
CYPRESS ST
HABGOOD ST
COLDICUTT AVE
LEE ST
HIGH ST
ROYAL AVE
TERRY RD
OXENHAM AVE
BLACKWOOD ST
BERGSTROM RD
VISTA DR
PHOENIX ST
VINE AVE
SATURNA DR
LANCASTER ST
BEACHVIEW AVE
EWSON ST
WINTER ST
HARDIE AVE
MANN PARK CRES
GORDON AVE
MAGDALEN CRES
CHESTNUT ST
ANDERSON ST
WEST BEACH AVE
PROSPECT CRES
MCDONALD AVE
PARKER PL
UPPER ROPER AVE
SUNSET LN
KEIL CRES
WHEATLEY AVE
KYLE CRT
HOSPITAL ST
PACIFIC PL
DUPREZ ST
BELLEVUE CRES
BAY ST
SEMIAHMOO AVE
KEIL ST
BERGSTROM RD
STEVENS ST
KENT ST
ROPER AVE
LEE ST
BEACHVIEW AVE
FINLAY ST
VINE AVE
HABGOOD ST
MARTIN ST
MAPLE ST
OXENHAM AVE
EVERALL ST
GOGGS AVE
HABGOOD ST
BUENA VISTA AVE
BLACKWOOD ST
THRIFT AVE
STEVENS ST
PROSPECT AVE
GOGGS AVE
MAPLE ST
VINE AVE
CLIFF AVE
MAGDALEN AVE
ROYAL AVE
VIDAL ST
PARKER ST
RUSSELL AVE
GOGGS AVE
VINE AVE
MALABAR AVE
BALSAM ST
VICTORIA AVE
MAGDALEN AVE
KENT ST
KENT ST
MAGDALEN AVE
BLACKBURN AVE
COLDICUTT AVE
HIGH ST
MOFFAT LN
Schedule C Environmental Development Permit Areas