2013 08 26 OCP 2040 Backgrounders.Indd

Ofﬁcial Community Plan Update 2040 TABLE OF CONTENTS

BACKGROUNDER 1: Growth

BACKGROUNDER 2: Land Use

BACKGROUNDER 3: Economic Development

BACKGROUNDER 4: Neighbourhood Planning and Urban Design

BACKGROUNDER 5: Demographic Trends and Implica ons

BACKGROUNDER 6: Parks, Recrea on and Culture

BACKGROUNDER 7: Healthier Communi es

BACKGROUNDER 8: Environment

BACKGROUNDER 9: Growth Scenarios, Servicing and Finance Oﬃ cial Community Plan Update 2013 BACKGROUNDER 1: GROWTH

Introduc on: Regional and Local Growth Context

From the 1970s to the early 1990s, the Lower Mainland, including Chilliwack, experienced sig- niﬁ cant growth, ranging from 3% to 5% per year. Since then, annual growth rates have decreased to between 1% and 2.5% due to changing economic circumstances, diminishing land supply, and demographic trends such as a declining birth rate and aging.

Assuming growth rates remain moderate, Chil- liwack’s popula on will increase from 83,000 to 131,670 by 2040. The Oﬃ cial Community Plan’s objec ve is to steer the evolu on of Chilliwack’s built community and to ensure sound management of growth, ar cula ng how and where future residen al, commercial, industrial, ins tu onal, and recrea onal needs will be met.

For many years, Chilliwack’s growth management strategy has focused on densifying urban neighborhoods and comprehensively developing hillsides, in order to preserve valley ﬂ oor agricultural land. Because the hillside and rural areas can accommodate just 15% of Chilliwack’s future growth (due to servicing and environmental constraints), the majority of the City’s growth will need to take place within the City’s Urban Corridor. The OCP is expected to provide a realis c framework for how this growth will occur in a livable, healthy, and sustainable manner.

The Urban Corridor - Urban Centers

The city’s economic ac vi es and services are located in the Urban Corridor, where over three-quarters of its popula on lives. Bounded by an Urban Growth Boundary (1998 OCP), the Urban Corridor comprises the communi es of Chilliwack proper and Sardis-Vedder. Since 1998, there has been limited expansion of the urban footprint; and much of the City’s growth has been accommodated within this area through infi ll redevelopment and densifi ca on. By 2040, the Urban Corridor’s popula on will increase from 62,000 to 101,000 residents, and as neighborhoods densify, challenges will include: provision of aff ordable housing op ons, community ameni- es, and opportuni es for social interac on in more compact living environments.

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Chilliwack proper (popula on 35,000), built around a tradi- onal downtown commercial core and comprising major ins - tu ons, diverse housing types, services, community ameni es, and small industries, exhibits features that exemplify a “complete community.” Its residen al area comprises 15,000 housing units over 700 ha providing housing choices that range from high density apartments in the downtown neighborhoods, to townhomes and low density residen al development, largely single detached housing in its outer areas. The Downtown Land Use and Development Plan, adopted by Council in 2009, provides detailed neighborhood planning policy for the downtown core and surrounding neighborhoods to illustrate how growth will occur over a 30 year me frame. Policy direc on will be required to address future growth and development pressures for remaining neighborhoods in Chilliwack-Proper, to provide clarity for residents, property owners, and the development community.

Sardis-Vedder (popula on 27,000). Once occupied by farm houses, agriculture, a hotel, a general store and a community hall, the communi es of Sardis and Vedder have grown substan ally, with the establishment of the Canadian Forces Base (1947), the construc on of the Trans Canada Highway (1961), suburbaniza on, and more recently, the development of Garrison Crossing, densiﬁ ca on along the Vedder Cor- ridor, and inﬁ ll development of selec ve parcels excluded from the ALR.

Today, Sardis and Vedder have essen ally merged, and their geographical division is not apparent. Their com- bined residen al area comprises 10,500 dwellings, ranging from low rise apartments and townhomes within and adjacent to commercial centers located on Luckakuck Way and Vedder Road, to duplexes, compact lots, and single detached homes, some with coach houses and suites, in predominantly residen al areas. Since 1999 this community has grown 62% in terms of popula on. It is an cipated that following the OCP review, more detailed neighborhood planning will be needed to address increasing growth pressures and guide future development in this community.

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Hillside Development Areas

Promontory (popula on 6,800). The Promontory community footprint, which includes Mt. Thom Park and conserva on open space, encompasses 470 ha. Its development is largely suburban in nature, with 2,500 homes which are predominantly single family, despite a surge of townhome developments in recent years. Ameni es such as Promontory Community School, trails, parks and a commercial area help make this community a popular choice among families. The ﬁ nal build-out popula on is projected to be 8,000.

The Eastern Hillsides (popula on 1,500). The 2012 Eastern Hillsides Comprehensive Area Plan envisions a build- out popula on of 6,400. Future development will primarily be residen al (single detached residen al subdivisions, and some townhomes), corresponding park and trail development, and a small neighbourhood-serving commercial area.

Chilliwack Mountain (popula on 1,700), on the north side of the Trans-Canada Highway, supports a suburban community of 600 plus homes; its densi es range from large residen al estates to urban subdivision and duplex projects. In the next three decades, it could grow into a community of 3,100, or 1,300 homes of mixed lot sizes.

Li le Mountain (popula on 1,200), Chilliwack’s oldest hillside suburban community, lies immediately east of Chilliwack proper. It s ll has some undeveloped sites; though subject to certain geotechnical limita ons, it could expand to 1,700 in popula on, adding about 270 new homes.

Ryder Lake (popula on 1,100) consists of 4,000 plus ha of uplands. Residents live on rural acreages that s ll retain much of the uplands’ forest cover. Though the residents are largely urban by occupa on, the landscape is rural. Its future as a rural area or a suburban/urban community is one of the growth ques ons that this Oﬃ cial Community Plan Update will focus on.

Rural Communi es

Over two-thirds of Chilliwack’s land base occupies the Fraser River valley ﬂ oor which is well-known for its picturesque farms and rural se lements. Among the rural se lements, Yarrow (2,800) is the largest, located in the southwestern part of the municipality, followed by Rosedale (2,200) and Greendale (500). Farmland stretches over 17,000 ha, accommoda ng about 5% of the City’s total popula on. All of these se lements are surrounded by the ALR, which acts as their de facto urban growth boundary. In the next 30 years, urbaniza on and demographic trends will put downward pressure on the farming/rural popula on, such as aging, the departure of rural youth (for higher educa on and careers) and elderly (for more suitable accommoda on/care facili es in the city), a change-over to younger and smaller farm-

5 Oﬃ cial Community Plan Update 2013 ing households (fewer children), and the consolida on of smaller farms. At the same me, an increasing demand from suburban acreage buyers and the apprecia on of farm property and rural home values will put pressure on these areas. Future growth is limited to an increase in second dwellings and rural subdivision not aﬀ ected by servicing or land use restric ons.

OCP Update

The updated plan will add detail and clarity to the urban corridor densifi ca on strategy and defi ne Ryder Lake’s future in more precise terms. It will also lay out an implementa on scheme that refl ects the future fi nancing/ phasing reali es, and provides guidance in infrastructure cost-sharing between the public and private sectors. As the OCP is a “living document”, it will remain open to future neighborhood plans that advance its vision on the ground and respond to local residents’ aspira ons.

6 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 2: LAND USE

The Oﬃ cial Community Plan is required to designate land and include policy to ensure that future residen al, commercial, industrial, ins tu onal, and parks needs meet future popula on needs.

Chilliwack comprises many communi es with varied geographies: an Urban Corridor, suburban hillside communi es, and rural se lements and farming areas east and west of the corridor. Each area has a unique iden ty, inﬂ uenced by:

• historic se lement pa erns; • physical constraints; • highway and rail development; • the Agricultural Land Reserve (est. 1972); • market forces; and • local planning policy

These factors, together with growth projec ons, set the context for upda ng the OCP’s land use mapping and planning and development policies.

Urban Corridor - Urban Centers

Chilliwack proper’s core is the Downtown which serves as both a commercial and civic center. While there are some residen al uses in the business core (largely rental apartments above businesses), their presence is small. Surrounding the core, higher density residen al development (apartments) transi ons to neighborhoods of mixed, lower density housing (townhouse, duplex, and single detached) at the city edge. Radia ng from the core is a series of transporta on corridors that facilitate the ﬂ ow of people and goods. Despite strong compe on from Sardis-Vedder, the Downtown has endured as a center of business and services; however, as a commercial center, the Downtown has lost ground to Sardis-Vedder’s cores, and more recently to a First Na on reserve (in Village West). This shi is evidenced by the 2011/2012 land use survey ﬁ ndings:

Chilliwack: Commercial Floor Space Growth 2000 to 2011

2000 2011 m2 % m2 % Chilliwack Proper 179153 62.7% 279209 61.0% Sardis-Vedder 100358 35.1% 138445 30.2% Village West 22,757 8.0% 57363 12.5% City Total 285,900 100.0% 457812 100.0%

Concerns about the downtown and its neighborhoods have usually focused on high commercial ﬂ oor space vacancy rates, compe on from regional shopping centers, aging rental housing units, and unmet social needs.

7 Oﬃ cial Community Plan Update 2013 This has led to a number of ini a ves aimed at addressing social issues, revitalizing the downtown, improving public safety, and improving the quality and supply of aﬀ ordable housing, including: Downtown Land Use and Development Plan, Healthier Community Strategic Ac on Plan, Housing Strategy, Health and Safety Inspec ons, Downtown Task Force Report, the establishment of Council Advisory Commi ees on Public Safety and Housing.

Sardis-Vedder: Easily accessed by major traffi c corridors, Sardis’ shopping centers on Luckakuck Way have emerged as a “modern era” community core, overshadowing Sardis’ tradi onal commercial core on Vedder Road. This is countered by Vedder’s commercial core and the Sardis Park neighborhood commercial center. With no clear geographical division between them, the community of Sardis-Vedder now houses 27,000 people in 10,500 dwellings. Townhouse and apartment development is concentrated within walking distance of major traffi c routes, and most lower density development consists of suburban single family subdivisions, branching off of major streets. The development of more effi cient north-south traffi c routes and u lity trunks are limited by the loca on of reserve lands.

Suburban Hillside Communi es

Promontory is a suburban hillside community that developed as a response to the urban growth pressure of the 1980s and the protec on policy of the valley ﬂ oor ALR. Development is mostly residen al (primarily single family and townhouse), and commercial uses located at the Promontory / Teskey intersec- on are neighborhood-serving, and Promontory Community School provides community programming for all ages, serving as a community recrea on center. The current pa ern of development is quite permanent as Promontory is in its ﬁ nal phase of development, and redevelopment is not expected to occur for many years.

Eastern Hillsides and Chilliwack Mountain have also been developed to suburban residen al standards, although recently there has been increased interest in small lot, duplex, and townhouse development. Both areas will con nue to develop according to their respec ve area plans. Development will be governed by the City’s Hillside Development Standards Policy, and will have to adapt to steep terrains through innova ve design. The pace of development will be dependent on their market reali es.

Ryder Lake was once considered as a poten al site for a new hillside community of 39,000 popula- on. That concept was suspended in 1996 in light of public concern about the drama c change it could bring to a rural area, the high cost of infrastructure development, and the high density of development required to support that popula on target. An objec ve of the current OCP Review is to clari- fy the City’s vision for Ryder Lake for the next 30 years. Much of the land within this area remains in the Agricultural Land Reserve, and zoning has essen ally been “frozen” to prevent large scale development.

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Property owners have expressed interest in designa ng the uphill area of Thornton Road and Extrom Road for future development. This area, “Ryder Lake West,” forms part of the Ryder Lake Uplands. This is currently under review, although such an expansion is expected to pose technical and aff ordability challenges (new road confi g- ura on and new water reservoir and pumping systems in diffi cult terrain). It also raises new ques ons about the “urban form and structure” precipitated by upland expansion, and whether such a growth trend would contribute to “sprawl.” Addi onal considera ons must take into account the provision of ameni es such as schools, civic space, and parks for an increased popula on in this area.

Rural Valley Floor Se lements

Yarrow (popula on 2,800) has been proud of its community iden ty and independence from the urban mainstream. It has its own commercial district along Yarrow Central Road, behind which lie its residen al neighborhoods. Since its development follows an arterial route (with much through traffi c to and from Cultus Lake), its community form and structure are typical of an urban corridor (linear). However, Yarrow also embraces a signifi cant con ngent of hobby farm acreages and a country persona. Growth of this community is limited by the ALR, a lack of community services and provincial restric ons (new lots created must be a minimum 1 ha if not on community sewer, and built to fl ood construc on levels that are in most cases 5 m above ground level).

The City has explored the feasibility of community sewer and water connec ons with its main systems, but their high costs are a hindrance. Sewering costs alone is es mated at $9.3M, averaging about $40,000 per household. At the same me, residents have expressed interest in retaining Yarrow’s special character. An objec ve of the OCP Review is to further deﬁ ne this special character and to review tools for retaining it as redevelopment occurs.

Rosedale (popula on 2,200) is similar to Yarrow: it is surrounded by the ALR and its lack of sanitary sewers and insuffi cient fi re fl ow have limited urban residen al development. Though not stressed by growth, Rosedale does have to confront some signifi cant land use issues as its main manufacturing industry expands, adjacent to residen al neighbors, and the ALR.

Greendale (popula on 500) is a much smaller rural se lement than Yarrow and Rosedale. It has strong farming roots and is dis nguished by its small semi-serviced lots (some are less than 900 m2). The surrounding ALR and lack of sanitary sewers and suffi cient fi re fl ow help reduce growth pressure.

9 Oﬃ cial Community Plan Update 2013 Farm Areas in the ALR are under the protec on of the Agricultural Land Commission. However, their land use status is not sta onary as farms expand and add new buildings and secondary dwellings for their employees. The conversion of farm acreages into large residen al estates or unauthorized industrial uses (such as outdoor equipment storage) challenge the agricultural land base. The OCP Review will incorporate recently completed Agricultural Area Plan policy to address such issues.

Land Use by Type

Residen al Land Use

Since 1999, 8,550 new homes have been built in Chilliwack. Four trends are notable:

• More mul -family homes have been built than single detached homes (4,800 vs 2,600, respec vely); • In Sardis-Vedder, the total number of homes has increased by 75%; • The number of hillside homes has grown from 7% to 12% of Chilliwack’s total; and • The concentra on of homes in the Chilliwack proper-Sardis-Vedder corridor has risen from 71% of the city total to 77%. Residen al Land Reserve: With a limited residen al land supply (116 ha), and hillside constraints, most new homes will be built through neighborhood redevelopment / densiﬁ ca on. There is s ll much capacity for den- siﬁ ca on within Chilliwack Proper and Sardis-Vedder, where 79% of residen al land is s ll occupied by single detached dwellings. However, future challenges include the provision of a diverse range of housing types, for children, families, and seniors, suppor ve housing development for seniors and special groups, and the provision of community ameni es and services, including transit.

Industrial Land Use

Currently there are 211 ha of industrial land in use, with 78% of land dis- tributed amongst three industrial parks: Village West, Ca ermole, and Legacy Paciﬁ c Industrial Park. The remaining industrial land is located in Chilliwack proper in the vicinity of the railway, oﬀ ering unique opportuni- es for industrial services and live-work opportuni es, and in isolated, his- torically-established rural loca ons (most preda ng establishment of the Agricultural Land Reserve).

While the greatest amount of ﬂ oorspace was occupied by wood products industries for the last twenty years, storage and warehousing have quickly expanded in recent years, and in terms of land base, are already the largest sector in Chilliwack, occupying 47% of Chil- liwack’s industrial land base. Food processing, machinery industries, and hardware/plumbing/building materials wholesale industries are the next largest users of ﬂ oorspace. The average building coverage for industrial sites is 18%.

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Industrial Land Reserve: Applying the City’s average historic industrial land absorp on rate, the current vacant land supply (76 ha) is likely to be fully developed within 9 to 12 years. As industrial expansion into the Agricultur- al Land Reserve is not an op on available to the City, future industrial growth will have to rely on densiﬁ ca on: more eﬃ cient use of land, and the development and/or a rac on of more labor-intensive industry.

Commercial Development

Commercial Floor Space: In the past 20 years, commercial fl oor space has doubled and average store sizes have grown, a refl ec on of new chain store developments and a new suburban mall at Eagle Landing, which accounts for 13% of the City’s total commercial fl oor space (458,000 m2/4.9 million 2).

Commercial Land Reserve: Retail and service needs will increase with popula on growth, and with a small commercial land reserve (12 ha) in the urban corridor, new commercial projects will have to come through redevelopment-densifi ca on (increasing fl oor space ra os) of commercial areas in Chilliwack proper and Sardis-Vedder. Exis ng commercial site coverage, on average, is 21% throughout Chilliwack; again, it suggests room for densifi ca on.

OCP Update

All urban uses are confronted with the same land supply challenge, in light of the protec on of the ALR, the high cost of land, and the concern for sprawl, livability, sustainability and environmental quality. Densiﬁ ca on entails fundamental and structural changes for residen al, commercial and industrial development which:

• aff ect housing types, built form, user groups, housing costs/aff ordability, and the ul mate community vision. • may require the City to realign its economic development strategy in recrui ng new industries, especially those that can fl ourish in a compact environment (higher FSR) or mul -level built-forms. • may entail new marke ng concepts and reshape the city’s trade and service landscapes. It involves new built-forms such as mul -level buildings, which will not only produce a new urban design and streetscape, but also infl uence shopping habits. It aff ects transit use and planning, parking provision, and future mall development (or re-development).

11 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 3: ECONOMIC DEVELOPMENT

Economic Development Context

In the 1970s when new suburban malls threatened the viability of the downtown, the City of Chilliwack began to pro-ac vely plan for economic development. In 1996, it pioneered a new partnership with the Chamber of Commerce and Downtown Business Improvement Area and formed the Chilliwack Economic Partners Corpora- on (CEPCO). Soon a erward, CEPCO began to assemble lands, and developed the Chilliwack Business Estate, ushering in a modern industrial park era for Chilliwack. It represented a bold move in a me when some of the food processing and wood product industries were closing their opera ons in Chilliwack, and manufacturing industries were undergoing structural changes in the face of global compe on.

The opening of the Chilliwack Business Estate in 2000 brought in a commercial rooﬁ ng material manufacturer, an informa on technology call center, a window manufacturer and wholesalers, genera ng over 1,500 jobs; however, in following years, new industries have shi ed to warehousing, storage, and/ or wholesal- ing: ac vi es that require a large land base and are believed to produce fewer jobs per hectare. Today, 47% of Chilliwack’s industrial acreage is engaged in storage or warehousing, and approximately 35% of industrial ﬂ oor space is dedicated to transporta- on, storage, communica on, and / or wholesale ac vi es. Once employing approximately 15% of the labor force, manufacturing now accounts for only 10% of local employment.

1998 Oﬃ cial Community Plan

At the me of its adop on, the 1998 Oﬃ cial Community Plan iden ﬁ ed an impending shortage of land for business-park and industrial development, and agricultural based economic development – a threat to the community’s economic aspira ons and to its overall livability (brought on by commu ng and lack of career growth opportuni es, in par cular for youth). The broader concern was a growing imbalance between the servicing and manufacturing sectors. A review of the City’s ALR- urban growth boundary was called for to address the land shortage and to reinforce economic diversity.

In the early 2000s, the City was able to expand its industrial land base in the order of 430 acres (175 ha) with ALC approvals to exclude agricultural land at Ca ermole (2003) and Village West-Progress Way (2004), and to allow food processing industries in the north east quadrant of the Vedder Interchange (2004) and addi onal airport related development (2004).

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The recent rise and domina on of storage and warehousing in Chilliwack is a refl ec on of the Lower Mainland industrial base, which is oriented to warehousing, distribu on and transporta on (as Vancouver is a gateway city). As Metro Vancouver’s industrial land prices soared in the past two decades, Chilliwack’s aff ordable supply of industrial land seemed a natural fi t for these ac vi es. During the 1995-2011 period, the annual industrial land absorp on averaged 8.4 ha (21 ac.).

Average annual Acres Ha industrial land absorption

From 2006 to 2011 the pace of industrial land absorp on quickened, reaching 11 ha p.a. – even amidst an economic recession in 2009. Such an absorp on rate cannot be sustained, as evidenced between 2009 and 2011 when only 2 ha were absorbed. While the current slowdown is due to economic condi ons, the future challenge, will again be a shortage of industrial land, rendering Chilliwack less a rac ve to industries requiring a large land base. In a similar fashion to the 1990’s economic restructuring, changes to Chilliwack’s industrial landscape will occur. Whether the past trend is unsustainable or the regional economy is shi ing gears, Chilliwack will need to redeﬁ ne its long term industrial future: there will be no business as usual.

Future Reali es Facing Industrial Growth

Industrial land supply is expected to re-surface as a major challenge in the 2020s. Currently, there are about 187 acres/76 ha of vacant industrial land. Theore cally, this may last for the next 9 to 12 years, but a shortage may be felt earlier as parcel size, loca on, highway access and infrastructure requirements will make some sites less a rac ve to future uses. The next shortage, however, will not be relieved by further Agricultural Land Reserve exclusions.

Most probably, Chilliwack’s industrial long term future will rely on densifi ca on: industrial expansion within the exis ng footprint and reserve. In the past fi ve years, the ques on of industrial densifi ca on has been gathering much debate in Metro Vancouver. Such a strategy may present challenges for industries that favor only single level built forms, and will require further review and analysis to ensure a clear, viable approach. Densifi ca on concerns more than the intensity of land use, but rather the nature of the industrial use that can thrive in such an environment. The market is s ll assessing the situa on and further work is needed to ar culate a “paradigm shi ” in the future industrial base. Just as manufacturing contracted in the 1980s and 1990s in North America, the current gateway/distribu on industries will also yield to future reali es, from which new industries or new formats will emerge. The challenge for Chilliwack in the long term future is to iden fy, a ract or create those

13 Oﬃ cial Community Plan Update 2013 industries and formats.

The new industries carry at least two missions. First, they will serve as a pillar of Chilliwack’s economic base (in terms of produc on/GDP). Second, they will create local employment that includes both career jobs and youth employment. Their main goal is to keep Chilliwack from becoming a bedroom community and to oﬀ er a bright prospect for youth to grow with the community.

Agricultural Base

Agriculture has been a staple industry that has supported Chilliwack’s economy since the pioneer era. In the past three decades, its impact has been modulated by the vicissitudes of the local food processing industries. All current and past Oﬃ cial Community Plans recognize the importance of, and threats to, agriculture in Chilliwack. They have stressed the protec on of agricultural land and the promo on of agriculture as their key policy. The development of the Kerr-Brannick agri-industrial park in 2005 and the adop on of the Agricultural Area Plan in 2012 signify important milestones in Chilliwack’s agricultural history. In 2006 agricultural workers accounted for 6.7% of the local labor force, which was almost seven mes the Metro Vancouver agricultural labor force by propor on (1%). Even when compared with the more rural context of the province as a whole, Chilliwack’s farm (and resource) workers are 37% greater in propor on1. In terms of total farm gate receipts, Chilliwack contributes to about 10% of BC’s produc on while its produc on land base makes up only 0.55% of the provincial total.2 In brief, Chilliwack’s agriculture plays a very important role in the province that few communi es can emulate.

Service Economy

As 73% of Chilliwack’s labor force work in the service sector3 our economy remains predominantly service-oriented. In the past, service jobs were considered “non-basic”, serving local consump on; they owed their exis- tence to “basic industries”, namely, the export-oriented, primary/resource-based, and secondary/manufacturing sectors. Today, many service ac vi es are also export-oriented and direct job- generators, such as informa on technology and advanced educa on. They literally create a new economy, the Knowledge Economy. While the tradi onal “basic” industries remain important to our local economy, the service sector has to be supported with a robust strategy, given their lion’s share of the job market. The future importance of the service sector cannot be overstated if Chilliwack’s economy is to follow the lead of Metro Vancouver, whose service sector accounts for 86% of its total employment.4 1 Statistics Canada, 2006 census, Chilliwack profi le. 2 According to BC Ministry of Agriculture and Lands, “Agriculture in Brief, the Province of BC”, and “Agriculture in Brief, the City of Chilliwack”, which are largely based on Stat Can sources (2006 census and ALR fi les. 3 Th is includes wholesale trade (3%). 4 2006 census

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This service economy has invariably rendered the downtown a cri cal piece of Chilliwack’s economy and its economic development.5 Since the fi rst Offi cial Community Plan in 1993, downtown revitaliza on has been a key recommenda on, and is “enshrined” in the 1998 OCP’s Guiding Principles. Downtown revitaliza on began in 1982, followed by establishment of the Downtown BIA and Building Façade Improvement Program in 1996. More recent eff orts include the 2007 Downtown Neighborhoods Strategic Plan, the 2009 Downtown Land Use

and Development Plan, and the 2011 Downtown Plan Implementa on Strategy.

Since the 1998 OCP was adopted, the City has supported the downtown with a number of signifi cant public projects, including Chilliwack Law Courts, Family Leisure Centre, Prospera Centre (arena), Cultural Centre, the expansion of Chilliwack General Hospital Emergency Wing and Central Community Park. In the mean me, $98 million of private investment have also poured into 31 downtown mul family residen al projects, crea ng 1,213 units. While these are encouraging results, private commercial investment has been no ceably fl at; this is now a top priority of the City’ current downtown revitaliza on eff ort.

Recently, the challenge of downtown revitaliza on has been complicated by the opening of a major regional shopping center.6 Crea ng a vibrant downtown core will have to become more strategic in order to be eﬀ ec ve

5 According to the Conference Board of Canada’s study released on May 6, 2013, entitled: Mid Size Cities Outlook, Chilliwack’s annual growth, during the 2005 and 2012 period, averaged 6.2%, a “booming economy” by any measure. Such robust growth, however, has not shared by the downtown district where commercial vacancy has remained a concern. 6 Th e 60,000 m2 Eagle Landing Shopping Centre, anchored by a Wal-Mart Supercenter and Home Depot, was opened in 2010. Construction is still ongoing and expected to be completed in 2014.

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– even when favorable condi ons such as a strong popula on base, large public investment and a reasonable land price and supply are in place. It appears that the “ﬁ nal fron er” of downtown revitaliza on is place-making, to bolster the downtown core as a people-place; the market place (economic success) will follow once people gravitate to the downtown. This challenge is more than visually enhancing the downtown, as stressed by the 1998 plan; it involves a func onal design of place-making at a cri cal scale, the support of a growing resident-patron base, market innova ons of the downtown merchants, a dis nct downtown culture of “live, work and celebrate together,” and diverse ac vi es that make the downtown relevant to every Chilliwack resident.

Economic Parameters for OCP

The purpose of an economic development strategy is to inform the City on how to prepare for the future economy. In the context of the OCP and the provincial Local Government Act, this entails the provision of the necessary growth capac- i es for the planning horizon, which in this case is 2012-2040. While more in- depth studies on the rela onships between future economic developments and city planning will likely need to take place, the current economic analyses and popula on/labor force projec ons propose the following targets and parameters to guide the Oﬃ cial Community Plan 2040:

The current popula on (83,453) will rise to 131,670 by 2040. Economic infrastructure, including local jobs and industrial and commercial growth capaci es, should increase accordingly in order to meet future employment, retail, person- al/business service, and industrial requirements.

The next 27-year popula on growth will elevate the City’s labor force to nearly 72,000. This would create an overall demand for over 66,000 jobs.7 The present employment level is es mated at 38,816. The local economy currently employs about 29,000 residents.8 Based on the same percentage of commuters (out-of and into town), Chilliwack’s economy will need to create 21,000 addi onal jobs,9 or more if the commu ng worker percentage is to be lower than the current 25%. However, the exis ng 29,000 jobs are subject to ongoing economic dynamics such that new replacement jobs will be needed con nually. In other words, the local economy probably has to create more than 21,000 addi onal jobs, or a greater number of residents will commute out of town to work, increasing the risk of becoming a bedroom community.

Based on the current ter ary-secondary-primary job distribu on, 36,500 of the future job total will be in the service sector (basically commercial jobs), and 12,500 jobs will be in manufacturing, construc on and agriculture.

Between 2012 and 2040, commercial ﬂ oor space in Chilliwack will likely expand from 432,000 m2 to 611,000 m2 and the City will need to establish a strategy to provide the addi onal 189,000 m2 of new commercial capacity.

7 Th is implies an unemployment rate of 7%.. 8 Th is assumes to be 25% similar to the 2006 census’ commuter percentage. 9 One-quarter of those jobs could be self-employment and the remaining 15,750 jobs would be fi lled by corporate employees.

16 Oﬃ cial Community Plan Update 2013

Most likely, the City will depend on commercial densifi ca on to meet its majority growth needs. Future densifi ca on will be con ngent on a successful transi on to a compact and mul -level built-form, substan ally higher site coverage/FSR, and reduced parking provision – essen ally redevelopment within the exis ng commercial footprint. S ll, a moderate demand for addi onal greenfi eld sites will remain.

Industrial ﬂ oor space could increase by 490,000 m2 during the planning period. This may be achieved through maximizing the use of the exis ng vacant industrial reserve (187 ac./76 ha) and by redeveloping the major industrial districts to an average site coverage of 20%. (Current site coverage averages 12% in Village West and 5% in Ca ermole).10

From the employment perspec ve, this densiﬁ ca on scenario corroborates with the goal of mee ng the future manufacturing job crea on requirement. Present- ly, the ra o is 19 employees per ha.11 In order to create suﬃ cient industrial jobs within the exis ng industrial footprint (including the vacant industrial sites/reserve), the future ra o for all of the industrial sites will have to reach an average of 34 persons per ha.12

OCP Update

The above parameters crystallize the challenges facing the City and the “market” in the next three decades. In order to overcome them, proper economic development strategies and land use policies (as well as all associated infrastructure planning) have to be in place. Not being able to meet these challenges could produce unintended consequences, such as bedroom community development, a lesser quality of life due to increased commu ng, lower commercial/industrial tax revenue for capital work and amenity investment, and high unemployment. Equally important is policy execu on and the con nual monitoring of trends and policy results to facilitate mid- course adjustment where necessary. Therefore, OCP 2040 represents a signiﬁ cant tool for the City to ar culate and inform its ci zens and entrepreneurs about Chilliwack’s economic vision and ac ons.

10 Th e City’s OCP scenarios for servicing/traffi c modeling shows that the projected fl oor space increase is equivalent to the requirement of 183 ha of green fi eld sites. Th e city’s 2012 vacant industrial land/reserve is about 76 ha, which means an equivalent land capacity of 107 ha will have to be generated from redeveloping the existing industrial properties. 11 Th e 2012 manufacturing workers are estimated at 4,009 (10.3% of total labor force/employment), and the 2012 industrial land total is 211 ha. 12 See the City’s OCP scenario for servicing/traffi c modeling study.

17 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 4: NEIGHBORHOOD PLANNING & URBAN DESIGN Neighborhood Planning

The 1998 Oﬃ cial Community Plan encourages the development of a rac ve neighborhoods where residents can live, shop, and play. As development pressures increase, local area planning is a means to guide neighborhood redevelopment, through detailed land use planning and policy statements to support a variety of housing choices, neighborhood-serving commercial (retail and services), appropriately scaled ameni es (e.g. pedestrian links, trail networks, green spaces that link neighborhoods) and services (sewer, water, roads, drainage, transit). Local area plans also establish urban design principles to ensure new development is a rac ve and ﬁ ts in well with its surrounding environment. Pedestrian friendly commercial cores are encouraged, along with mixed- use neighborhood centers, and live-work studios.

Priority for local area plans is given to areas experiencing redevelopment pressure and in transi on, areas in need of revitaliza on, and areas at risk. With the Downtown Land Use and Development Plan, and Eastern Hillsides Comprehensive Area Plan now complete, there is an opportunity to undertake more detailed planning for neighborhoods in Sardis, Vedder, and other areas that are considered to be of a high priority due to their redevelopment poten al (where housing stock is aging, lots are larger, and services are readily accessible, etc).

Urban Design

The 1998 OCP acknowledges the community’s interest in developing a visually enhanced community, encouraging comprehensive site planning, and establishing design guidelines for new mul -family residen al, commercial, and industrial development, by development permit area. Such guidelines regulate building and site design (including landscaping, screening, and parking areas), and encourage pedestrian scale development. Redevelop- ment of large malls and strip malls is encouraged to take on a street front experience, and large asphalt parking areas are discouraged.

Since 1998, the number of “form and character” development permit areas has increased from 3 to 7. The most restric ve design controls apply to the downtown core based on historic development objec ves. In recent years, it has been ques oned whether there is a need to regulate paint colors.

18 Oﬃ cial Community Plan Update 2013

OCP Update

The current update will iden fy major urban nodes, review neighborhood planning boundaries, defi ne densifi ca on targets by neighborhood, revisit OCP land use designa ons for areas of transi on, and explore op ons for developing more compact neighborhoods, and more energy effi cient buildings in accordance with the City’s recently completed Air Quality, Energy, and Greenhouse Gas Community Ac on Plan.

Public par cipa on is necessary for successful neighborhood planning, and the OCP encourages planning pro- cesses that engage residents in community development. The OCP update is engaging residents to par cipate in a variety of ways, in meaningful dialogue about community planning issues. This input will be compiled, shared publicly, and carefully reviewed to determine appropriate policy changes.

Input has also been sought on the most appropriate ways to engage the community in future planning ini a ves. Public input will be sought with respect to a simpliﬁ ca on of the downtown design guidelines, and the elimina- on and/or consolida on of development permit areas to streamline the approval process.

Due to an increase in development inquiries regarding Yarrow, and current OCP policy that reﬂ ects area residents’ interest in preserving this community’s special character, the OCP update will u lize the input residents have provided to establish a vision, and policy that will guide development decisions for this area.

19 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 5: DEMOGRAPHIC TRENDS AND IMPLICATIONS

Demographic changes can drive popula on growth and transform socie es. The post-war “baby boomers” (born between 1946 and 1966) have been such a force since their birth that they will s ll be in the spotlight for another 30 years – through a phenomenon commonly known as “aging”. Chilliwack’s demographic changes have not followed a straight “aging” path. In-migra on of families and seniors has slowed down or accelerated the process from me to me, but over the long term the aging trend will prevail.

Aging Trend

At present, Chilliwack’s aging process is parallel to that of the province. Its 65 and over popula on accounts for 16% of its popula on (2011 census), and its median age is 40. Half to two-thirds (some mes more) of Chilliwack’s growth comes from in-migra on, with many of the in-migrants seniors from Metro Vancouver. As long as Chilliwack con nues to a ract seniors from Metro Vancouver, its aging trend will be entrenched and somewhat ampliﬁ ed. The City therefore projects its 65 and over percentage to approach 23% in the next three decades.

Aging and Future Labor Force

Much of the current aging discussion concerns its impact on labor force. The 20–64 age group makes up 57% of the total popula on. (2011 Census) and is projected to be the same un l 2040. Meanwhile, with Canadians generally expected to work past 65 before pensioning; it will further cushion any nega ve impact of aging on the Chilliwack’s labor force. If Chilliwack con nues to a ract the in-migra on of both seniors and families with children, it will likely avoid a cri cal labor force shortage a ributable to aging. Rather, the current and future labor force challenges lie more in an imperfect match of its skills and the job market requirements.

Aging and Community Development

The increase of the 65 and over popula on from 16% (2011 census) to 23% (by 2040) will have an impact on Chilliwack. This means an increase of 15,700 “seniors”, such that the 2040 senior popula on would approach 30,000. Their future needs are huge and diverse, and have to be planned for in advance. The 65 and over pop-

20 Oﬃ cial Community Plan Update 2013 ula on will have to be recognized as mul ple groups in accordance with their varied physical abili es, health condi ons, economic situa ons and social needs. This is par cularly true of the elderly, whose health, care, shelter and social requirements are not the same as those “young seniors” living an ac ve, independent, and economically more comfortable lifestyle. The fastest growing senior subgroup is the 80 plus. Their needs will transform the City’s suppor ve housing landscape, and push for more appropriately designed residen al buildings, care facili es, health services, transit service, sidewalks, intersec on crossings, parks/recrea on/social support provision, accessibility and mobility. Even for “independent seniors”, accommoda ve building design and transporta on systems will be high priori es as “independent living” will be extended to as long as possible in the future. Meanwhile, both the public and private sectors will redeﬁ ne their respec ve roles more strategically and collaborate on mee ng diverse seniors’ needs.

Children and Youth

Chilliwack experienced a pre-school and early grade child boom (aged 0 – 9) in the 1990s, promp ng new construc ons and expansions of elementary schools. As these children moved up the cohort ladder, the 10 – 19 year group crested in the early 2000s, triggering new mid- dle and high school construc ons. From the mid- 2000s to the present, the universi es in the Lower Mainland (including the UFV) have been expanding. This “university phase” may stretch further because the current employment market condi ons do not favor the 20-24 age group: many have chosen to con nue with their educa on or un- dergo retraining to improve their employment prospects.

Twenty years ago the child and youth groups made up 29% of Chilliwack’s total popula on; today, they account for only 25%, and by 2040, 21%. This contrac ng trend has aﬀ ected the social fabric of Chilliwack, not only in terms of school/university construc ons, but also the average household size, which has been dropping steadi- ly. This corresponds to the last two-decade decline of single detached housing starts and the rise of smaller, mul -family housing units. The housing shi has encouraged families (with children) to gravitate toward Sardis and Promontory where larger family dwellings predominate, and smaller households, especially seniors and young singles, to Chilliwack proper which contains 80% of the City’s apartments. The trend of declining household size may create an unintended consequence of social separa on by community according to age, household type (singles/seniors vs. families with children), and income. As the City’s popula on projec ons indicate a con- nuing decline of its household size and more redevelopment/densiﬁ ca on will take place in Chilliwack proper, social separa on could become a public concern unless appropriate policies are in place to foster integra on.

21 Oﬃ cial Community Plan Update 2013 Demographic Challenges to Community Planning

Demographic structure has a strong inﬂ uence in community development. The following is a short list of the poten al demographic challenges that may be addressed by the OCP Update:

1. The aging popula on will prompt adjustments to amenity provision, such as park-sports ﬁ eld design (passive vs. ac ve) and the rising priority of cultural and con nuing educa on programs.

2. Aging will redefi ne “mobility” and “accessibility”, including transit service, road confi gura on/signage to accommodate senior drivers, crossings at intersec ons, sidewalks and street furniture, scooter traffi c, neighborhood layout and walkability, and the loca- ons of shopping, health care and other services.

3. Building design, especial market residen al buildings, should aim to be universally senior-friendly. (The City has already adopted a bylaw requiring new apartment projects to have 50% of their units capable of suppor ng seniors’ living, i.e., conforming to the Adaptable Hous- ing Standards of the Bri sh Columbia Building Code.)

4. The growing student and young single popula on needs aﬀ ordable and strategically located housing, especially when the UFV and other Canada Educa on Park ins tu ons expand their out-of-town/interna onal student programs.

5. The design of high density housing should be child-friendly as apartments become the primary aﬀ ordable housing to families with children.

6. To ensure community inclusiveness, aﬀ ordable and diverse housing (that can accommodate a broad range of families or households) should be emphasized in all major urban communi es as part of the densiﬁ ca- on process and the City’s Healthier Community Ini a ve.

22 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 6: PARKS, RECREATION AND CULTURE

As Chilliwack’s popula on grows, many exis ng neighborhoods are expected to densify and redevelop, and with an increasing public value being placed on ﬁ tness, healthier lifestyles and quality of life, this brings increasing demands for a variety of diﬀ erent parks, recrea on, and cultural ameni es.

The 1998 OCP

The 1998 Oﬃ cial Community Plan (OCP) outlines a number of objec ves and policies to ensure that the diverse recrea onal needs of the community are met and that access to park space in under-serviced areas improves through strategic planning and partnerships.

Parks, Recrea on & Culture Assets

Plans and studies such as the 1994 Parks and Recrea on Strategic Plan, 2001 Facili es Needs Assessment, 2002 Youth Strategy, 2004 Arts Strategy, Landing Master Site Plan, Cultural Center Feasibility Study, Sports Field Stra- tegic Plan, and the Parks Master Plan have led to the development of projects such as:

• Chilliwack Landing Leisure Centre • Prospera Centre – mul -plex • Chilliwack Cultural Center • Cheam Center upgrade • Sardis Library • Townsend Turf Fields • Expansion of community schools to include Rosedale & Greendale • Bike Park (Island 22) • Yarrow Pioneer Park • Skateboard Park (Webster Landing) • 60 km of new trail development • 28 new or upgraded trails - Bailey, Bridlewood, Great Blue Heron Nature Reserve, Hope River Rotary, Horse Loop, Karvers, Leﬀ erson Creek, Legacy, Lickman Ponds, Lookout Loop, Luckakuck Creek, Old Marble Hill Road, Old Parsons Road, Old Yale Wagon Road, Peach Creek Rotary, Promontory Path, Ridgeline, Salmon Ridge, Sardis Rail, Stairs, Teskey Creek, Thom Creek, Thornton Creek, Vedder North Dyke, Vedder River Rotary, Ved- der River South, Vedder South, Walker Creek • Cricket pitch (A.D. Rundle)

Chilliwack’s system of Community Schools has been successful in providing opportuni es for families to par c-

23 Oﬃ cial Community Plan Update 2013 ipate in ac vi es beyond the school day. Community School socie es, with support from the City and School District, have developed and promoted social, recrea onal ac vi es, and educa onal programs for people of all ages. Chilliwack Central Elementary Community School, Greendale Elementary Community School, Promontory Community School, Yarrow Community School, and Rosedale Tradi onal Community School all serve as community centers providing a safe and welcoming environment.

In recent years, the conversion of an exis ng fi eld at Townsend park (and the pending conversion of an adjacent fi eld) to ar fi cial turf, while costly, at approximately $2.2 million, have increased capacity / usage and alleviated short term pressures for a new sports fi eld. However, longer term, an addi onal 30 acre sports fi eld site will be required to meet community demands as the popula on grows.

2013 Oﬃ cial Community Plan Update

A Parks, Recrea on, and Culture Strategic Master Plan and a Greenspace Plan are currently in dra format and will serve to inform the OCP update:

The Parks, Recrea on, and Culture Strategic Plan will address, guide and priori ze the City’s parks and recrea onal needs and be used as a basis for planning and decision making for all publicly sponsored leisure services for the next ten years. It will include a detailed analysis of adequate amounts, loca ons, types, deﬁ ni- ons and standards for recrea on in Chilliwack.

The Green space Plan will address public needs for parkland and green space, a con nuous green way system, connec ng parks, placing an increasing value on ﬁ tness, sports, outdoor recrea on with conserva on of natural areas. The “Trail Network Plan” will include a network of trail systems and green links, connec ng parks and green space to residen al and commercial areas.

It is an cipated that the objec ves of the 1998 OCP will remain relevant: fair, coordinated, cost-eﬀ ec ve delivery of recrea onal needs across the City for people of all ages, incomes, and abili es. The provision of new neighborhood-serving park space in densifying neighborhoods will con nue to be challenged by increasing resident demands, and by market forces (land costs), and park maintenance and replacement costs must be planned for. A clear, sound strategy will be needed to priori ze capital projects and other investments, and ensure that future growth and development contributes posi vely to the provision of needed ameni es, as expressed in the Down- town Land Use and Development Plan and the Downtown Plan Implementa on Task Force Report.

The con nued policy of parkland acquisi on through subdivision (5% parkland dedica on or cash in lieu) in accordance with Local Government Act provisions, and partnerships with groups and organiza ons like the devel-

24 Oﬃ cial Community Plan Update 2013 opment community, the School District, the Land Trust, etc. is expected to con nue to play an important role in this strategy. Other strategies such as increased canopy cover, improved cycling routes, and the implementa on of design principles the improve safety in public spaces are also expected to support overall parks and recrea on goals for a healthier community.

The OCP review process has sought input from residents of all ages regarding the ability of exis ng facili es and programs to meet community needs, and what it means to live in a vibrant, green, healthy and invi ng place to live. This has been accomplished through community surveys, public mee ngs, open houses and online discussions.

25 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 7: HEALTHIER COMMUNITY Healthy Community

The idea of a healthy community originated in Canada in the early ‘80s, and soon expanded world-wide under the World Health Organiza on (WHO)’s “Healthy Ci es” project, which envisioned an integra on of social, economic, and environmental goals to address determinants of individual and community health. Un- der this broad deﬁ ni on, social planning, economic development, and urban development and revitaliza on also form part of a strategy for developing a healthier community.

In Bri sh Columbia, the Fraser Health Authority supports healthier community ini a ves, oﬀ ering a framework to support ci - zens in improving their health and reducing rates of chronic disease through community partnerships that focus on strategies for tobacco reduc on, healthy ea ng, food security, physical ac vity, a healthy built environment and healthy public policies.

At the local government level, the development of healthy built environments and the fostering of a healthy community can be brought about through a broad spectrum of ac ons that contribute to ci zen health, including programming, infrastructure, services, and/or other supports related to increasing physical ac vity, access to healthy foods, protec on of air quality, aﬀ ordable housing, and public safety.

A healthy built environment can be characterized by walkable mixed- use neighborhoods that physically integrate a blend of residen al, commercial, cultural, ins tu onal, and in some cases, industrial development, high connec vity (cycling and pedestrian routes), public transit, recrea on facili es, parks and play- grounds, aﬀ ordable housing, improved safety & environmental design; and public infrastructure accessible for all ages and abili es.

The 1998 OCP

Chilliwack’s Offi cial Community Plan includes objec ves and policies related to housing aff ordability, public safety, neighborhood-based planning, and social health. Since the OCP was fi rst adopted, the City has developed a number of strategies to deliver parks, recrea on, and culture programming, to develop parks and trails, to increase residen al densi es and aff ordable housing, to protect air quality, to support transit and cycling, to guide the design of new buildings, to protect water quality, and to increase public involvement in neighborhood

26 Oﬃ cial Community Plan Update 2013 planning. Council advisory commi ees have been established, and remain in place to guide decision making regarding public safety, housing, transporta on, and development permit approvals (design review panel). A new state-of-the art cultural center has been constructed to support the arts community, a new leisure center and mul -plex arena have been developed, a new library has been built, and a quality of life survey has been conducted. The concept of age-friendly planning has also been introduced, through a special seniors quality of life survey based on the World Health Organiza on’s age-friendly ci es model.

Chilliwack Healthier Community Strategic Ac on Plan

In 2011, a community based “Healthier Community Strategic Ac on Plan” was developed through collabora on with 78 stakeholders involved in the provision of health and social services, to address local problems related to homelessness, substance abuse, and crime. The plan outlines broad community goals, including a focus on one stop service integra on, promo on, preven on, public educa on, and awareness, collabora- on and networking, resources, and funding. The Chilliwack Housing and Health Contact Centre, and Chil- liwack Connect are two ini a ves that are well underway, and demonstrate the community’s commitment to collabora on and one stop service integra on. Chilliwack’s Healthier Community Stewardship Council, established in late 2012, is currently working on a number of other ini a ves that will implement the plan, and proac vely address community health needs.

The OCP Update

The OCP update will consider the incorpora on of the Healthy Communi es framework to e together exis ng policies that support a healthy environment, healthy land use and design, a healthy economy, and healthy lifestyles, recognizing changes in demographic trends, and evolving social issues and ini a ves to address them. A variety of public engagement opportuni es is being provided, and input is being sought with respect to the importance, and best approaches for ongoing community involvement in planning. The OCP update will also consider the work of the Parks, Recrea on and Master Plan, and the Parks and Green space Plan (to be completed in 2013), and the Healthier Community Strategic Ac on Plan to ensure policy alignment.

27 Oﬃ cial Community Plan Update 2013

BACKGROUNDER 8: ENVIRONMENT

As a community, Chilliwack recognizes and respects the important role the environment and natural resources play in everyday life. The public has put an increasing value on the environment as it relates to the quality of living. Intense use of Residen al, Commercial, Industrial, and Agricultural land may have impacts on the environment such as increased emissions, degraded watercourses, and encroachment on natural wildlife habitat and must be managed through exercising best prac ces. Through policy development, the City has undertaken various ini a ves to address the public’s interests in protec ng the environment.

1998 Oﬃ cial Community Plan

The 1998 Offi cial Community Plan has set out the goals and objec ves for environmental design, environmentally sensi ve areas, natural hazard areas, hillside/upland development, riparian protec on including trees and wetlands, waste management prac ces, and the air quality and aquifer protec on. Some goals and objec ves will remain and some will be refi ned to refl ect current legisla on.

Environmental Studies

The City has completed an integrated Air Quality, Energy and Greenhouse Gas Ac on Plan for both its corporate opera ons and the community as a whole. This document deﬁ nes ac ons that could reduce energy consump on, air emissions and GHG emissions by 20% per capita from 2007 levels by 2020.

The City has begun implemen ng some of the recommenda ons such as:

• The Bailey Landfi ll • The biogas from the Waste Water Treatment Plant is going to benefi cial use through the installa on of a biogas boiler to heat digester’s instead of using natural gas. • The 2013 transit and bicycle network plans are aimed to reduce GHG’s and the City has already seen a signifi cant increase in the users of the transit system due to the two addi onal buses and 30% extra hours of service. We also foresee an increase number in the number of persons using bicycles as an alterna ve mode of transporta on.

In order to minimize impacts of hillside development, a “Hillside Development Standards Policy” has been recently adopted by Council which includes a new Development Permit Area to address “form and charac-

28 Oﬃ cial Community Plan Update 2013 ter” considera ons associated with hillside development. The objec ves and performance targets of the Policy are in-line with the 1998 OCP regarding comprehensive development planning and protec on of natural hillside features and the natural environment.

Development Permit Area #2 (Hillside and Upland Areas, including Promontory, Majuba Hill, Ryder Lake, Eastern Hillsides, Chilliwack Mountain and Li le Mountain) and Development Area #11 (Riparian) have been designated to protect the natural environment, its ecosystems and biodiversity, and to protect development from natural hazards. In par cular, Development Permit Area #11 aims to protect ﬁ sh, ﬁ sh habitat and riparian habitat.

A Groundwater Protec on Plan was introduced in 1997 and the City has undertaken ac vi es recommended in the plan. The plan focuses on protec ng the City’s potable water supply, the Sardis-Vedder acquiﬁ er.

The City has also con nued implemen ng the requirements of the ﬂ oodplain bylaw as well as comple ng ﬂ ood response plans for the Vedder River and Fraser River. The City has carried out approximately $9 million in dyke upgrades over the past decade with senior government funding assistance.

The City is a part of the Vedder River Management Area Commi ee coordina ng biennial sediment management to maintain the ﬂ ood conveyance capacity of the Vedder River and canal.

A curb-side garbage removal program was introduced in 2004 for the pick- up of residen al garbage, recycling, and yard trimmings. Prior to the program being implemented, there was a residen al recycling rate of 13%, whereas a er the plan the percentage increased to a current standing of approximately 40%.

2013 Oﬃ cial Community Plan Update

As part of the OCP Update, an Environmental and Geotechnical Mapping and Policy Study is being undertaken to further 1998 OCP objec ves for addressing environmental and geohazard protec on in a comprehensive manner speciﬁ cally with respect to Environmentally Sensi ve Areas (ESA’s), Natural Hazard Areas, Riparian and Wetland Protec on Policies, and Hillside Development. As a result of this study, some OCP amendments regarding environmental and geotechnical protec on are an cipated.

The OCP process will seek input from people of all ages regarding the environmental protec on of their communi es. This will be accomplished through direct 1 on 1 mee ngs where applicable, community surveys,

29 Oﬃ cial Community Plan Update 2013 public mee ngs, open houses and online discussions.

It is an cipated that many of the environmental objec ves in the OCP will remain relevant with minor revisions. These revisions will reﬂ ect current legisla on and input from the community will be further explored through the public engagement process. GHG emission reduc on targets, policies, and ac ons will be added to comply with Local Government Act requirements, as set out in the Green Communi es Act (Bill 27, 2008).

30 Oﬃ cial Community Plan Update 2013 BACKGROUNDER 9: GROWTH SCENARIOS, SERVICING AND FINANCE

The current Offi cial Community Plan (OCP) Update aims to provide a framework for the City’s long term growth (2013-2040). Based on best prac ces and public inquiries, and building on the past and current OCPs, the City has selected fi ve growth scenarios for detailed analysis of their servicing and fi - nancial implica ons. At the end of the study, the City will be in a be er posi on to make an informed decision for a far-sighted vision and a road map to get there.

Growth Scenarios and Servicing

The ﬁ ve scenarios under study revolve around the Urban Corridor consis ng of Chilliwack-Proper and Sardis-Vedder, and hillside development, in par cular, the Ryder Lake Uplands.

The fi rst two scenarios refl ect the urban corridor strategy that has evolved over the past three decades – as supported by the City’s successive Offi cial Community Plans and the local real estate markets. Their main dif- ference is that one assumes the robust growth of Sardis-Vedder in the past 15 years to con nue such that in the long term Sardis-Vedder’s popula on will approach the level of Chilliwack proper. The other scenario supports a more ambi ous densifi ca on schedule for Chilliwack proper as advanced by the Downtown Land Use and Development Plan; concurrently, it assumes Sardis-Vedder to moderate its growth pace and preserve its lower density, family housing characteris cs.

The remaining three scenarios involve Ryder Lake - a subject of public inquiries from me to me and in the open houses of the OPC Update process. These scenarios remain dependent on the Urban Corridor to meet the majority growth of the municipality, but allow various development openings for Ryder Lake. They range from residen al acreage development to full scale urban community development, and limited urban subdivision development (in the western region, adjacent to the Promontory community). With 953 ha of Ryder Lake s ll protected in the Agricultural Land Reserve, further discussion with the ALC would be required to advance the acreage subdivision or comprehensive urban development scenarios, if a decision was made to pursue either of these op ons.

The ﬁ ve scenarios under study produce prac cally the same growth capacity and build-out popula on but

31 Offi cial Community Plan Update 2013 diff er in the growth distribu on pa ern - off ering a compar- i - son of the diff erent mixes of valley fl oor urban and hillside development. As hillsides are faced with diffi cult terrains and yield a much lower density than fl at, integrated valley fl oor sites, they are substan ally more costly to develop. This has not only been confi rmed, but also quan fi ed, by an engineering study commissioned by the City. Essen ally, urban hillside development (fully serviced with water, sewer and storm systems to urban standards) is about 4 to 5 mes the cost of valley fl oor development in terms of “off site” infrastructure works (collec vely funded by development and led by the City) on a per addi onal dwelling basis.

The “less clear” case is large acreage subdivision development in Ryder Lake as it assumes no requirement of sanitary sewers, storm drainage and road improvements that apply to fully urban hillside scenarios; however, there are costs that may yet have to be includ- ed upon further analysis, such as a new school, parks and the environmental costs due to its widespread development footprint. In addi on, there are “on-site” infrastructure costs that are the responsibility of the concerned developer, and ul mately, the new home buyers.

Implementa on

The City ﬁ nances its infrastructure expansion primarily through “development cost charges” collected when new developments take place. These charges are calculated according to the amount of the growth projected and the “milestones” of future growth that trigger the capital work projects. Accurate growth projec ons are important, but they need to be backed up by a good phasing strategy, which reﬂ ects a sound understanding of the future development markets. This is par cularly true when the City is required to front-end infrastructure projects before new developments can take place. As in business, the City intends to recover its infrastructure investment, which is only possible when its growth strategy (loca on, development type, magnitude, me line and cost analysis) is aligned with future markets. While providing for future growth is its mandate, the City has a responsibility to ensure that its growth strategy is viable and new development will pay its way.