District of Elkford Official Community Plan Bylaw No. 710, 2010 Schedule “A”
2010
DISTRICT OF ELKFORD OF DISTRICT Official Community Plan Community Official
Plan Developed By: Erin Welk
In Association With: Meredith Hamstead thinkBright Environmental Innovations
Michael Rosen and Associates
Smart Growth BC
Zumundo Consulting Consolidated for convenience with District of Elkford Official Community With Technical Support From: Plan Amendment Bylaw No. 763, 2014. HB Lanarc
District of Elkford Official Community Plan Bylaw No. 7210, 2010 Schedule “A”
ACKNOWLEDGEMENTS There have been numerous people that have helped bring this OCP project to life and create the Plan. Firstly, I would like to thank the District of Elkford, especially Corien Speaker for her tireless dedication and accommodation of changing deadlines. Her staff at the District office - Norma Everett, Curtis Helgesen, Garity Stanley, Duncan McDonald, and Bernie Van Tighem - supported our team and provided helpful information throughout the process. The District of Elkford Council should be commended for their careful evaluation of the Plan’s contents. I would like to thank Mayor McKerracher and his Council for championing this Plan and committing Elkford to a sustainable future. The District of Elkford OCP was championed and guided by an extremely enthusiastic Community Advisory Committee (CAC). This group spent countless hours reviewing drafts, discussing policy and organizing meetings. The success of this project has been largely due to the enthusiasm, perseverance and commitment to making Elkford a better place that this group has demonstrated. The members of the CAC are:
Melody Anderson Keith Regular Paula Canlas Alison Seward Gordon Galloway Chuck Shinners Marilyn Hulbert Faye Sigurdson Shelly McLean Simone Stanley Carmen Murray Pat Wildeman Dale Osmachenko James Zimmerman
I would especially like to thank Pat Wildeman for her infectious energy and efficiency in chairing the committee. The OCP was a team effort and I would like to thank all of the professionals who assisted in its creation. Smart Growth Advisory Services was instrumental in inspiring a sustainable Plan that challenges the status quo. I would like to thank Zumundo Consultants - Karen Gorecki, Megan Walsh and Jeff Zukiwsky - for their support throughout the project and strong work on the climate change adaptation and mitigation pieces. I would like to thank HB Lanarc for completing the mapping work, and Robert Barrs for his policy advice. Lastly, I would like to thank Meredith Hamstead for her commitment, humour and professionalism throughout the project. Finally, this OCP would not have been possible without the citizens of Elkford who have invited us into their homes, chatted with our team on the street or in the mall, and attended evening meetings. Thank you.
District of Elkford Official Community Plan Bylaw No. 7210, 2010 Schedule “A”
CONTENTS
CONTENTS ACKNOWLEDGEMENTS ...... 2 CONTENTS ...... 3
FIGURES ...... 5
CHAPTER 1.0 INTRODUCTION TO THE OCP ...... 6
1.1 WHAT IS AN OCP? ...... 6 1.2 DISTRICT OF ELKFORD OCP ...... 6 1.3 DISTRICT OF ELKFORD CLIMATE CHANGE ADAPTATION STRATEGY ...... 7 1.4 PUBLIC PROCESS ...... 7 1.5 GUIDING PRINCIPLES ...... 8
CHAPTER 2.0 A SENSE OF PLACE ...... 9
2.1 LOCATION AND PLANNING AREA ...... 9 2.1.1 Location ...... 9 2.1.2 Demographic Profile ...... 9 2.1.3 Population Projections ...... 12 2.2 HISTORY AND HERITAGE ...... 14 2.3 NATURAL HERITAGE ...... 16 2.4 ECONOMIC HERITAGE & WORKING LANDS ...... 17 2.5 ENERGY PROFILE ...... 19
CHAPTER 3.0 – OUR COMMUNITY VISION ...... 21
3.1 ACHIEVING THE VISION (THEME AREAS) ...... 21 3.2 SUSTAINING OUR COMMUNITY ...... 21
CHAPTER 4.0 A PROGRESSIVE AND ENGAGED COMMUNITY ...... 23
4.1 CLIMATE CHANGE AS A DECISION MAKING FRAMEWORK ...... 23 4.2 FOSTER ENGAGED CITIZENS AND PROMOTE EFFECTIVE COMMUNICATIONS ...... 23
CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY ...... 26
5.1 ADDRESSING CLIMATE CHANGE THROUGH ADAPTATION AND GHG REDUCTION ...... 26 5.2 DISTRICT GROWTH BOUNDARY ...... 27 5.3 HOUSING ...... 28 5.4 DISTRICT CORE ...... 30 5.5 DESIGN...... 31 5.6 HERITAGE ...... 32
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg3
CONTENTS
5.7 ACTIVE LIFESTYLE ...... 33 5.8 COMMUNITY FACILITIES AND INSTITUTIONAL LANDS ...... 33 5.9 COMMUNITY SAFETY ...... 34 5.10 UNIVERSAL ACCESSIBILITY ...... 35
CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE ...... 36
6.1 ENVIRONMENTALLY SENSITIVE AREAS ...... 36 6.2 RIPARIAN AREAS ...... 36 6.3 WATER RESOURCES AND MANAGEMENT ...... 37 6.4 PARKS, TRAILS AND OPEN SPACES ...... 37 6.5 FOREST LAND RESOURCES ...... 39 6.6 AGGREGATE RESOURCES ...... 40 6.7 INDUSTRIAL LANDS AND BUILDINGS ...... 40
CHAPTER 7.0 RESILIENT INFRASTRUCTURE AND DIVERSE OPPORTUNITIES ...... 41
7.1 LOCAL ECONOMIC DEVELOPMENT ...... 41 7.2 TRANSPORTATION, MOBILITY, AND ACCESS ...... 42 7.3 WATER, SEWER AND SOLID WASTE ...... 43 7.4 NATURAL HAZARDS ...... 44 Steep slopes ...... 44 Flooding ...... 44 Fire Protection and Wildfire Interface ...... 45
CHAPTER 8.0 – LAND USE ...... 46
8.1 LAND USE PLAN MAPS ...... 46 8.2 LAND USE DESIGNATIONS...... 46 8.2.1 District Growth Boundary – The District of Elkford’s Development Strategy ...... 46 8.2.2 District Core ...... 47 8.2.3 Residential ...... 48 8.2.4 Community Resources ...... 50 8.2.5 Other Services ...... 51
CHAPTER 9.0 DEVELOPMENT PERMIT AREAS ...... 53
BACKGROUND ...... 53 9.1 RIPARIAN AREA DEVELOPMENT PERMIT AREA ...... 53 9.2 FLOODPLAIN DEVELOPMENT PERMIT AREA ...... 55 9.3 WILDFIRE DEVELOPMENT PERMIT AREA ...... 57 9.4 BOIVIN CREEK STEEP SLOPE DEVELOPMENT PERMIT AREA...... 58
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg4
CONTENTS
9.5 MULTIFAMILY FORM AND CHARACTER DEVELOPMENT PERMIT AREA ...... 58 9.6 ENERGY EFFICIENCY AND WATER CONSERVATION DEVELOPMENT PERMIT AREA ...... 61 9.7 INDUSTRIAL DEVELOPMENT PERMIT AREA ...... 62 9.8 COMMERCIAL FORM AND CHARACTER DEVELOPMENT PERMIT AREA ...... 63
CHAPTER 10.0 IMPLEMENTATION AND MONITORING ...... 68
10.1 PLAN IMPLEMENTATION...... 68 10.2 MONITORING AND EVALUATION ...... 68 10.3 PLAN AMENDMENT ...... 68
APPENDIX A ...... 69
SCHEDULES ...... 69 Schedule A – Land Use Plan ...... 69 Schedule B – District Growth Area Land Use Plan ...... 70 Schedule C (i) – Development Permit Areas ...... 71 Schedule C (ii) – Development Permit Areas...... 72 Schedule D – Development Constraints...... 73
APPENDIX B ...... 74
GLOSSARY OF TERMS ...... 74
FIGURES FIGURE 1: OCP AND CCAS PROCESS ...... 8 FIGURE 2: LOCATION OF THE DISTRICT OF ELKFORD ...... 10 FIGURE 3: POPULATION BY GENDER AND AGE ...... 11 FIGURE 4: PRIVATE DWELLINGS BY STRUCTURAL TYPE ...... 11 TABLE 1: SINGLE FAMILY HOME SALES 1993-2008 ...... 12 FIGURE 5: POPULATION PROJECTIONS ...... 13 FIGURE 6: FIRST ACCOMMODATION UNITS FOR EARLY SETTLERS (IMAGE COURTESY OF COMINCO LTD.) ...... 15
FIGURE 7: THE CONSTRUCTION OF PERMANENT HOMES IN ELKFORD INCREASED DRAMATICALLY IN 1972 (IMAGE COURTESY OF COMINCO LTD.) ...... 15 FIGURE 8: BIOGEOCLIMATIC SUBZONES ...... 16 FIGURE 9: DISTRIBUTION OF WORKFORCE BY INDUSTRY...... 18 TABLE 2: LEADING EMPLOYERS IN ELKFORD ...... 19 TABLE 3: GHG EMISSIONS FROM ELKFORD’S BUILDING SECTOR ...... 19 TABLE 4: GHG EMISSIONS FROM ELKFORD’S TRANSPORTATION SECTOR ...... 20 TABLE 5: TOTAL GHG EMISSIONS BY SECTOR ...... 20
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg5 CHAPTER 1.0 INTRODUCTION TO THE OCP 1.1 WHAT IS AN OCP?
CHAPTER 1.0 INTRODUCTION TO THE OCP 1.1 WHAT IS AN OCP? An Official Community Plan (OCP) establishes a long-term vision for a community’s future. It describes the community’s broad objectives around form, character and community life and it reflects the ideas and input of participants, including residents, stakeholders, professionals and the District of Elkford staff. The District of Elkford’s Official Community Plan and integrated Climate Change Adaptation Strategy will guide development and land use in Elkford for at least the next 15 years. This Plan represents an Integrated Community Sustainability Plan for the District of Elkford given its strong commitment to sustainability and integration of community priorities with the goals of climate change adaptation and mitigation. Municipalities in British Columbia are given the authority to adopt an Official Community Plan through Part 26 of the Local Government Act (LGA). This legislation stipulates what must or may be included in an OCP. It also establishes adoption procedures. This Official Community Plan has been prepared in compliance with that legislation. This OCP integrates land use, economy, environment, transportation, community facilities, services, and climate change and creates a broad strategy to direct growth and development while protecting and enhancing residents’ current quality of life. In addition, the Elkford OCP is unique in BC as it is the first to incorporate both an integrated Climate Change Adaptation Strategy and a Greenhouse Gas Reduction Strategy. Both strategies were developed concurrent with the OCP. Collectively, the policies contained within this OCP are intended to provide a degree of certainty for the future of the community. As a result, it is expected that it will not be revised on a frequent basis. Changes are warranted from time to time however, and it must be expected that revisions will occur. Like the community, it must be flexible in responding to changing conditions and values. However, because conditions change in the same way that opportunities or new challenges emerge without notice, the Local Government Act states that an OCP does not commit or authorize a municipality to implement policies specified in the Plan, however, all bylaws (as enacted or amended) or works undertaken by a Council after the adoption of an OCP must be consistent with the Plan.
1.2 DISTRICT OF ELKFORD OCP The District of Elkford has created an integrated Official Community Plan (OCP) and Climate Change Adaptation Strategy (CCAS). In the spring of 2008, Elkford was chosen as one of two communities to partner with the Columbia Basin Trust (CBT) in a year-long community learning, engagement and planning process for adapting to local climate changes. The District of Elkford became interested in the initiative from a desire to see implications of future climatic changes incorporated into the Official Community Plan. In addition, the OCP has focused explicitly on integrating climate change adaptation with climate change mitigation initiatives that when combined as they are here, go a long ways towards promoting the resilience and vibrancy Elkford’s residents so strongly desire. The planning process was launched in September 2008, and was completed in the fall of 2009. It was designed to integrate sustainability and measures to address climate change at all levels. The resulting Integrated Community Sustainability Plan and OCP guides development for at least the next 10-20 years and effectively addresses sound science regarding future changes in local weather patterns and climatic variables in the District. It involved significant community input and citizen engagement that went beyond what is called for in the Local Government Act (LGA). Community Surveys, kitchen table meetings and public open houses were all guided by an energetic Community Advisory Committee, and resulted in significant public input into the Plan. (See Figure 1 for a description of the public process). The new District of Elkford Official Community Plan replaces the District of Elkford OCP Bylaw No. 591. Users of this OCP will find the specific objectives and their accompanying policies for the range of decision-making theme areas in Chapters 4 through 7. Land use-specific designations and policies are
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg6 CHAPTER 1.0 INTRODUCTION TO THE OCP 1.3 DISTRICT OF ELKFORD CLIMATE CHANGE ADAPTATION STRATEGY found in Chapter 8, the Land Use Plan. Development Permit Areas (DPAs) and their corresponding Guidelines are found in Chapter 9. Chapter 10 offers guidelines for the implementation and monitoring of the policies laid out in this Plan. All maps and schedules follow the Implementation Chapter and are found in Appendix A. Readers will also find a glossary of terms used in this OCP in Appendix B.
1.3 DISTRICT OF ELKFORD CLIMATE CHANGE ADAPTATION STRATEGY In the spring of 2008, The District of Elkford was chosen as one of two communities to partner with the Columbia Basin Trust (CBT) in a year-long community learning, engagement and planning process about adapting to local climatic changes. Communities Adapting to Climate Change (CACC) is a planning and action initiative for local governments in the Columbia Basin. The initiative’s aim is to help Basin communities increase their resiliency to climate change at the local level. The CACC initiative provides funding for communities to identify the range of potential impacts to be expected, assess local risks, vulnerabilities and sensitivities, and develop adaptation strategies for addressing climate change impacts. A CBT advisory committee comprised of scientists, planners, community-based experts, and government representatives supported Elkford as a pilot community. As one of two communities in the Basin selected to participate in the initiative, the District of Elkford initiated the Climate Change Adaptation process in conjunction with the Official Community Plan Review. As part of the CACC process, the District was to engage their community throughout the project, and to share their learning over the year with the CACC Learning Network of the CBT.
1.4 PUBLIC PROCESS The District of Elkford OCP was developed in accordance with the guidelines set out in the LGA, Chapter 323, Part 26, Section 879. In this Section of the LGA, Consultation during OCP Development, a minimum of one opportunity for the public to give input into the generation of the Bylaw must be provided. The public process for the development of the District of Elkford OCP far exceeded the minimum requirements found in the LGA. Thank you to all community members who either came out to meetings, filled out surveys, sent emails, drew lines on maps, or called to give their input on shaping the future. The public process started in August of 2008 with the first article in the Elkford Focus and a call for volunteer community advisory committee members from the District. The first two community meetings were held in early September. The public engagement process continued through to the Fall of 2009. A volunteer local citizen advisory committee guided the steps in the process, and met in person and over the phone with the Plan authors 8 times during the course of the OCP development. A special thank you goes out to the members of the volunteer citizen advisory committee who spent countless hours meeting and advising the process as it moved along.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg7 CHAPTER 1.0 INTRODUCTION TO THE OCP 1.5 GUIDING PRINCIPLES
Figure 1: OCP and CCAS Process 1.5 GUIDING PRINCIPLES The District of Elkford OCP is anchored by the community’s 11 Guiding Principles. From these Principles emerge the means by which the District of Elkford will become a more resilient community to meet changing global and local conditions, while becoming an even better place to live. As a part of the initial stages of the OCP planning process, residents, District staff and the project’s volunteer Community Advisory Committee worked to generate a list of land use principles and development objectives to guide the creation of the new OCP. Collectively, the Guiding Principles make up the resident’s and District’s vision for the future of Elkford. These eleven principles for the OCP are:
1. Encourage Growth in Existing Neighbourhoods, Making Each One Unique 2. Generate Diverse Economic Opportunities that do not Undermine Elkford’s Guiding Principles 3. Provide a Mix of Transportation Options to Promote Walking, Cycling and Mobility for All Age Groups 4. Build a Strong and Mixed-Use District Core 5. Foster a Unique and Consistent Elkford Design in All New Development 6. Consider Climate Change in all Decision-Making 7. Develop Mixed and Affordable Housing Opportunities that Suit the Needs of All Residents of Elkford 8. Utilize Smarter, More Cost-Effective Infrastructure and Green Buildings 9. Foster a Welcoming and Friendly District for all, but with Special Emphasis on the Needs of Youth (ages 0 - 19) and Seniors (ages 55+) 10. Nurture Engaged Citizens and Increase Two-Way Communications Between the Public and the District 11. Preserve Open Spaces, Parks & Trails, Natural Beauty and Environmentally Sensitive Areas
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg8 CHAPTER 2.0 A SENSE OF PLACE 2.1 LOCATION AND PLANNING AREA
CHAPTER 2.0 A SENSE OF PLACE 2.1 LOCATION AND PLANNING AREA 2.1.1 Location The District of Elkford is located in south-eastern British Columbia in the Upper Elk Valley at the junction of Boivin Creek and the Elk River, as shown in Figure 2. Elkford is situated on Highway #43, 35 km north of the junction at Highway #3. The townsite is lovingly referred to as being at the "end of the road" - Highway #43 ends in Elkford with mining roads leading north-east and a non-paved road leading north to Elk Lakes. Despite its isolation from direct transportation routes, Elkford is within several hours drive of major centres such as Calgary, Spokane and Edmonton and is located approximately:
35 km north of Sparwood, B.C.; 55 km northwest of the Alberta border crossing; 68 km north east of Fernie, B.C.; 163 km north east of Cranbrook, B.C.
The District of Elkford has an incorporated area of 101.59 km2 and the community is bounded by the Regional District of East Kootenay Electoral Area A.
2.1.2 Demographic Profile According to the 2006 Census, the population of the District of Elkford is 2,463. The population decreased by 4.9 % from 2001 to 2006. However, historically the population of Elkford has fluctuated between changes of +/- 4%, to as much as +74% from 1976 to 1981. Virtually all of this fluctuation is based on the activity of the Teck Coal Mine, the single main employer for residents in Elkford. As illustrated in Figure 3, 53% of the population is male and 47% of the population is female, with most of the population distributed between the ages of 20-44 years and 45-64 years.1 Dwellings There are a total of 1,383 private dwellings in Elkford, of which 1,011 (73%) are occupied. The remaining dwellings are seasonal homes or unoccupied. The average number of people per household is 2.4. Figure 4 illustrates the distribution of dwellings by Structural Type. Single-detached homes make up almost 60% of the dwellings, while less than 5 story apartment buildings and movable dwellings make up approximately 17% and 18% of dwellings respectively. There is a high percentage of ownership of dwellings in Elkford, with 87% of the population owning and 14% renting.2 The majority of the housing stock in Elkford is 30-40 years old with approximately 60 percent of the dwelling units being constructed between 1971 and 1980. The boom in housing construction continued to the mid 1980s, with almost 30% of the housing units being built between 1981 and 1985. 3
1 2006 Census Profile, Elkford DM. BC Stats. http://www.bcstats.gov.bc.ca/data/cen06/profiles/detailed/59001003.pdf 2 2006 Census, Community Profiles, District of Elkford, British Columbia. 3 2006 Census Profile, Elkford DM. BC Stats. http://www.bcstats.gov.bc.ca/data/cen06/profiles/detailed/59001003.pdf
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg9 CHAPTER 2.0 A SENSE OF PLACE 2.1 LOCATION AND PLANNING AREA
Figure 2: Location of the District of Elkford
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg10 CHAPTER 2.0 A SENSE OF PLACE 2.1 LOCATION AND PLANNING AREA
Figure 3: Population by Gender and Age
Figure 4: Private Dwellings by Structural Type
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg11 CHAPTER 2.0 A SENSE OF PLACE 2.1 LOCATION AND PLANNING AREA
Housing Prices in Elkford Table 1 shows the average price and number of Single Family dwelling units sold in Elkford between 1993 and 2005. Table 1: Single Family Home Sales 1993-20084 Elkford Kootenays Units Sold Average Price Units Sold Average Price 1993 6 $50,650 1,558 $97,661 1994 5 $65,600 1,454 $113,886 1995 4 $63,475 1,229 $117,598 1996 7 $80,714 1,459 $118,150 1997 4 $107,937 1,529 $123,073 1998 9 $106,572 1,464 $121,127 1999 11 $88,227 1,426 $125,265 2000 11 $93,945 1,416 $126,366 2001 19 $92,194 1,525 $131,802 2002 18 $108,286 1,678 $136,704 2003 8 $115,675 1,885 $143,378 2004 34 $101,180 2,453 $153,132 2005 53 $135,111 2,498 $181,913 2006 36 $185 801 2,847 $209,895 2007 32 $236 449 3,476 $272,138 2008 34 $287,140 2,265 $287,548 Average Annual Growth 8.5% 5.3%
2.1.3 Population Projections Figure 5 illustrates 3 population scenarios for the District of Elkford. The projections are based on Elkford’s close relationship to global resource markets and the coal mining industry; regardless of successful economic diversification, Elkford’s economy will continue to be closely connected to the resource extraction industry for the foreseeable future. The population in the District of Elkford is also projected to experience growth as the economy is diversified to include alternative industries based on service and recreation. The first scenario reflects the past 20 years of population decline in Elkford – and illustrates a moderate population decline of 1% per year. The ‘Low Growth’ scenario reflects a .7% yearly growth rate. The third scenario, Variable Growth, is based on the resurgence of coal prices and subsequent production in the
4 District of Elkford Community Profile, http://www.elkford.ca/include/get.php?path=/File/Admin%20%26%20Fin/Community%20Profile.pdf
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg12 CHAPTER 2.0 A SENSE OF PLACE 2.1 LOCATION AND PLANNING AREA
mines surrounding Elkford. In this scenario Elkford experiences a .4% annual growth rate until 2010, three years of accelerated yearly growth (4% per year) and then sustains a yearly growth rate of .8% thereafter. The Variable Growth scenario reflects Elk Valley Coal’s long-term supply agreements that provide operational stability for the mine and community. Further, the Variable Growth scenario is based on mine workers that are reaching retirement age choosing to remain, and retire, in Elkford.
Figure 5: Population Projections
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg13 CHAPTER 2.0 A SENSE OF PLACE 2.2 HISTORY AND HERITAGE
2.2 HISTORY AND HERITAGE The area of the Upper Elk Valley that currently comprises the townsite of Elkford has a long history of exploration and settlement activity. This history belies the relative youth of the Elkford community compared to other mining towns in the lower Elk Valley to the south (e.g. Fernie, Sparwood). The first people to know and use the Elk Valley were the Ktunaxa people, who inhabited the area from the foothills to the Arrow Lakes in the west and from just south of the big bend of the Columbia to well into modern day Montana and Idaho. The Ktunaxa people engaged in a roaming and hunting lifestyle, utilizing the trails and camping spots throughout the Elk Valley area enroute to their thrice-yearly buffalo hunts on the Prairies. In addition, the Ktunaxa harvested the animals, fish and plants that were found in abundance throughout the valley. Less prominent were the Rocky Mountain Stoney Indians, who also hunted in the upper reaches of the Elk Valley. 5 In the early 20th century, the chronicles of an exploration and hunting trip to the Elk Valley by American zoologist William Hornaday and game commissioner John Philips drew the Elk Valley to the attention of conservationists and especially American Sports Hunters. The Hornaday and Philips expedition was chronicled in their publication “Campfires in the Canadian Rockies” published in 19076. However, not all European settlers who arrived in the Elk Valley, most of whom just passed through the area without settling, had such a positive influence on the landscape. The first Europeans in the area were mainly trappers and surveyors who were keen to map and exploit the new territory. Because the Ktunaxa lived in the more temperate areas along the Columbia and Kootenay rivers, utilizing the upper Elk Valley for food gathering and for routes to the Plains bison, many European explorers incorrectly surmised the Elk Valley was uninhabited. By the start of the 20th Century the slaughter of the Plains bison, the encroachment of European settlers and the effects of the reservation and residential school systems contributed to the significant reduction of the Ktunaxa hunting and gathering lifestyle. 7 Exploration and extraction of the abundant resources of the valley continued and precipitated a rush of settlers to the region in the late nineteenth and early twentieth century. While most settlers stayed in villages located closer to the mine sites – Fernie, Sparwood or Michel – a few settlers braved the challenges of the wilderness frontier in the Elkford area. One prominent character – Wildcat Charlie Weigert – was a trapper well known for his hospitality to travelers or other trappers. Another early settler was Mathias Baher, the “Elk Valley Sourdough” who lived on, and owned much of the land that is present day Elkford. 8 The relative isolation of the Elkford area allowed the wild frontier landscape to remain intact and survive the fast-paced exploitation of the landscape and resources in the lower Elk River Valley that occurred in the 19th and early 20th centuries. In these times, the costs of mining the coal deposits around the upper Elk Valley were prohibitive given the abundance of resources closer to mainline railway routes. 9 However, by the end of the 1960s the coal fields of the upper Elk were attracting wide attention for the potential of their resources. At that time, commodity markets were making extraction of coal further north both logistically and financially plausible. By 1969, 720 men were engaged in preparing the minesite for Fording Coal Ltd. Given the distance from other villages (approximately 35 km from Sparwood), Fording purchased 50 acres of land from Mathias Baher for $25,000 at the junction of Elk River and Boivin Creek.
5 Norton, Wayne and Naomi Miller. (1998) The Forgotten Side of the Border: British Columbia’s Elk Valley and Crowsnest Pass. Plateau Press, Kamloops. 6 Hornaday, W. and J. Phillips (1907). Camp-fires in the Canadian Rockies. Charles Scribner’s Sons, New York. 7 Norton, Wayne and Naomi Miller. (1998) The Forgotten Side of the Boarder: British Columbia’s Elk Valley and Crowsnest Pass. Plateau Press, Kamloops. 8 Ibid. 9 Ibid.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg14 CHAPTER 2.0 A SENSE OF PLACE 2.2 HISTORY AND HERITAGE
This site was cleared and prepared for settlement with the installation of sewer and water lines by mid-1970. 10 The first ‘official’ resident moved into a company-owned mobile home in the new settlement called ‘Elkford’ on October 19th, 1970. Almost immediately, the town swelled with other settlers living in mobile home units. Figure 6 Figure 6: First accommodation units for early settlers illustrates the first accommodation units (Image courtesy of Cominco Ltd.) used by early settlers. By the first winter the community consisted of 38 mobile home units, a double-wide recreation hall trailer, three bunk houses and a kitchen unit. One of the mobile home units was later converted into an elementary school and the town store was renamed “Save-Way” and joined onto the post office. In 1971 Elkford, then with a population of 181, was officially incorporated as a village. Soon after, permanent homes, a recreation centre and a shopping centre were constructed. 11 Figure 7 shows some of the first permanent homes constructed in Elkford. The work ethic and strong community spirit exhibited by residents of Elkford today is rooted in the origins of the Elkford community – every amenity and service was achieved solely from the hard work and dedication of the town’s early residents. For example in October 1970, Elkford became the first town in British Columbia to form a women’s fire brigade, which augmented the conventional volunteer brigade managed by men.12 In 1971, the first library opened in the recreation hall and was stocked with several hundred borrowed books. The residents in Elkford even started their own newsletter called the “Hooterville Squeek” to advertise the latest social events and 13 developments in the community. Figure 7: The construction of permanent homes in Subsequent newspapers in the late seventies Elkford increased dramatically in 1972 (Image courtesy of and early eighties were called The Elkford Cominco Ltd.) Bugle and The Elkford Ragg. The efforts of the volunteers in the community and grants from Fording Coal resulted in the Wapiti Ski Hill that opened in 1972, and the Mountain Meadows Golf Course that opened in 1976.14 The Elkford recreation complex was completed in 1975 and included an arena, curling rink, banquet hall and library.
10 Ramsey, Bruce (1997) 100 years of Coal Mining: The Elk River Valley: A Regional Community Project, 1898-1998. Ramsey Publications, Sparwood, B.C. Ibid. Norton, Wayne and Naomi Miller. (1998) The Forgotten Side of the Boarder: British Columbia’s Elk Valley and Crowsnest Pass. Plateau Press, Kamloops. Ladouceur, M (ed). (1991) The History of Fording Coal Ltd. Fording Coal Limited, Calgary AB. Ibid.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg15 CHAPTER 2.0 A SENSE OF PLACE
The boom times in Elkford didn’t last into the 1980s though, when world demand for metallurgical coal slipped and new competitors emerged (e.g. Tumbler Ridge B.C. and producers in Australia). The temporary closure of Greenhills mine in the early 1990s affected the town’s economic base. The historical context of commodities mining in and around the Elk Valley has been characterized by boom and bust cycles of both supply and demand. As demand for coal rises, the production of the Elk Valley mines rises commensurately. The converse also holds true. The result then is a fluctuating mine work force that rises and falls with coal prices. Since the 1980’s Elkford has sustained a year round population with varied growth spurts along with periods of decline. The built form and land use in Elkford today reflects a community design based on periods of sporadic growth. During the periods of sustained growth the community expanded well beyond its needs. Consequently many properties and facilities have been virtually unused during the ‘bust’ periods, especially in the downtown core. In addition, the first houses and facilities (primarily constructed out of mobile home units) were not built for a permanent family life. This pattern has shifted over the last 10-20 years as now people are settling and building in Elkford with the intent of staying and raising their families in the town over the long term.
2.3 NATURAL HERITAGE The District of Elkford is nestled in the Upper Elk Valley, within the Rocky Mountain range at the Junction of the Elk River and Boivin Creek. Ecosystems in the Elkford Area The two primary biogeoclimatic (BGC) zones found within the District of Elkford are Montane Spruce (MS) and Engelmann Spruce Subalpine Fir (ESSF). Portions of the valley south of Elkford are in the Interior Cedar Hemlock (ICH) zone. Dominant BGC subzones within the District are: Dry Cool Montane Spruce biogeoclimatic subzone (MSdk); Dry Cool Engelmann Spruce Subalpine Fir (ESSFdk). Figure 8: Biogeoclimatic Subzones Figure 8 illustrates the BGC subzones within and around the District of Elkford. 15 The MSdk subzone occurs in valley bottoms and lower valley slopes of the eastern Purcell and Rocky Mountains. The average temperature is below 0°C for 5 months of the year and above 10°C for 2 to 4 months. Mean annual precipitation ranges from 380 to 660 mm. The growing season is warm and dry and moisture deficits can occur, particularly in the drier subzones. ESSFdk is a higher elevation subzone and is a forested subzone that is widespread across south eastern BC. The ESSF has a relatively cold, moist, and snowy climate. Mean monthly temperatures are below 0°C for 5 to 7 months and only above 10°C for 0 to 2 months. Mean annual precipitation is highly variable ranging from 500 – 2,200 mm annually. Most (50 to 70%) of the precipitation falls as snow and maximum snow pack ranges from about 1 to 4 m.
15 District of Elkford (2006) Wildland/ Urban Interface: Wildfire Management Strategy
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg16 CHAPTER 2.0 A SENSE OF PLACE 2.4 ECONOMIC HERITAGE & WORKING LANDS
Dominant vegetation in the MSdk subzone includes sasakatoon, snowberry, false azalea, soopolallie, twinflower, pinegrass and heart-leaved arnica. In the ESSFdk, dominant vegetation includes false azalea, black huckleberry, black gooseberry, grouseberry and arnica. Wildlife Species Many animal species thrive in specific niche ecosystems. Wildlife in the Elkford area has adapted to either survive or avoid the deep snows of winter. The extensive seral stands of lodgepole pine provide summer and fall range for Moose, White Tail Deer and Mule Deer. Both mammals prefer the lower elevation mature coniferous forests of hybrid white spruce and subalpine fir. Ungulates in the area migrate to lower elevations during winter to escape deep snow. Steep south-facing grassland slopes, though not extensive in this area, are locally-important as foraging areas for Rocky Mountain Bighorn Sheep. Avalanche tracks, with their lush forage production are feeding habitats for Grizzly Bear, Black Bear, Rocky Mountain Elk and Moose. Riparian areas and water bodies are very important summer habitats for a variety of mammals, birds and amphibians. Moose and Mule Deer often select these habitats in the summer to drop and rear their calves and fawns because of the abundant forage and dense security cover. A variety of resident and migratory bird species are found in these forests including woodpeckers, flycatchers, jays, crows, chickadees, nuthatches, thrushes, sparrows, hummingbirds and finches. With the combination of forests, fish bearing streams and open space, this area provides good hunting habitat for a number of raptor species including eagles, hawks, vultures, kestrels and owls. 16 Endangered Species The BGC zones in the Elkford area contain species listed as threatened or endangered (red listed) and sensitive or vulnerable species (blue listed). Some of the red listed species generally found in the MS and ESSF BGC zones include: Peregrine Falcon (subspecies anatum), Red-tailed Chipmunk (Subspecies simulans & ruficaudus), Northern pocket gopher (subspecies segragatus), Bay-breasted Warbler and the Western Grebe. Blue listed species include: Great blue heron, Bald eagle, Swainson’s hawk, Sandhill crane, Red-necked phalarope, Southern red-backed vole (subspecies galei), Wolverine (subspecies luscus), Fisher, Badger, Grizzly bear, and Big horn sheep (subspecies canadensis). 17 The Elk River The Elk river is a 220 kilometre long river, and has a drainage basin of 4,450 square kilometres in area. It originates from the Elk Lakes near the continental divide in the Rocky mountains and flows through the Elk Valley in a southwesterly direction. The fly fishing in the Elk River is known to be some of the best in North America,
2.4 ECONOMIC HERITAGE & WORKING LANDS The economy of Elkford is intimately tied to the resource extraction industry, primarily in coal mining. In 2006 1,390 people made up the labour force in Elkford. Figure 9 shows the distribution of Elkford’s working population across key industries. The resource-based industry, with 705 people, is overwhelmingly the largest employment sector in the community. This dominance is due to Elkford’s proximity to the following 4 mining facilities:
Greenhills Mine (located within the District boundaries 6 km northeast of the Elkford townsite);
16 District of Elkford (2006) Wildland/ Urban Interface: Wildfire Management Strategy. 17 Stevens, V. (1995) Wildlife Diversity in British Columbia: Distribution and Habitat Use of Amphibians, Reptiles, Birds, and Mammals in Biogeoclimatic Zones. BC Ministry of Forests, Research Program.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg17 CHAPTER 2.0 A SENSE OF PLACE 2.4 ECONOMIC HERITAGE & WORKING LANDS
Fording River (located by satellite within the District boundaries 29 km north of the Elkford townsite); Line Creek Mine (located between Elkford and Sparwood); Elkview Mine (located in Sparwood).
Figure 9: Distribution of Workforce by Industry Retail trade, Business and other services are the next most prevalent industries in Elkford. Construction, Manufacturing, Finance and Real Estate, Health Care and Social Services and Education Services only employ a handful of people in each category.18 Despite Elkford’s reliance on the mining industry and thus its ties to the world economy and global prices of coal, the community has attempted to diversify its economic base. Elkford has recently branded itself as “Wild at heart” in a bid to attract recreation oriented visitors. Recent economic diversification aside, the leading employers as shown in Table 2, illustrates the dominance of the coal mining industry in Elkford.
18 2006 Census, Community Profiles, District of Elkford, British Columbia, Industry for both sexes, http://www12.statcan.ca/census-recensement/2006/dp-pd/prof/92 591/details/page_Figure.cfm?Lang=E&Geo1=CSD&Code1=5901003&Geo2=PR&Code2=59&Data=Count&SearchText =Elkford&SearchType=Begins&SearchPR=01&B1=Labour&Custom=&Profile=23000&Sex=Total
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg18
2.5 ENERGY PROFILE
Table 2: Leading Employers in Elkford 19 Employer Full Time Equivalent (FTE) Employees (Estimated) Teck Coal Limited (formerly Elk Valley Coal) 1375 SMS Equipment Inc. (formerly Transwest Mining Systems Inc.) 125 School District No. 5 (Southeast Kootenay) 45 District of Elkford 27 Race Trac Gas & Restaurant (formerly Curry’s Gas & Confectionary) 18 Kootenay Market 17 Leyden Bus Lines 15 (estimate) Lamplighter Pub 13 Interior Health 9 Elkford Mini-Mart/Fas Gas 9
2.5 ENERGY PROFILE Energy and emission inventories are being developed by the Ministry of Environment as an initiative to help communities in their greenhouse gas (GHG) emission reduction planning. Typically, energy and emission inventories are divided into the following main sectors: transportation, waste, residential buildings, commercial buildings and industrial buildings. The summary of energy and emissions below reflects the sectors within the jurisdiction of the District of Elkford. The following tables detail the energy consumption and GHG emissions for Elkford for the year 2007. Please note that as the methodologies for inventories are refined these numbers may be adjusted accordingly. 20
Building Sector Table 3: GHG Emissions from Elkford’s Building Sector
Building Electricity, kW GHG Natural Gas, GHG Total GHG Emissions Type (2007) GJ (2007) (tCO2e) (tCO2e) (tCO2e)
Residential 10,808,736 kWh 238 77,360 GJ 2956 4194 t CO2e
Commercial 6,122,787 kWh 135 48,672 GJ 2490 2624 t CO2e
Industrial Negligible - - - -
19 District of Elkford Community Profile, http://www.elkford.ca/include/get.php?path=/File/Admin%20%26%20Fin/Community%20Profile.pdf. (Company names are current as of May 2009) 20 Ministry of Environment (2009) B.C. Community Energy and Emissions Inventory Initiative. http://www.env.gov.bc.ca/epd/climate/reduce-ghg/ceei-reports.htm
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg19
2.5 ENERGY PROFILE
Transportation Table 4: GHG Emissions from Elkford’s Transportation Sector
Vehicle Type (# registered) Fuel Type Consumption (L) Energy (GJ) GHG Emissions (t CO2e)
Small Passenger Cars (439) Gasoline 426,453 14,781 1,065
Large Passenger Cars (306) Gasoline 329,891 11,434 824
Light trucks, vans & SUVs Gasoline 168,675 68,234 4,917 (958)
Light trucks, vans & SUVs (15) Diesel 22,337 864 62
Commercial Vehicles (315) Gasoline 572,013 19,826 1,429
Commercial Vehicles (137) Diesel 422,365 16,337 1,174
Motorhomes (17) Gasoline 20,580 713 51
Motorcycles (58) Gasoline 21,576 748 54
In total, there are 2,187 vehicles registered in the community, which is close to a 1:1 vehicle to resident ratio. Although the direct data is not available, higher than average income for Elkford residents (compared to provincial averages) is reflected in multiple vehicle ownership. In addition, the community is renowned for off road recreational vehicle use. The District is unable to monitor or estimate fuel consumption for these recreational vehicles. Other vehicle transportation options for residents in Elkford include a community bus that stops in Fernie and Cranbrook. Waste GHG emissions from waste are determined by mass.
Total waste: 3,079 tonnes GHG Emissions: 1,632 t CO2e
Table 5: Total GHG Emissions by Sector
Sector GHG Emissions (tCO2e) (2007) % of Total Emissions
Residential Buildings 4,194 23.27 %
Commercial Buildings 2,624 14.56 %
Industrial Buildings n/a n/a
Transportation 9,575 53.12 %
Waste 1,632 9.05 %
Total 18,025
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg20 CHAPTER 3.0 – OUR COMMUNITY VISION 3.1 ACHIEVING THE VISION (THEME AREAS)
CHAPTER 3.0 – OUR COMMUNITY VISION The Guiding Principles represent the long term vision, values and beliefs shared by the residents of Elkford:
Encourage Growth in Existing Neighbourhoods, Making Each One Unique Generate Diverse Economic Opportunities that do not undermine Elkford’s Guiding Principles Provide a Mix of Transportation Options to Promote Walking, Cycling and Mobility for All Age Groups Build a Strong and Mixed-Use District Core Foster a Unique and Consistent Elkford Design in All New Development Consider Climate Change in all Decision-Making Develop Mixed and Affordable Housing Opportunities that Suit the Needs of All Residents of Elkford Utilize Smarter, More Cost-Effective Infrastructure and Green Buildings Foster a Welcoming and Friendly District for all, but with Special Emphasis on the Needs of Youth (ages 0 – 19) and Seniors (ages 55+) Nurture Engaged Citizens and Increase Two-Way Communications Between the Public and the District Preserve Open Spaces, Parks & Trails, Natural Beauty and Environmentally Sensitive Areas
3.1 ACHIEVING THE VISION (THEME AREAS) The Theme Areas in this OCP are the result of grouping the Guiding Principles into policy categories. These categories are the articulated vision for the District of Elkford. They are the main areas of importance in the development of a more resilient and livable area. The four Theme Areas in the District of Elkford OCP are:
A Progressive and Engaged Community A Vibrant and Livable Community Healthy Living and Working Landscapes Resilient Infrastructure and Diverse Opportunities
The policy objectives for the OCP are all found in these four Theme Areas and are grouped within each theme according to their specific focus. The implementing Policy Statements are found under each policy objective. The Objectives and Policies contained in the following chapters reflect and will move the community towards Elkford’s Vision Statement: “The future of Elkford is one of a safe, healthy, vibrant, progressive and sustainable community in a wilderness environment. The community will have a stable and diversified economy, supported by citizens with a strong sense of community pride.”
3.2 SUSTAINING OUR COMMUNITY Throughout the planning process the main message from the public was clear and consistent: ensure the OCP is proactive in making the District of Elkford a more livable place that is resilient and nimble in being able to respond to global and local forces of change. The OCP guides future land use planning and management decisions, which are imperative for a community to adapt to, and mitigate climate change. Issues raised by the community include revitalization of the District Core, affordable and attainable housing, climate change (adaptation and mitigation), local watershed protection, flooding from increased runoff, and the maintenance of recreation and forest lands.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg21 CHAPTER 3.0 – OUR COMMUNITY VISION 3.2 SUSTAINING OUR COMMUNITY
The choices Elkford makes regarding the built form and patterns of a community have strong links to the climate change impacts and adaptation scenarios that they elicit. In a world with increasingly interdependent and dynamic socio-economic systems, that the District of Elkford is planning for resilience now, positions the community to better deal with climate change in the future. Integrating planning for current and future climatic impacts into an OCP can ensure an adaptation strategy is practical and consistent with the District’s current and ongoing initiatives. Planning for climate change has a natural fit with official community planning as another layer of mid to long term planning. Climate Change Mitigation Climates are changing globally, affecting local weather patterns. New extremes of rainfall and drought, unseasonable temperatures and variable precipitation patterns are being experienced across the planet. The ways in which we use our land resources have both direct and indirect consequences on climate change. Land use is a key factor affecting our quality of life. The ways in which communities organize have both direct and indirect consequences on the greenhouse gases they emit. Municipalities and Regional Districts consume electricity, propane and natural gas to heat their buildings, pump and clean water, illuminate street lights, and run their vehicles. Aiming for low carbon municipal operations is part of what communities can do to reduce GHGs. Local Governments also determine the lay-out of communities which greatly influences the greenhouse gas emissions from many of their residents and businesses. For example, the location of services, the configuration of roadways and the transportation system, the population density of residential and commercial areas, and the size and location of greenspaces, are all factors that indirectly influence GHG emissions by influencing the type of buildings and homes that are built, and people’s travel patterns. If essential services are located close to or within residential neighbourhoods and/or if there is frequent and accessible public transit system, there is a far greater chance that people will not drive. In this way, municipalities have vast opportunities to fundamentally change behaviours and reliance on fossil fuels in ways that can be far more effective, and result in far greater emission reductions than what are seen as provisional solutions, such as increasing the efficiency of a car. It is the responsibility of all people and jurisdictions, including the District of Elkford, to reduce its own GHG production. To this end and to meet the Provincial mandate to address climate change, this OCP sets out GHG reduction targets and actions to achieve them (see Section 5.1). The District of Elkford also has a Greenhouse Gas Reduction Strategy that plots a path towards reaching those targets by 2012. This OCP includes mechanisms for monitoring and reporting (see Section 10.2). Climate Change Adaptation Climate Change Adaptation involves making adjustments in our decisions, activities and thinking in response to observed and predicted changes in climate. The goal is limiting harm or reducing costs in the long-term while taking advantage of new opportunities and maximizing benefits. Successful adaptation does not mean that impacts will not occur, only that they will be less severe than would be experienced had no adaptation occurred. Some changes in climate are inevitable and will have economic, social and environmental impacts on Canadian communities. Given these realities, managing climate change is not simply a matter of proceeding with business as usual. It is becoming increasingly necessary to take steps to prepare for the regional effects of climate change even as communities work together to stabilize global GHG emissions. Taking steps now can save money and resources. In the context of the climate change adaptation, creating a resilient community is the ability to react to, and recover from impacts of climate change without significant loss or damage. The community is creative and effective at implementing new ideas and remains aware of the long term implications of planning and decision making. Resilient communities are the result of an engaged and community centred process, with the support and leadership necessary from the local government.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg22 CHAPTER 4.0 A PROGRESSIVE AND ENGAGED COMMUNITY 4.1 CLIMATE CHANGE AS A DECISION MAKING FRAMEWORK CHAPTER 4.0 A PROGRESSIVE AND ENGAGED COMMUNITY 4.1 CLIMATE CHANGE AS A DECISION MAKING FRAMEWORK Objective 4.1.1 Impacts of land use, development and all other community activities on climate change and greenhouse gas (GHG) emissions are considered in all future Council decisions. By using climate change as a decision making framework, Council and citizens will be able to identify and act on opportunities to mitigate future impacts of climate change.
Policy 1 Council shall consider climate change mitigation goals (GHG reduction etc.) in all decisions. The integration of climate change mitigation into all decisions will offer the District of Elkford a greater opportunity to realize its sustainability and liveability goals. See Section 5.1 for policy relating to GHG emission reduction, and Chapter 10.2 for monitoring and evaluation.
Objective 4.1.2 Council and citizens identify and act on opportunities to adapt to the impacts of climate change.
Policy 1 Council may refer to, and utilize in decision making the climate change projections produced by academic, government and not for profit institutions, including, but not limited to, Pacific Climate Impact Consortium.
Policy 2 Council shall act on opportunities to adapt to the impacts of climate change. Bids, tenders and contracts for planning and development in the District shall make reference to climate change and utilize as a resource the Climate Change Adaptation Strategy (see the separate Climate Change Adaptation Strategy document).
4.2 FOSTER ENGAGED CITIZENS AND PROMOTE EFFECTIVE COMMUNICATIONS Objective 4.2.1 All citizens have an early and ongoing voice in community and neighbourhood planning, so that the District develops and fosters an ongoing culture of meaningful citizen engagement in municipal governance.
Policy 1 Maintain an effective two-way communication system between citizens and District Council and Staff. One method may be to establish a regularly scheduled and informal venue for Council to solicit citizen feedback and participation.
Policy 2 Council shall establish a formal and ongoing Citizen’s Advisory Committee (Elkford Advisory Committee). The members act as citizen ambassadors and monitor the implementation of the Official Community Plan.
Policy 3 Developers should engage the community before they submit rezoning and development permit applications, ensuring that new development is community driven and reflects community values.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg23 CHAPTER 4.0 A PROGRESSIVE AND ENGAGED COMMUNITY 4.2 FOSTER ENGAGED CITIZENS AND PROMOTE EFFECTIVE COMMUNICATIONS Objective 4.2.2 Citizens are informed about and engaged in local monitoring and implementation of actions to mitigate, and adapt to climate changes.
Policy 1 The District will annually report on, and seek resident input for the evaluation of GHG reduction and climate change mitigation strategies. Education and engagement activities can, over time, generate greater community support for, and understanding of District-wide goals, thereby helping in their long term achievement. Section 5.1 describes in detail the GHG reduction strategies and Chapter 10.2 describes its monitoring.
Policy 2 The District will involve residents in monitoring and adapting to environmental changes and planning for Elkford’s future climate conditions.
Policy 3 The District will support the creation of, and engage with, a ‘community-led’ Firesmart committee that reports to Council. Working with a Firesmart committee will allow the District of Elkford to support the ongoing adaptation and safeguarding of existing infrastructure to risks of wildfire and monitoring of water usage and quality. The committee should work with the District to enhance the Firesmart education program to ensure that all residents are aware of basic Firesmart information.
Policy 4 The District shall establish a communication system for emergency evacuations in Elkford.
Objective 4.2.3 Plan for and, where appropriate, engage with youth (0-19) and seniors in planning and decision making.
Policy 1 Work with School District #5, to build relationships between youth, business leaders and decision-makers.
Policy 2 Engage a senior citizen council in planning within the District.
Policy 3 Support community wide objectives that establish a comprehensive hub of information for parental and child specific information for families. This initiative helps to support a thriving young population, which, over time can assist in creating a child and youth friendly community.
Policy 4 Support community wide objectives to create family friendly community events, facilitate or co-facilitate early learning groups, and promote parental workshops offered by other community service agencies.
Policy 5 Support and link to information sharing and networks created by community groups, such as, but not limited to the Early Child Development (ECD) Committee. These services can help connect new families and parents to resources within the community.
Objective 4.2.4 The District of Elkford develops effective partnerships and works together with local and regional stakeholders
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg24 CHAPTER 4.0 A PROGRESSIVE AND ENGAGED COMMUNITY 4.2 FOSTER ENGAGED CITIZENS AND PROMOTE EFFECTIVE COMMUNICATIONS Policy 1 The District shall communicate with Teck Coal Limited to identify and understand its workforce trends and projections. Teck Coal employs a very high percentage of the total workforce in Elkford, its workforce trends and projections can inform future planning in the District of Elkford, particularly related to housing, infrastructure, and community services.
Policy 2 The District shall work with the Regional District of East Kootenay and other land owners outside the municipal boundaries to share in the management of forested areas in the Elk Valley. Maintaining a strong partnership with regional stakeholders (such as, but not limited to First Nations, Teck Coal, BCTC, Provincial forest license holders, RDEK, BC Gov, Alberta Gov, and private land owners) can enhance regional forest, resource and recreation management and wildfire planning.
Policy 3 The District shall work with regional stakeholders to identify and implement watershed management opportunities. Examples of important management areas that can promote sustained water quality include implementing guidelines for development in headwaters of tributaries and rivers in the region, and enforcing buffer zones in riparian areas, particularly those rivers and streams that feed into the aquifer.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg25 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.1 ADDRESSING CLIMATE CHANGE THROUGH ADAPTATION AND GHG REDUCTION CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.1 ADDRESSING CLIMATE CHANGE THROUGH ADAPTATION AND GHG REDUCTION Objective 5.1.1 Reduce GHG emissions from the District of Elkford operations (buildings, street lights, water/sewage and transportation) by 20% from baseline (2007) levels by 2020.
Policy 1 As a signatory to the BC Climate Action Charter, the District shall achieve carbon neutrality in local government operations by 2012.
Policy 2 The District shall complete an annual inventory for the District’s corporate GHG emissions and evaluate the performance of the District in key sectors (see the separate Greenhouse Gas Reduction Strategy document for more information).
Policy 3 The District shall maintain a Greenhouse Gas Reduction Strategy for its corporate reductions and update the strategy every five years. Greenhouse gas emission reductions will be applied in the District’s operations through energy efficiency, renewable energy production and/or purchase, and fuel switching in their fleet and operations whenever cost effective (refer to the GHG Reduction Strategy for more information).
Policy 4 Climate Action Revenue Incentive Program (CARIP) funding between 2008 and 2011 shall be used for current emission reduction projects and the remainder put into a fund to be used for future emission reductions or offset purchases. CARIP funding from 2012 onwards will be used directly to meet the District’s carbon neutrality goal through either emission reductions or the purchase of offset credits.
Policy 5 The District shall consider buying offsets only of high environmental quality with a focus on offsets that go beyond business as usual emissions reductions.
Objective 5.1.2 Reduce GHG emissions from community sectors (residential, commercial and industrial buildings, transportation and waste) by 3% from baseline (2007) levels by 2020.
Policy 1 The District shall implement climate change relevant policies to achieve reduction of greenhouse gas emissions at the community level.
Policy 2 The District may explore collaborative and cost effective opportunities to engage the Regional District or other communities in projects to reduce GHGs.
Policy 3 The District shall maintain a Greenhouse Gas Reduction Strategy for its community reductions and update the strategy every five years. The emphasis will be on areas where the District can have the most effective impact on GHG emission reductions including land use and zoning, municipal demand-side transportation and water management, and solid and liquid waste management. The District may engage the Regional District or other communities in projects to reduce GHGs.
Policy 4 Development Permit Areas for Energy Efficiency and Water Conservation apply to new development as described in Chapter 9.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg26 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.2 DISTRICT GROWTH BOUNDARY
Policy 5 The District will help reduce community greenhouse gas production through efficient location of services, commercial, retail, and employment centres to encourage low carbon methods of transportation.
Policy 6 District Council and Staff will work with local businesses and other organizations to promote greenhouse gas reduction products, techniques, technologies, and practices in ways that complement provincial and federal policies and programs.
Policy 7 The District will play a leadership role in promoting education for community members and businesses on the link between urban design, transportation, water-use and greenhouse gas production.
Objective 5.1.3 The requirements of the Climate Change Adaptation Strategy are considered for all new development and are implemented on a scaled basis. Policy 1 Depending on the risk and probability of occurrence, lands susceptible to increased risk of natural hazards related to climate change are either not considered for development, or mitigation measures are taken when affordable and realistic.
5.2 DISTRICT GROWTH BOUNDARY A Growth Boundary (or Urban Containment Boundary) is a geographically based line on a map that indicates the edge between land available for urban development and land that is to remain part of the green infrastructure of the region. Urban containment in Elkford will encourage infill, intensification and redevelopment of land within the boundary. Limiting development outside of the “District Growth Boundary” can help to protect the valued character of the resource and recreational lands that currently surround the built area in Elkford. Urban Containment supports the Tax Free Revitalization Zone in Elkford’s District core and provides further stimulus for business and residential development to locate within the core area. Urban containment can also help the District of Elkford prevent development that is discontinuous with the built area, and which would negatively impact the ability of the District of Elkford to reach its GHG emissions reduction target (see Section 5.1) and climate change adaptation objectives. Objective 5.2.1 Create a compact community that uses land efficiently, avoids urban sprawl, reduces GHG emissions and preserves forest, recreational, and environmentally significant lands.
Policy 1 The District shall establish and maintain a District Growth Boundary where new residential and commercial units shall be directed. Growth shall occur on vacant parcels of land within the District Growth Boundary and through infill, redevelopment, and intensification of existing built areas.
Policy 2 Direct the majority of urban (residential, commercial) growth to the District core area and established neighbourhoods.
Policy 3 The District will prioritize infill and intensification, and re-development of brownfield and greyfield sites before any new greenfield development is permitted.
Policy 4 Section 8.2 (the Land Use Plan) identifies those areas appropriate for new residential development.
Policy 5 The District shall prohibit the extension of municipal sewer and water services outside of the District Growth Boundary.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg27 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY
Policy 6 To protect the natural beauty, forest and recreational resources of the District of Elkford outside of the District Growth Boundary, the Land Use Plan designates the uses of the areas as primarily for recreation and maintenance of wilderness. (See Section 8.2)
Policy 7 The area within the District Growth Boundary will be expanded only if there is no opportunity for further infill and intensification of the existing urban area.
Policy 8 The District will continue to promote and support public awareness about smart growth, sustainable development and climate change mitigation through public events and online printed information.
Policy 9 Implement ‘edge planning’ techniques (such as landscaping and buffering) to prevent and reduce the likelihood of neighbourhood extensions.
5.3 HOUSING Objective 5.3.1 Provide a diversity of housing options that are affordable, attainable and meet the needs of current and future residents of Elkford.
Policy 1 Develop an Affordable Housing Strategy that includes: i) a definition of Affordable Housing relevant to the current conditions within the District of Elkford; ii) a housing needs assessment that allows Elkford to plan for changing demographics and apply understanding about economic trends and workforce projections developed by Teck Coal Limited; iii) an action plan to achieve the affordability goals of the District of Elkford; iv) annual or bi-annual monitoring and reporting on key affordability indicators.
Policy 2 Allow secondary suites in all single detached zones, and in other areas throughout the District where there is infrastructure and space to do so and where supported by appropriate infrastructure. Legalizing secondary suites helps to support rental housing options in the community.
Policy 3 Support rental housing options. Encourage all new multi-family developments or other types of development to include a portion of their units as rental units.
Policy 4 The amenity zoning provisions of the Local Government Act shall be used by the District to encourage the provision of affordable housing. Phased Development Agreements may also be considered to secure affordable housing during the re-zoning process.
Policy 5 The management of affordable housing will be evaluated when there is an increase in affordable housing inventory
Policy 6 The District shall work towards creating neighbourhoods that have similar housing types and styles so as to promote consistency in a neighbourhood’s housing stock.
Policy 7 Promote diverse and well integrated forms of residential development within the designated District Growth Boundary of Elkford, including but not limited to small lot single family houses, duplexes, multiple family developments, apartments, modular and mobile homes.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg28 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.3 HOUSING
Objective 5.3.2 New housing development contributes to and enhances the wilderness character of Elkford, while promoting Elkford as a leader in energy and water conservation, climate change adaptation and mitigation. Policy 1 Where possible, rezoning applications for multiple family housing shall incorporate the following general criteria: Preserve scenic views Enhance and is integrated into the pedestrian and multi-use trail system, linking with the District Core and other adjacent neighbourhoods Utilize alternative development options where appropriate, including alternative energy sources, water conservation and stormwater management Ensure there is sufficient capacity in municipal water and sewer systems Include contributions to the affordability of the housing stock in Elkford Onsite parking Follow Firesmart principles
Policy 2 Development Permits for Energy Efficiency and Water Conservation shall apply to new development as described in Chapter 9.
Objective 5.3.3 Create a complimentary mix of uses within Elkford’s neighbourhoods.
Policy 1 Home occupation and bed and breakfast operations that do not attract large volumes of traffic to residential areas are encouraged in all neighbourhoods in Elkford.
Policy 2 Neighbourhood commercial services shall be restricted to those serving the day-to- day shopping needs of the residents of Elkford. All other commercial operations shall be directed to the District Core. By doing this Elkford can develop small nodes to service the existing neighbourhoods while also developing a vibrant and well used District Core.
Objective 5.3.4 A fiscally sustainable land use and servicing strategy directs future housing to existing serviced areas within the District Growth Boundary.
Policy 1 Promote development patterns that coordinate residential growth with appropriate infrastructure, amenities, and small scale commercial services.
Policy 2 Promote residential development that is consistent with the District’s goals for Climate Change Adaptation, including maintaining the integrity of Elkford’s water quality, and protecting the District and its residents from risks of flooding, landslides and wildfire events. By focussing development within the serviced area of Elkford, and within the District Growth Boundary, the District reduces additional risks to buildings and structures from wildfire events.
Policy 3 Require an environmental and social impact study to assess the impact of large development proposals that would have buildings that would be 15,000 square feet or more in size. This impact study should refer to climate change adaptation and mitigation particularly in relation to GHG emissions, fire hazards, flood risks and impacts to water quality.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg29 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.4 DISTRICT CORE
Policy 4 Existing and serviced parcels of available land within the District Growth Boundary are identified and prioritized for infill. Encourage infill and compact development within and around existing neighbourhoods. Ensure that new development is complementary to existing development in residential areas.
Policy 5 Reduce residential development in hazardous areas identified in Schedule D to protect the investments in infrastructure by the District and to protect the personal capital and safety of the residents of Elkford. The District will educate residents about the extent of the floodplain, risks of developing in the area, and provide links to information and expertise about minimizing and reducing risks in floodplain areas.
Policy 6 Discourage residential development in environmentally sensitive and riparian areas to ensure the long term sustainability of ecosystems in the Elk Valley.
5.4 DISTRICT CORE Objective 5.4.1 Build a vibrant and mixed-use District core.
Policy 1 The District Core shall be retained as the District’s primary retail and commercial area. District wide development shall support and enhance the District core.
Policy 2 Encourage a diverse range of commercial uses in the District Core in order to maintain and enhance existing liveability, character and diversity. Ensure that uses that are mixed are complementary to each other.
Policy 3 Continue to consider the District Core as a revitalization area to encourage economic development opportunities within Elkford. The Town Centre Revitalization Tax Exemption Bylaw No. 679 is intended to stimulate commercial development in the District core so that it better serves its role as the retail, business, entertainment, cultural, and institutional heart of the District of Elkford.
Policy 4 Council will monitor and evaluate the success of the Town Centre Revitalization Tax Exemption Bylaw and consider other incentives for new development in the District core.
Policy 5 Tourism services and facilities such as motels and hotels will be directed to the District core and will not be permitted in service commercial areas.
Policy 6 Promote commercial and retail options that meet the needs of current Elkford residents, including youth and seniors.
Policy 7 New residential development is encouraged within and adjacent to the District core. A diversity of uses – residential, commercial and institutional contributes to greater vibrancy and use of the District core during the peak and off-peak hours. Greater numbers of people within the District core contributes to the economic viability for current and prospective business owners.
Objective 5.4.2 Enhance liveability, through vibrant street life and public spaces in the District core.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg30 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.5 DESIGN
Policy 1 Development Permit Area Guidelines for Form and Character as outlined in Chapter 9 promote development that reflects the ‘Elkford Design’.
Policy 2 The District will actively work with land owners in the District core to redevelop the area to support a resilient economic core. The core area is enhanced and its economic opportunities improved through the creation of lively public gathering spaces that are connected to all other neighbourhoods by pedestrian and multi-use trails.
Policy 3 Encourage and facilitate development of more consistent, safe and high quality public spaces to support the wilderness character of the District of Elkford for visitors and residents alike.
Objective 5.4.3 Connect all residential neighbourhoods with the District core. Policy 1 New development in existing neighbourhoods shall contribute to the creation of new, or the enhancement of existing pedestrian and multi-use connections to the District Core.
5.5 DESIGN Objective 5.5.1 Develop and maintain a unique and inclusive wilderness character.
Policy 1 The Commercial Form and Character Development Permit Area Guidelines apply a consistent and uniquely Elkford Design Concept to development within the District commercial areas, as outlined in Chapter 9.
Policy 2 Create an inviting and pleasing atmosphere (through design, materials, form, art etc.) in the District Core that invites residents and visitors to spend time in public and private outdoor and indoor spaces.
Policy 3 Promote an inclusive design for outdoor and indoor spaces, such that they are accessible and can be used by all members of the public, especially youth and senior populations. Council will encourage representatives of youth and seniors groups to be involved in the re-development and design of public spaces. This will ensure that all user groups achieve the greatest amenity value as possible out of public spaces.
Objective 5.5.2 Implement innovative, Elkford appropriate alternative design options.
Policy 1 New development will be required to utilize alternative design options that help the District meet its GHG reduction targets (see Section 5.1) and reduce energy costs.
Policy 2 In addition to establishing Development Permits Areas for Energy Efficiency and Water Conservation, the District shall consider use of the Amenity Zoning provisions of the LGA to encourage developers to develop energy efficient, green buildings.
Policy 3 New development shall utilize Low Impact Development standards to promote and support water balance and groundwater retention standards. The promotion of a water conservation balance model will allow Elkford to reduce the risks of high water
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg31 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.6 HERITAGE
runoff that can contribute to flood events. The unique application of Low Impact Development standards in Elkford will allow the community to enhance a distinct sense of place.
Policy 4 New development shall incorporate Firesmart design principles.
Policy 5 The owners of existing buildings in Elkford will be encouraged to retrofit their properties and building structures according to Firesmart guidelines. The implementation of Firesmart standards can help to reduce the escalation of fire risk during a wildfire event, and also reduce the risks to property damage.
Objective 5.5.3 Elkford implements basic view protection strategies whereby new development retains the wilderness character for which the District of Elkford has become known.
Policy 1 The District shall promote fire resistant species for tree coverage in the District.
Policy 2 Maintain tree coverage on new developments to assist with shading for energy efficiency. The District will work with individual property owners to find a beneficial balance between the implementation of Firesmart Principles and the implementation of tree protection guidelines for GHG sequestering.
5.6 HERITAGE Celebrating and respecting the history of the Elk Valley is critical in continuing to build a strong sense of place and community permanence. This includes, but is not limited to, acknowledging and preserving archaeological sites, heritage buildings and historically significant locations and landmarks. The historical architectural vernacular is an important aspect of maintaining the unique sense of place. Objective 5.6.1 Identify and protect cultural and natural heritage resources in Elkford.
Policy 1 Prepare and update a heritage register in order to protect and manage archaeological resources.
Policy 2 Work with the Provincial Heritage Branch (Ministry of Tourism, Sport and the Arts) to articulate the heritage values of the planning area, to strive for local government best practices including the preparation of “archaeological overview assessment” mapping, and develop broad cultural preservation and protection goals.
Policy 3 In accordance with the relevant provincial legislation, the District shall identify and protect all sites within its boundaries deemed to have archaeological significance.
Policy 4 Consult and engage all First Nations bands who utilize the Elk Valley to ensure that cultural heritage policies for Elkford respect and include First Nations heritage sites. Through this interaction with First Nations Bands, Elkford can work towards recognizing and celebrating the long history of First Nations people in the area.
Objective 5.6.2 Recognize and celebrate Elkford’s mining history.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg32 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.7 ACTIVE LIFESTYLE
Policy 1 Work closely with Teck Coal to enhance and update the heritage resources that showcase the mining roots of the District of Elkford, and the continuing evolution of the community as a mining based town.
5.7 ACTIVE LIFESTYLE Facilitating an active lifestyle through built form is one of the most important ways to promote a healthy population. Objective 5.7.1 Enable an active population through inclusive and well designed spaces for leisure, recreation, access to daily services and commutes.
Policy 1 Foster more walkable neighbourhoods and positive pedestrian environments.
Policy 2 Create lively public spaces that provide safe areas for residents and visitors to engage in passive leisure activities.
Policy 3 Support new pedestrian and multi-use trail links into and within the District core area and the established neighbourhoods. Safety and usability in these links can be achieved through the installation of signage, street markings and ongoing maintenance.
5.8 COMMUNITY FACILITIES AND INSTITUTIONAL LANDS Objective 5.8.1 Ensure that community facilities form an integral part of the community infrastructure and are situated in the most suitable locations.
Policy 1 Encourage multiple uses of community and institutional facilities.
Policy 2 Anticipate and adapt to the future demand for community facilities. Ongoing consultation with stakeholder groups (including Teck Coal, the School District # 5, youth, seniors, the Early Childood Development Committee, social and service clubs) will help to ensure community facilities adapt to, and accommodate changing trends and demographics within Elkford.
Policy 3 Locate new community facilities in the District Core or within existing neighbourhoods. Ensuring central location of community facilities maximizes resident use and alternate transportation options to access these facilities.
Objective 5.8.2 The District of Elkford demonstrates leadership in climate change adaptation and mitigation.
Policy 1 Institutional and District owned buildings will implement adaptation to climate change risks with features including, but not limited to: utilization of Firesmart guidelines, leading water conservation practices and stormwater management techniques.
Policy 2 Institutional and District owned buildings will implement GHG reduction and energy conservation through upgrades to existing facilities, new construction and utilization of alternative energy sources.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg33 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.9 COMMUNITY SAFETY
Objective 5.8.3 Community facilities meet the needs of all residents while providing additional benefits and attractions for visitors.
Policy 1 Plan for, and prioritize the facilities, services and amenities that will attract and retain youth and young families.
Policy 2 Support child friendly environments that are safe, supportive and healthy where children and caregivers can interact, learn and develop.
Policy 3 The planning phases for new community infrastructure and major amenities shall include detailed consultation with special interest groups, stakeholders and residents.
Policy 4 Through consultation with the early childhood advocates, new and existing facilities (indoor and outdoor) shall be upgraded and evolve over time to facilitate useful, child/parent friendly interaction and development. The enhancement of public spaces as safe and enjoyable places for children, will help to make the District of Elkford a desirable place for young families to settle.
Policy 5 Develop youth-friendly indoor and outdoor spaces that provide a range of activities. The youth driven development can add to the vibrancy of community spaces and add to youth pride for those areas.
Policy 6 Develop seniors friendly land use options that are safe and interesting gathering spaces.
Objective 5.8.4 District owned land is utilized in a way that best contributes to community objectives.
Policy 1 District owned land within the District Growth Boundary will be retained for the following uses: intensified residential housing (small lot single family lots, small duplexes, townhomes, and apartments); mixed use commercial and residential buildings; affordable housing; parks, institutional, and public facilities.
Policy 2 The District may offer land for sale using a triple bottom line proposal process where the proposed price is weighted along with other social and environmental factors in the proposal.
Objective 5.8.5 The District of Elkford and its residents benefit from new development. Policy 1 The Amenity Zoning provisions of the Local Government Act shall be utilized when appropriate to encourage the provision of community amenities including park space, and community facilities in all new and redevelopment. These amenities may be provided in the form of cash payments.
5.9 COMMUNITY SAFETY Objective 5.9.1 The design and layout of the built environment allow residents, employees and visitors to feel comfortable and safe moving around the District.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg34 CHAPTER 5.0 A VIBRANT, LIVABLE COMMUNITY 5.10 UNIVERSAL ACCESSIBILITY
Policy 1 All new commercial and multi-family residential development and redevelopment shall apply Crime Prevention Through Environmental Design (CPTED) principles including but not limited to:
Natural access control: using elements of the physical environment to guide the coming and going of people Natural surveillance: providing ‘eyes on the street’ and good visibility and sightlines Territoriality: designing spheres of influence and promoting a sense of ownership of space (which over time can reduce occurrences of vandalism) Maintenance: keeping spaces well maintained to establish a sense that people care and will defend a space
Policy 2 Multi-use and pedestrian oriented trails shall be designed for maximum safety. Lighting shall be sharp cut-off to protect the aesthetic values of Elkford’s night sky. Improving the perception of safety in the use of public trails can add to their viability and increased use by residents and visitors.
Objective 5.9.2 Minimize and mitigate potential threats to the community of Elkford from natural hazards. (See also Natural Hazards Section 7.4)
Policy 1 In collaboration with the Regional District of East Kootenay, the District shall develop a comprehensive Community Evacuation Plan that includes, but is not limited to: a warning system; staging area; marshalling points; and evacuation routes. The details of the Evacuation Plan shall be communicated to all citizens on a periodic basis.
Policy 2 Provide the community with educational material that will prepare residents with procedures in the event of a wildfire. Through communication and education, residents in Elkford can reduce the likelihood of human health impacts during a wildfire event (such as smoke inhalation or burns).
Policy 3 The District shall work to increase the resiliency of existing infrastructure located in the floodplain.
Policy 4 Development within the Floodplain designation shall be subject to a Development Permit Area that offers guidelines for increasing the resiliency of infrastructure and building structures to the risks of flood events.
5.10 UNIVERSAL ACCESSIBILITY Objective 5.10.1 The District of Elkford is universally accessible to all residents
Policy 1 Sidewalks and new civic buildings shall be universally accessible.
Policy 2 The District shall encourage accessible, barrier free building design that can be easily adapted as living requirements of residents change over time (aging in place).
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg35 CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE 6.1 ENVIRONMENTALLY SENSITIVE AREAS
CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE 6.1 ENVIRONMENTALLY SENSITIVE AREAS Objective 6.1.1 Protect and preserve Environmentally Sensitive Areas in the District of Elkford
Policy 1 New development is directed to within the District Growth Boundary to protect sensitive ecosystems and natural areas within the District of Elkford.
Policy 2 Explore strategies to protect areas that may contain rare or endangered species or plant populations, habitat for rare or endangered species, exceptionally productive habitat and other areas of natural significance.
Policy 3 Development Permits for the protection of environmentally sensitive and riparian areas shall apply to riparian areas as described in Chapter 9.
Policy 4 Encourage private landowners to use voluntary conservation covenants and other tools to protect environmentally sensitive areas.
Policy 5 New development within the District Growth Boundary shall demonstrate its consideration for the protection of local habitat, wildlife and sensitive ecosystems.
Policy 6 Align policies for residential, commercial and industrial development with those that address natural ecosystem functions (i.e. water quality, climate change, flood protection, habitat protection).
6.2 RIPARIAN AREAS Objective 6.2.1 Protect sensitive riparian areas through default setbacks from watercourses and water bodies.
Policy 1 Development Permits shall apply to riparian areas within the District of Elkford as described in Chapter 9. Maintaining the integrity of the riparian zone will allow a natural area that is free from development that can retain water during high water (high flow) events. Avoiding the placement of infrastructure in potential flood zones will save the District and residents loss from infrastructure damage in the event of a flood.
Objective 6.2.2 Elkford utilizes, where possible, natural river features and the geographic assets of the area (contours, natural gullies etc.) to adapt to risks posed by climate change. Policy 1 Identify and designate zones along the Elk River and its tributaries that can be designated and used for “overflow” water collection areas during extreme flooding events.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg36 CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE 6.3 WATER RESOURCES AND MANAGEMENT
6.3 WATER RESOURCES AND MANAGEMENT Objective 6.3.1 Protect and manage the quality and quantity of water within the watersheds of the community to ensure long-term preservation of water resources.
Policy 1 The District shall review options for providing incentives to residents for the reduction of water consumption.
Policy 2 Evaluate water consumption and reduction success annually. Council will consider implementing water metering if voluntary reduction in water consumption is not achieved within a reasonable period of time. A water monitoring program could include an educational component for residents to reduce household and business water consumption.
Policy 3 Identify and provide incentives to encourage existing homes to replace inefficient fixtures.
Policy 4 Identify and map aquifer intake and discharge areas. Detailed aquifer mapping will provide the scientific information to allow the District confidence in creating long term water management strategies, and can provide a better indication of the storage capacity of the aquifer.
Policy 5 The District shall, wherever possible, protect its aquifer from contamination. Adhering to the District Growth Boundary, and locating new development in existing neighbourhoods will help to protect the water resources of the District of Elkford.
Policy 6 All new development shall include landscaping measures for water conservation (i.e. swales, etc.). The District shall discourage mechanized watering systems. Developments should instead utilize xeriscaping techniques.
Objective 6.3.2 Reduce vulnerability to flooding of key water management infrastructure (located within or near the floodplain).
Policy 1 The District shall update the floodplain designation to reflect current science and current geomorphological conditions.
Policy 2 Increase the resiliency of the buildings and infrastructure located on the floodplain. Currently buildings in need of upgrading include the pumphouse, sewage treatment facility and lagoon – all of which are located within the floodplain.
6.4 PARKS, TRAILS AND OPEN SPACES Objective 6.4.1 A Parks and Trails Master Plan can guide the management and creation of parks and trails. The creation of a Parks and Trails Master Plan shall ensure that the District develops an appropriate mixture of different types of parks and trails that reflect the needs of all current residents and plan for Elkford’s changing demographics and needs.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg37 CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE 6.4 PARKS, TRAILS AND OPEN SPACES
Policy 1 The District shall develop a Parks and Trails Master Plan that utilizes the directions provided in this document as a starting point for the creation of more detailed policy and strategies.
Policy 2 The Parks and Trails Master Plan shall provide a direction for the creation of new urban park spaces, including playgrounds and outdoor spaces for children and youth.
Policy 3 The District shall utilize the Parks and Trails Master Plan as an opportunity to develop a detailed implementation plan for related Climate Change Adaptation Strategies.
Policy 4 The creation of the Parks and Trails Master plan will engage the expertise of relevant community groups and of residents, especially those which have been instrumental in the development and management of existing parks and trails resources within the community.
Objective 6.4.2 Protect existing park and community recreation resources and expand and improve the park and open space network wherever feasible, practical, and supported by the community.
Policy 1 Permit the zoning of land for parks in all plan map designations throughout the plan area.
Policy 2 District shall consider use of the Amenity Zoning provisions of the LGA to encourage developers to contribute to park resources over and above the required 5% parkland dedication for the subdivision of 3 or more lots.
Policy 3 Recreational areas outside the townsite, but within the District Boundary, shall be protected and enhanced for use by residents and visitors. This includes but is not necessarily limited to Round Prairie Crossing Creek Valley and Josephine Falls. The maintenance of the District Growth Boundary, will contribute to the protection of important recreational areas that are currently removed from the built area in Elkford.
Policy 4 Where appropriate and feasible, park space shall be designed for multiple user groups.
Policy 5 Land within the floodplain and adjacent to natural drainage courses may be used for open space and walking trails subject to environmental constraints and sensitivities.
Policy 6 The District will strategically site parks, trails and road developments to create fire breaks and provide access for firefighting equipment and personnel. Road, trail and park developments will be prioritized in high and extreme fire risk to be used as firebreaks to help mitigate fire risk.
Objective 6.4.3 Improve and expand trails and greenways links and connections.
Policy 1 New development shall contribute to the links within the neighbourhood in which it is located, and where feasible shall also contribute to the trail links to the District Core. Depending on the site, developers will be required to work with the District to determine the type of trail (multi-use off road, road pedestrian/cycling links) that best fits with the individual site.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg38 CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE 6.5 FOREST LAND RESOURCES
Policy 2 The District shall endeavour to expand both its off road multi-use trails as well as its road-side trails.
Policy 3 Safe and accessible trails that increase the connectivity between existing neighbourhoods and the District core shall be prioritized. Convenient and accessible trails that link neighbourhoods to the District Core can help to reduce the numbers of daily vehicle trips taken by residents.
Policy 4 Improve trail and neighbourhood connectivity in Elkford with better signage oriented to the pedestrian, cyclist, recreation vehicle operators. Where appropriate, provide sharp cut-off lighting and separation of roadside trails from traffic.
Policy 5 New and existing recreation facilities should be, where possible, connected to the existing trail network.
Policy 6 Pathways should be developed along the edge of the Elk River and Boivin Creek.
Policy 7 Prioritize trail developments on high and extreme risk fire areas. Trails can be used for firebreaks and emergency access routes.
Objective 6.4.4 Engage and involve residents in the planning, development and stewardship of parks, trails and greenspaces.
Policy 1 The District will create and maintain an effective ongoing partnership with existing community groups that are engaging volunteers in parks, trails and open spaces events, planning and maintenance activities.
Policy 2 The District shall work with community group partnerships to determine responsibilities for the planning, maintenance and activities of parks, trails and open spaces within the District of Elkford.
6.5 FOREST LAND RESOURCES The forest resources within the District represent a major environmental and recreation resource as well as a considerable economic development resource for future forestry. Objective 6.5.1 Manage forest land resources for the overall economic, environmental and social sustainability of Elkford, recognizing the long-term economic development potential represented in working forest lands.
Policy 1 Limit rural encroachment on forest land resources by limiting rural subdivision development.
Policy 2 The District will consider acquiring a community forest license to manage crown land within its boundaries. A Community Forest could achieve a number of community wide objectives in the District, including economic diversification and the safeguarding of forest stands against wildfires.
Policy 3 Support emerging value added and community based forest use applications, including but not limited to, eco-forestry enterprises and small, home based, value added forest product manufacturing.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg39 CHAPTER 6.0 HEALTHY LIVING AND WORKING LANDSCAPE
Policy 4 Encourage the maintenance of forest cover to protect slopes from erosion.
Policy 5 Continue to engage with professional forest fuel consultants to maintain and improve level of wildfire and pest resistance in Elkford’s forest stands.
6.6 AGGREGATE RESOURCES Aggregate resources in the form of sand and gravel, as well as other mineral and hydrocarbon deposits represent finite, non-renewable commodities. The coordinated management of the extraction and processing of these resources will reduce the potential for land use conflicts by planning and managing for increased consumption needs (due to population growth) and the depletion of reserves. Objective 6.6.1 Designate lands with aggregate potential for resource extraction so that known gravel extraction locations are preserved free from incompatible land uses.
Policy 1 The District shall protect the designated sand and gravel extraction sites as designated on Schedule A for future sand and gravel extraction.
Policy 2 Require gravel operators to investigate the impact of resource removal on the quantity and quality of surface and groundwater, residential development and traffic volumes from designated sand and gravel extraction sites.
Policy 3 Limit extraction and processing of designated sand and gravel extraction sites to land where such operations already exist to minimize environmental and social impacts.
6.7 INDUSTRIAL LANDS AND BUILDINGS Objective 6.7.1 Provide for the appropriate land use for heavy and light industrial activity within the designated planning area.
Policy 1 A range of industrial uses is encouraged to promote economic diversification.
Policy 2 Land surrounding the existing heavy industrial area is designated as the area most appropriate for future industrial development in Elkford, and is shown on Schedules A and B.
Policy 3 A residence, accessory to the industrial use may be permitted in the industrial zone provided the residence is clearly accessory to the primary industrial use.
Objective 6.7.2 Ensure minimum energy efficiency standards in industrial buildings.
Policy 1 The builders of new industrial buildings shall be encouraged to incorporate energy efficiency features that are intended to reduce heat loss and air leakage.
Policy 2 Developers are encouraged to use features in new constructions that promote energy efficiency and conservation in building construction.
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CHAPTER 7.0 RESILIENT INFRASTRUCTURE AND DIVERSE OPPORTUNITIES 7.1 LOCAL ECONOMIC DEVELOPMENT Objective 7.1.1 Local economic development options generate long lasting opportunities for a sustainable local economy.
Policy 1 Focus new retail or service oriented commercial development to be located within the District Growth Boundary in order to strengthen the vitality of the District Core and existing neighbourhoods, and to help reduce lengthy vehicular trips to daily services.
Policy 2 The District shall develop a comprehensive Local Economic Development (LED) Strategy that utilizes community expertise and considers all potential industries and synergies for opportunity in Elkford. Through close consultation with existing community service stakeholders, the development of an LED Strategy can enhance existing, and create new, partnerships. LED can be integrated in other community wide strategic goals, such as, but not limited to: attracting young workers and families to settle in the community; reducing GHG emissions and conserving energy/water; and adapting to risks posed by climate change.
Policy 3 The District shall, where possible and feasible, support local businesses.
Policy 4 Utilize adaptation to climate change as an economic development stimulus. For example, the District could promote economic diversification through a fuel reduction program that utilizes local businesses.
Policy 5 As Elkford develops as a leader for energy reduction, climate change adaption and mitigation, the District will explore opportunities to capitalize on ensuing economic opportunities. For example, the District could consider creating a District Energy System.
Policy 6 Support home based businesses that do not impact the residential neighbourhoods in which they are located in a negative manner.
Objective 7.1.2 Promote Elkford as a year round tourism destination.
Policy 1 Utilize the wilderness character of Elkford as an economic diversification opportunity.
Policy 2 Support the establishment of a Tourism Advisory Committee.
Policy 3 In order to ensure that Elkford retains its wilderness character the District will: Maintain the integrity of the District Growth Boundary, directing new development to within designated areas Encourage resource users to minimize visual impact of activities in the area around the townsite, especially the faces of Fording Mountain and the Greenhills Range; Encourage developers to maintain ground cover and minimize tree removal where fire protection measures have been considered; Require treed buffer strips to separate residential land from incompatible uses and from major arterial roads;
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg41 CHAPTER 7.0 RESILIENT INFRASTRUCTURE AND DIVERSE OPPORTUNITIES 7.2 TRANSPORTATION, MOBILITY, AND ACCESS
Prevent where possible additional development on the floodplain, and maintain the riparian areas of the Elk River and Boivin Creek.
Policy 4 Maintain existing, and build new and positive working relationships with regional small scale entrepreneurs.
Policy 5 Continue to leverage the wilderness branding of the District of Elkford in marketing local recreational opportunities.
Policy 6 Develop a strategy for the town centre and create complementary tourism infrastructure and destination development guidelines.
Policy 7 Recruit tourism related businesses to the District core.
Objective 7.1.3 Protect and enhance the District Core as a commercial anchor for the community.
Policy 1 Actively work with private owners of land in the town core to revitalize and redevelop underutilized land.
Policy 2 Encourage and develop community character, recreational opportunities and compact development in the District Core factors that, if combined, can attract new residents to the community.
Policy 3 Encourage the expansion and improvement of local services to reduce the number of shopping trips out of the community.
7.2 TRANSPORTATION, MOBILITY, AND ACCESS Objective 7.2.1 Recognize links between transportation and land use planning in the ability of the District to adapt to climate change, reduce GHG emissions and create a vibrant sustainable place.
Policy 1 Maintain the integrity of the District Growth Boundary in order to direct new development into the District Core and existing neighbourhoods. This can allow for the development of clustered areas that are better served by alternative transportation modes.
Policy 2 Identify and create transportation and mobility links between existing neighbourhoods and the District Core to help improve the vibrancy of the District Core area.
Policy 3 Facilitate transportation planning for the accessibility, safety and mobility of all residents.
Policy 4 The District of Elkford shall consider adopting an anti-idling bylaw.
Policy 5 Strategically place new roads and sidewalks to act as fire breaks and access throughout the District.
Objective 7.2.2
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg42 CHAPTER 7.0 RESILIENT INFRASTRUCTURE AND DIVERSE OPPORTUNITIES 7.3 WATER, SEWER AND SOLID WASTE
Create safe pedestrian and multi-use trails or pathways that are suitable for all seasons to encourage a range of active transportation options that are well used.
Policy 1 Increase the number of walking paths, cycling routes and multi-use trails where practical and feasible to support the sustainability goals of the community.
Policy 2 Use signage, community maps and other communications methods and incentives to integrate existing wilderness and off road trails into the general transportation network.
Policy 3 Improve the design of the Highway Trail (which is part of the Loop) because it is a critical pedestrian, cyclist and motorized link within the District.
Policy 4 Encourage sharp cut off, vandal proof lighting of main trails and pathways for pedestrians, cyclists and other modal users to improve the safety and perceived safety of trails.
Policy 5 Prioritize critical links for pedestrians within the District’s Parks and Trail’s Master Plan to assist in developing a capital construction plan.
Policy 6 Ensure that the full range of stakeholders and user groups (both motorized and non- motorized) are considered in trails and connectivity planning.
Policy 7 New residential and commercial developments within the District Growth Boundary shall be designed to facilitate walking, cycling and connections to other neighbourhoods and the District Core.
Policy 8 Maintain and enhance safe connections for pedestrians to cross the Elk Highway #43.
Objective 7.2.3 Over time, the District implements Alternate Development Standards for its road development.
Policy 1 New road construction shall utilize stormwater management techniques including, but not limited to utilizing permeable surfaces, French drains and swales to reduce water runoff. Stormwater management techniques can help to naturally replenish the aquifer and reduce risks of flooding.
Policy 2 Plan and implement a capital construction program to upgrade existing roads to utilize stormwater management techniques, such as but not limited to permeable surfaces, French drains and swales.
Policy 3 District shall revise the Subdivision Bylaw to require on-site water retention and minimize water runoff in roads for new development.
7.3 WATER, SEWER AND SOLID WASTE Objective 7.3.1 Ensure that the District of Elkford maintains its sewer and water systems in a sustainable and efficient manner.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg43 CHAPTER 7.0 RESILIENT INFRASTRUCTURE AND DIVERSE OPPORTUNITIES 7.4 NATURAL HAZARDS
Policy 1 To maintain the integrity of the District Growth Boundary the District shall not expand the existing water or sewer servicing areas. The District should monitor the capacity in the existing system to ensure there is sufficient capacity as the population increases.
Policy 2 On site works and services shall be the responsibility of the developer.
Policy 3 All new subdivision development shall require a storm water management plan and all storm water is to be contained on site.
Policy 4 The District shall protect the new Sewage Lagoon from the risks of flooding by installing a dike system.
Policy 5 Due to the aesthetics and location on the floodplain, consideration will be given to the preparation of a plan for the long term re-use of the original sewage lagoon area.
7.4 NATURAL HAZARDS Objective 7.4.1 The District of Elkford and its residents are prepared for natural hazard events.
Policy 1 Mitigate the risks to development in hazardous areas. Schedule D illustrates development constraints within the District of Elkford. Chapter 9, Development Permit Areas provides requirements to reduce risks from development within hazardous areas.
Policy 2 In collaboration with the Regional District of East Kootenay, develop a community evacuation plan that addresses fire and flood risk and other natural hazards. The Plan will follow the BC Operational Guidelines for Evacuations.
Steep slopes
Policy 3 The District shall prevent new subdivision development on slopes over 30 degrees as climatic changes may lead to an increase in peak water flows and glacial melt may increase the risk of erosion and landslides on steep slopes.
Flooding
Policy 4 Update the floodplain designation and related mapping to incorporate new climate science and projections and potential geomorphological changes that have occurred since the 1980s.
Policy 5 Mitigate risks from the development of residential and commercial development on the floodplain.
Policy 6 Accommodate passive uses in floodplain areas, such as parks and trails.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg44 CHAPTER 7.0 RESILIENT INFRASTRUCTURE AND DIVERSE OPPORTUNITIES 7.4 NATURAL HAZARDS
Fire Protection and Wildfire Interface Objective 7.4.2 Reduce the likelihood of wildfires penetrating the Wildland Urban Interface.
Policy 1 Implement and maintain the wildfire fuel reduction program.
Policy 2 Prioritize park and trail development in areas most susceptible to, or most in need of fire protection (for firebreaks etc.).
Objective 7.4.3 Increase resiliency of new and existing developments to wildfires.
Policy 1 Locate new residential, commercial and industrial development in the District Growth Boundary, and within areas that have been treated in the wildfire fuel reduction program.
Policy 2 The District shall maintain a wildfire protection and fuel reduction area 100 m outside of the District Growth Boundary. Schedules C and D illustrate the Wildfire DP area and Hazard Area.
Policy 3 Land outside of the District Growth Boundary shall be designated as a Wildfire Development Permit Area.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg45 CHAPTER 8.0 – LAND USE 8.1 LAND USE PLAN MAPS
CHAPTER 8.0 – LAND USE Land use is a key determinant of the layout and liveability of a community. Combined with the designation of Development Permit Areas (DPAs) the Land Use Plan is the physical manifestation of the guiding principles established through the planning process. Land use designations specify the location of residential, industrial, institution and commercial development, as well as lands set aside for habitat, open space and activities such as forestry and other working lands. As such, the Land Use Plan influences where people live and work and will shape the future of the District of Elkford. To some extent, designating a land use specifies the type of buildings (mixed use or single family, in the case of residential development) that can determine the demographics, industry and economic affluence of the people who are able to live in the community. The proximity of residences to employment services affects not only transportation options and patterns, but also infrastructure costs. The District of Elkford Land Use Plan seeks to reduce these costs by creating a more compact, complete community through the implementation of a District Growth Boundary, thereby taking the pressures off the outlying lands that are more appropriate for very low density rural residential, forestry, parks and recreation, open spaces and tourism uses.
8.1 LAND USE PLAN MAPS Please refer to Appendix A.
8.2 LAND USE DESIGNATIONS The District of Elkford Land Use Plan is presented as Schedule A. Schedule B depicts in more detail the Land Use Plan for the District Growth Area. Please refer to Schedule A and B for all map references. The key to the land use plan is the District Growth Boundary, which focuses new development in the District Core areas and existing neighbourhoods. This is done to restrict further sprawl into natural and forest lands, and to accelerate the ability of the community to adapt to, and mitigate climate change. The existing residential areas are maintained, and many vacant parcels currently within the Growth Boundary offer opportunities for additional residential development of varying densities. The regulations for building height and net density contained in the following sections will be implemented through an update to the District of Elkford Zoning Bylaw. As such, the recommendations given below shall be assessed in the context of specific zoning requirements and should be utilized carefully as a guide to the implementation of the community’s vision.
8.2.1 District Growth Boundary – The District of Elkford’s Development Strategy The intent of the District Growth Boundary is to focus new development to the District Core area and existing neighbourhoods. It is intended that the District Core will develop further as the heart of the community offering new commercial services, mixed residential opportunities and more residents living in close proximity. It is expected that over time, areas within the existing neighbourhoods will be intensified with secondary suites, duplexes and townhomes. Currently vacant parcels of land are available for mixed residential uses – for example townhouses or apartment style buildings, or a combination of various housing forms. Smaller building forms that are less reliant on single occupant vehicle use will translate into reduced energy costs for residents. The design of intensified residential areas is essential to enhance the existing neighbourhood character and liveability. This plan acknowledges the importance of design and character in the District Core and residential areas. For this reason, Chapter 9 Development Permit Areas offers guidelines for the form and character of multiple family development.
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The District Growth Boundary offers the District of Elkford an important opportunity to utilize existing infrastructure, and provide new or enhanced services in a fiscally, socially and environmentally responsible way. The development within the District Growth Boundary will not require the extension of the District’s sewer or water systems. The current systems have sufficient capacity to accommodate the range of population projections for the next 20 years (See Section 7.3). What’s more, growth within the District Boundary prevents additional wildfire risks generated from residential development into forested areas, and protects the aquifer and ecosystems that supply Elkford’s drinking water. In sum, the District Growth Boundary promotes a sustainable solution to residential and economic growth in Elkford, and allows the District the opportunity to achieve climate change adaptation and mitigation goals, all the while achieving important guiding principles, such as preserving open spaces, parks and trails, utilizing smarter, cheaper infrastructure, and developing a strong mixed use District Core. The District Growth Boundary is identified in Schedules A and B. To achieve the desired intent of the Growth Boundary, the following policy framework will be followed, many of which have been previously outlined:
P 1. New residential and commercial units shall be directed to be located within the District Growth Boundary. P 2. There shall be no extensions of sewer and water services outside of the District Growth Boundary. Capital improvements relating to sewer and water should focus on the improving their efficiency, and increasing their resilience in the event of hazards. P 3. Growth shall occur on vacant parcels of land within the District Growth Boundary and through infill and intensification of existing built areas. P 4. The Forest and Recreational Resources land use designation (see Section 8.2.4.3) designates lands intended to remain primarily wilderness and utilized for recreational or forestry purposes. Land within the Forest and Recreational Resources designation is not intended for residential development. P 5. ‘Edge planning’ techniques including buffering and landscaping shall be used to reduce the likelihood of neighbourhood extensions. Done correctly, this edge planning can also assist with providing firebreaks and storm water management. P 6. To expedite development in the District Core, Council shall develop a Sustainability and Smart Growth Checklist for developers.
8.2.2 District Core The lands designated District Core Mixed Use and District Core Residential are intended to develop further as the heart of Elkford. This area will provide local services, commercial amenities and business opportunities, along with options for residential development. The District Core is augmented and enhanced by several important Civic and Institutional sites, parks and greenspaces adjacent to, and within the District Core area.
8.2.2.1 District Core Mixed Use This designation supports commercial uses, but also provides new options for small scale commercial development along with multiple family residential buildings, in the form of mixed-use commercial buildings. Land within the District Core Mixed Use designation is subject to the following:
P 1. Lands designated District Core Mixed Use are intended for offices, retail, tourism establishments, restaurants and other similar uses of intensity and scale, providing for local needs. Civic uses encouraged where appropriate. Residential uses on the 2nd or 3rd storey will be acceptable and encouraged. P 2. Buildings within the District Core Mixed Use designation shall have a maximum height of 3 storeys.
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P 3. Development shall be in keeping with the policies in Chapter 9, Development Permit Areas, which provide guidelines for the form, character and design of new construction within Commercial Areas and Guidelines for Energy Efficiency and Water Conservation.. P 4. In order to allow more residents to obtain goods and services closer to where they live, local serving businesses shall be strongly encouraged. P 5. Vacant commercial sites shall be considered priorities for commercial (re)development. P 6. New construction shall be located at the street right of way edge in order to bring commercial activity to the street. P 7. The preferred form of mixed use development shall be commercial or office space on the ground level and second level, with residential units on the upper level(s). P 8. Development shall be pedestrian oriented. P 9. A mix of uses may be permitted, including residential, retail, office and service, civic, institutional, recreational and cultural. P 10. To expedite development in the District Core, Council shall develop a Sustainability and Smart Growth Checklist for developers. P 11. The orientation of new structures to take advantage of passive solar heating opportunities shall be encouraged.
8.2.2.2 District Core Residential This designation is intended for higher density residential or mixed uses within or close to the District Core. By locating residents close to the main commercial and service amenities, the entire area is revitalized, creating more street life and activity within the core. In addition, the integration of residential and commercial land uses reduces the need for singular occupancy vehicle trips. Land within the District Core Residential Designation is subject to the following:
P 1. Lands designated District Core Residential shall accommodate higher density residential including townhouses and apartments. A mixture of duplex and townhouses could be considered. P 2. Buildings within the District Core Residential designation shall have a maximum height of 3 storeys. P 3. Land within the District Core Residential designation shall have a net density of a maximum 40 units per hectare. P 4. Development shall be in keeping with the policies in Chapter 9, Development Permit Areas, which provide guidelines for the form, character and design of new construction within Commercial Areas and Guidelines for Energy Efficiency and Water Conservation. P 5. The preferred form of mixed use development shall be commercial or office space at grade on the ground level, with residential units on the upper level. P 6. Development shall be pedestrian oriented. P 7. Vacant sites within this designation shall be prioritized for development. P 8. Home occupations shall be permitted, subject to the provisions laid out in Section 8.2.3. P 9. The orientation of new structures to take advantage of passive solar heating opportunities shall be encouraged.
8.2.3 Residential The residential land use designations within this plan seek to provide opportunities for a broad range of housing forms, tenures and cost. The housing options aim to establish an appropriate balance between housing appropriate for a year round, permanent population, while also maintaining the community’s appeal as a seasonal recreation centre. All residential expansion shall be contingent on the provision of services. The Residential intensification areas have been designated such that they are adjacent to, or within existing neighbourhoods, and close to daily services. The following applies to all Residential Land Use Designations:
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P 1. Home occupations shall be permitted in any residential designation according to the regulations set out in the Zoning Bylaw. P 2. Bed and Breakfast operations shall be permitted in all residential designations. P 3. The orientation of new structures to take advantage of passive solar heating opportunities is encouraged.
8.2.3.1 Neighbourhood Residential Intensification The neighbourhood residential designation consists of existing residential neighbourhoods, most of which are made up of single family homes. It is intended that these areas will intensify over time, with the addition of small lot single family, secondary suites, duplexes, 2 or 3 family dwellings. Land within the Neighbourhood Residential Intensification is subject to the following:
P 1. Building forms will range from small lot single family housing to ground oriented duplexes and 2 or 3 family dwellings. P 2. Buildings within the Neighbourhood Residential Intensification designation shall have a maximum height of 2 storeys. P 3. Land within the Neighbourhood Residential Intensification designation shall have a net density of a maximum 40 units per hectare. P 4. The infilling of vacant lots shall be prioritized to accommodate growth. P 5. Low intensity, non industrial, home based businesses shall be encouraged. P 6. All Multiple Family development shall be subject to the requirements outlined in the Multifamily Form and Character Development Permit Area in Chapter 9. The form and character of the Neighbourhood Residential Intensification designation is critical to ensuring the scale of the built form does not detract from the existing character of the neighbourhoods.
8.2.3.2 Neighbourhood Core Residential The Neighbourhood Core Residential designation consists of land within the District Growth Boundary that is intended for higher density development. Appropriate building forms include duplexes, townhouses and apartments. Development proposals that include a range of unit sizes are encouraged to promote an integrated and affordable neighbourhood structure. Land within the Neighbourhood Core Residential designation is subject to the following:
P 1. Ground oriented multiple family developments are strongly encouraged in this designation. Higher density development shall strive to incorporate at grade, private entrances and pedestrian scale detailing and forms. P 2. Buildings within the Neighbourhood Core Residential designation shall have a maximum height of 3 storeys. P 3. Land within the District Core Residential designation shall have a net density of a maximum 50 units per hectare. P 4. Development shall preserve at least 30% of the site as green or park space. P 5. Form and Character of the Neighbourhood Core Residential designation is critical to ensuring the scale of the built form does not detract from the surrounding neighbourhood areas. A Development Permit area with design guidelines for multi-family residential, as well as energy and water conservation has been established. New construction in this designation shall conform to these guidelines.
8.2.3.3 Mobile Home Residential The Mobile Home Residential designation is intended for mobile homes. Mobile homes are recognized as an attainable form of housing. Existing mobile home parks are maintained, while areas for future
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development are reserved for a range of housing types and styles to provide a variety of affordable housing options. Land within the Mobile Home Residential designation is subject to the following:
P 1. Mobile and modular homes shall be considered appropriate uses for the lands designated as Mobile Home Residential. P 2. Buildings within the Mobile Home Residential designation shall have a maximum height of 2 storeys. P 3. Land within the Mobile Home Residential designation shall have a net density of a maximum 25 units per hectare.
8.2.3.4 Neighbourhood Commercial Mixed Use The Neighbourhood Commercial Mixed Use designation is intended to provide small, local serving commercial opportunities in neighbourhood residential areas to reduce vehicle trips and provide residents with neighbourhood focal points. Land within the Neighbourhood Commercial Mixed Use is subject to the following:
P 1. Small scale commercial developments such as local coffee shops, neighbourhood pubs and corner stores shall be accommodated in this designation. P 2. Buildings within the Neighbourhood Commercial Mixed Use designation shall have a maximum height of 2 storeys. 3 storey development proposals with residential development on the top floor shall be considered. P 3. Land within the Neighbourhood Commercial Mixed Use designation shall have a net density of a maximum 30 units per hectare. P 4. Commercial areas shall be sympathetic with and support the form, character and massing of the surrounding neighbourhood. P 5. Residential units shall be permitted on the upper level. P 6. Development shall be pedestrian oriented. P 7. New Development shall be in keeping with the policies in Chapter 9, Development Permit Areas, which provide guidelines for the form, character and design of new construction within commercial areas and Guidelines for Energy Efficiency and Water Conservation.
8.2.4 Community Resources The Community Resources land use designations within this Plan seek to provide a range of recreational and community spaces, while also protecting from development lands subject to hazards and other existing forest or recreational resources.
8.2.4.1 Civic/Institutional The Civic/Institutional land is designated for education, arts and theatre performance, civic services and institutions.
P 1. Civic/Institutional land uses shall be subject to a Development Permit for the purposes of energy efficiency, water conservation and GHG emission reduction, as laid out in Chapter 9. P 2. The maximum height in this designation shall be 3 storeys. P 3. The orientation of new structures to take advantage of passive solar heating opportunities is encouraged. P 4. Civic/Institutional land uses could include commercial accommodation that would complement the Bylaw No. 763, institutional development. 2014
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8.2.4.2 Parks and Greenways Lands designated as Parks and Greenways are intended for all types of public open spaces, including formal and natural park areas and corridors, and for the provision of community amenities, such as but not limited to: social gathering and activity spaces, civic facilities, recreation and play spaces, gardening and respite spaces, ecological and habitat spaces, and detention of storm water.
P 1. Landscaping in the Parks and Greenways designation shall use natural plants, and where possible shall enhance storm water retention. P 2. Lands within the Parks and Greenways designation shall be kept Firesmart.
8.2.4.3 Forest and Recreational Resources Lands designated as Forest and Recreational Resources are intended for the purposes of forestry and/or recreation. Lands Designated Forest and Recreation Resources are subject to the following guidelines:
P 1. Lands designated as Forest and Recreational Resources are intended to remain primarily wilderness in character and are not intended for residential development. P 2. A small cabin or other structure may be considered.
8.2.4.4 Agriculture and Recreation The Agriculture and Recreation designation is intended to preserve the open spaces and resources of the floodplain in the District of Elkford. The floodplain area includes important agricultural resources, as well as recreational resources, including the Mountain Meadows Golf Course, the Municipal Campground, and important riparian habitat. It is intended that there be limited new development on the flood plain. Over time, existing structures and infrastructure should be upgraded to become more resilient to damages in the event of a flood.
P 1. New development shall be directed to areas not designated Agriculture and Recreation. New development shall be mitigated for the risks to high water and slope instability, where applicable. P 2. Open spaces shall be preserved for recreational use and to enhance storm water management. P 3. A Development Permit area has been designated for Riparian areas to protect the ecological integrity of the Boivin Creek and Elk River ecosystems.
8.2.5 Other Services 8.2.5.1 Service Commercial Based on a community desire to strengthen the commercial integrity of the District core area, the existing highway commercial areas shall be maintained but shall not be expanded except for minor circumstances. P 1. Development shall be in keeping with the policies in Chapter 9, Development Permit Areas, which provide guidelines for the form, character and design of new construction within Commercial Areas and Guidelines for Energy Efficiency and Water Conservation.
8.2.5.2 Industrial Additional land surrounding the industrial park has been designated for the purposes of future industrial development. Future industrial uses within the District should be directed to this land.
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P 1. A residence, accessory to the industrial use may be permitted in the industrial zone provided the residence is clearly accessory to the primary industrial use. P 2. Developers are encouraged to use features in new constructions that promote energy efficiency and water conservation in building construction.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg52 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS BACKGROUND
CHAPTER 9.0 DEVELOPMENT PERMIT AREAS BACKGROUND The Local Government Act (LGA) Section 919.1 provides that local governments may designate Development Permit Areas for the purposes of:
A. protection of the natural environment, its ecosystems and biological diversity; B. protection of development from hazardous conditions; C. protection of farming; D. revitalization of an area in which a commercial use is permitted; E. establishment of objectives for the form and character of intensive residential development; F. establishment of objectives for the form and character of commercial, industrial or multi- family residential development; G. in relation to an area in a resort region, establishment of objectives for the form and character of development in the resort region; H. establishment of objectives to promote energy conservation; I. establishment of objectives to promote water conservation; and J. establishment of objectives to promote the reduction of greenhouse gas emissions.
The Local Government Act also establishes a number of prohibitions unless a Development Permit is issued including: (a) land must not be subdivided; (b) construction of, addition to or alteration of a building or other structure must not be started; (c) land within an area designated under section 919.1 (1) (A) or (B) must not be altered; and (d) land within an area designated under section 919.1 (1) (D), (H), (I) or (J), or a building or other structure on that land, must not be altered.
Development Permit Areas are used to shape development on a site-specific basis to realize the goals and objectives set out by the residents of Elkford. The District of Elkford Official Community Plan establishes the following Development Permit Areas as identified in Schedule C: 9.1 Riparian Areas Development Permit Area 9.2 Floodplain Development Permit Area 9.3 Wildfire Development Permit Area 9.4 Boivin Creek Steep Slope Development Permit Area 9.5 Multifamily Form and Character Development Permit Area 9.6 Energy Efficiency and Water Conservation Development Permit Area 9.7 Industrial Development Permit Area 9.8 Commercial Form and Character Development Permit Area
9.1 RIPARIAN AREA DEVELOPMENT PERMIT AREA 9.1.1 Designation Those lands within the District of Elkford adjacent to water courses and identified on Schedule C, Riparian Development Permit Areas, are designated as a development permit area pursuant to Section 919.1(1)(a) of the Local Government Act (LGA).
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9.1.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Riparian Area DPA is the:
Protection of the natural environment, its ecosystems, and biological diversity.
The natural environment is a significant feature of the District of Elkford. There are two major watercourses within its boundaries: the Elk River and the Boivin Creek. Areas of significant fish habitat are known to exist along the Elk River. The geography and vegetation that surrounds, protects and interacts with the aquatic environment is called the riparian area. As such, riparian areas are the land adjacent to water and stream that may be subject to temporary, frequent or seasonal inundation, and supports plant species that are typical of an area of inundated or saturated soil conditions, and that are distinct from species on freely drained adjacent upland sites because of the presence of water. Although not exhaustive, the following outlines the major benefits of riparian ecosystems for the District of Elkford:
Helps to maintain the high integrity of ecosystem services and wildlife in the Elk Valley; Retention of storm water runoff; Prevention of erosion; Maintains the quality of surface water and aquifers (below ground and in surface recharge areas); Riparian ecosystems contribute to the liveability and recreational resources within the District through the provision of greenspaces; Ensures natural vegetation is present for the maintenance of flow capacity, and provision of the maximum possible absorption of water during high flow periods.
Unnecessarily disturbing the sensitive and important riparian ecosystems may harm their vitality and the ecological services they provide. A change in one part of a river or stream can have downstream consequences (within the District of Elkford or the Regional District of East Kootenay) on wildlife, people, and built infrastructure. A development permit is designated to help to ensure that the ecological value of sensitive riparian and wetland habitats has been considered prior to development, and that measures will be taken to limit or avoid damage to the ecosystems within the District of Elkford. 9.1.3 Application The Development Permit shall apply to both public and private lands.
9.1.4 DP Exemptions The following activities are exempt from the requirement for a development permit. Despite these exemption provisions, owners must meet any other applicable local, provincial or federal requirements.
A. Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person. B. Repair, maintenance, alteration or reconstruction of existing legal or legal non-conforming buildings, structures or utilities provided there is no alteration of undisturbed land or vegetation (a building permit may still be required). C. Repair and maintenance of existing roads, driveways, paths and trails, provided there is no expansion of the width or length of the road, driveway, path or trail, and there is no creation of additional impervious surfaces. D. Stream Enhancement and Fish and Wildlife habitat restoration works that have obtained the required Provincial and Federal approvals.
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E. Emergency actions required to prevent, control or reduce an immediate threat to human life, the natural environment or public or private property including: i. Forest fire, flood and erosion protection works; ii. Protection, repair or replacement of public utilities; iii. Clearing of an obstruction from a bridge, culvert or stream; iv. Bridge repairs; v. Removal of hazardous trees.
9.1.5 Guidelines The following guidelines apply to all development permit applications in Riparian Areas as designated in Section 9.1.1: A. No development or alteration of vegetation shall take place: i. For a stream, within a 30 metre strip on both sides of the stream measured from the natural boundary; ii. For a ravine less than 60 metres wide, within a strip on both sides of the stream measured from the high water mark to a point that is 30 metres beyond the top of the ravine; iii. For a ravine 60 metres wide or greater, within a strip on both sides of the stream measured from the natural boundary to a point that is 10 metres beyond the top of the ravine bank; and iv. For all identified wetland and riparian aquatic ecosystems, within a 30 metre wide leave strip or buffer area extending from the high water mark. These setbacks may be reduced by the District subject to the submission of a report prepared by a Qualified Environmental Professional (QEP) that addresses compliance with the applicable provincial and federal legislation. B. Developers are encouraged to exceed the minimum standards set out in Guideline A. C. Where a proposed development is subject to a subdivision or a building permit, the QEP should be required to provide confirmation to the District of Elkford that the subdivision or development has been developed in accordance with the QEP’s recommendations prior to final approval of the subdivision or inspection or occupancy of the building as applicable. D. Native vegetation and trees are to be retained to control erosion, protect banks and protect fish and wildlife habitat.
9.2 FLOODPLAIN DEVELOPMENT PERMIT AREA 9.2.1 Designation Those lands within the District of Elkford that have been designated as subject to the risks of high water and flood events and identified on Schedule C, Floodplain Development Permit Area, are designated as a development permit area pursuant to Section 919.1(1)(b) of the Local Government Act (LGA).
9.2.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Floodplain DPA is the:
Protection of development from hazardous conditions.
The District of Elkford is located along the Elk River, which flows from the Upper Elk Lake to the Kootenay River. Peak flows in the Elk River occur during the spring thaw (freshet) and are maintained through the summer, providing habitat for fish. In 1989 floodplain mapping was completed for the 200- year floodline. One of the most significant flood events occurred in 1995.
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9.2.3 DP Exemptions The following activities are exempt from the requirement for a development permit. Despite these exemption provisions, owners must meet any other applicable local, provincial or federal requirements.
A. Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person. B. Repair, maintenance, alteration or reconstruction of existing legal or legal non-conforming buildings, structures or utilities provided there is no alteration of undisturbed land or vegetation (a building permit may still be required). C. Repair and maintenance of existing roads, driveways, paths and trails, provided there is no expansion of the width or length of the road, driveway, path or trail, and there is no creation of additional impervious surfaces. D. Activities carried out by the District or other authorized personnel to repair, and or upgrade District infrastructure, including but not limited to the pumphouse, sewage treatment facility, the lagoon, trails and other recreational resources used by the community.
9.2.4 Guidelines The following guidelines apply to all development permit applications in the Floodplain as designated in Section 9.2.1: A. Prior to construction of, addition to or alteration of a building or other structure for human Bylaw No. 763, habitation or prior to subdivision approval, the applicant shall submit a report, prepared by a 2014 professional engineer or geoscientist with experience in geotechnical engineering and preferably also with experience in hydraulic engineering. The report, which the District will use to determine the conditions and requirements of the development permit, must certify that the “land may be used safely for the use intended” as provided under the Local Government Act. The report should include the following types of analysis and information: i. site map showing area of investigation, including existing and proposed: building, structures, septic tank and field locations, drinking water sources and natural features; ii. inspections of up-stream channels and flood ways, including channel confinement and gradients; iii. debris dams and characteristics, culverts; iv. sources of alluvium (channels and eroded banks), protection of groundwater resources, and related hydrologic features, which are factors that may affect the field defined limit of flooding and related erosion and deposition, as well as the potential for debris torrents; v. slope and stream profiles with documentation of slope stability, the limits and types of instability that may be induced by forest clearing, and the mobilization and run out limits of debris in creeks; and vi. comments regarding cut and fill slope stability with reference to required surface or subsurface drainage, culverts, and special reference to the stability of fills required for steep gully crossings should be provided. B. The total impervious cover of the site should minimize impact on the receiving aquatic environment. Consideration should be given to reducing impervious cover through reduction in building footprint and paved areas and use of on-site infiltration. C. A building or structure not capable of being used for human habitation or the storage or placement of goods that could be damaged by floodwater must not extend below the boundary of the floodplain more than 60 cm measured vertically. D. A covenant may be registered on title identifying the hazard and remedial requirements specified in the geotechnical or engineering reports for the benefit and safe use of future owners. E. A variance may be considered for inclusion within a Development Permit in accordance with applicable guidelines, as per the authority granted under the Local Government Act, to vary the height of a structure as regulated by the zoning bylaw.
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9.3 WILDFIRE DEVELOPMENT PERMIT AREA 9.3.1 Designation Those lands outside of the District Growth Boundary have been designated as subject to the risks of wildfire events, requiring mitigation and fuel treatment, and identified on Schedule C, Wildfire Development Permit Area, are designated as a development permit area pursuant to Section 919.1(1)(b) of the Local Government Act (LGA). 9.3.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Wildfire DPA is the:
Protection of development from hazardous conditions.
The forest lands in and around the District of Elkford are classified as Natural Disturbance Type (NDT) 3, meaning that fires are relatively frequent. The average fire return interval for large scale crown fires in this NDT is 125 years. Smaller spot fires occur more frequently and are influenced by annual temperature and precipitation, with warmer and drier years being more susceptible to fire. Large wildfires in the greater Elk Valley region occurred in 1904 and 1908, the years when the town of Fernie was destroyed by wildfires. Wildfires may have also occurred in the Fording Valley during the 1960s. In 2003, the Lamb Creek and Plumbob fires burned significant areas in the East Kootenay. Due to the wilderness character in Elkford, with much development nestled or surrounded by large tracts of forest, the District of Elkford recognizes the growing threat of wildfire/urban interface fires within its boundaries and the wider Elk Valley. The Wildfire DPA is designated to respond to, and mitigate the risks posed to residents, property and infrastructure by wildfire, particularly prior to development taking place.
9.3.3 Application The Development Permit shall apply to both public and private lands. The greatest risk to wildfire within the District is the forested areas that surround the District Growth Boundary (and thus the populated areas of the District). This land presents wildfire risk close to human settlements. Therefore, these areas are designated to require mitigation efforts to reduce the risks of potential wildfires to the population and settlements of Elkford
9.3.4 DP Exemptions The following activities are exempt from the requirement for a development permit. Despite these exemption provisions, owners must meet any other applicable local, provincial or federal requirements. A. Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person. Bylaw No. 763, 2014 B. Where building permit plans submitted show compliance with the following guidelines
9.3.5 Guidelines The following guidelines apply to all development permit applications in the Wildfire DPA as designated in Section 9.1.1:
A. A developer shall be required to produce a pre-development fire hazard and fire risk assessment prior to any development permit being issued.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg57 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.4BOIVIN CREEK STEEP SLOPE DEVELOPMENT PERMIT AREA B. A qualified professional with expertise and credentials in fire risk assessment shall be retained to verify and assess the fire hazard and fire risk assessment submitted by a developer. C. New construction shall incorporate FireSmart building materials and construction standards where appropriate. D. New development shall ensure there is a sufficient supply of water for firefighting. E. New development shall develop roads and trails to act as fire breaks and access. F. Repair, maintenance, alteration or reconstruction of existing legal or legal non-conforming buildings shall incorporate Firesmart Building Materials. G. When implementing Firesmart Building Guidelines, building owners or developers are strongly encouraged to incorporate those materials that also promote energy efficiency and water conservation. H. Natural vegetation shall be utilized in landscaping that also meets FireSmart Guidelines. I. Areas designated shall undergo regular fuel reduction and treatment programs.
9.4 BOIVIN CREEK STEEP SLOPE DEVELOPMENT PERMIT AREA 9.4.1 Designation Those lands within the District of Elkford that have been designated as subject to the risks of steep slopes and identified on Schedule C, Boivin Creek Steep Slope Development Permit Area, are designated as a development permit area pursuant to Section 919.1(1)(b) of the Local Government Act (LGA). 9.4.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as the Boivin Creek Steep Slope DPA is the: Protection of development from hazardous conditions.
Steep sloping lands are susceptible to surface erosion and gullying. These areas have been designated as a DPA to reduce the potential for damage to persons and property. 9.4.3 Guidelines The following guidelines apply to all development permit applications in the Steep Slopes DPA as designated in Section 9.1.1:
A. Building setbacks shall be established at 8 m from the top of the bank, unless geotechnical soil conditions require greater setbacks. B. No vegetation shall be removed from the bank of the Boivin Creek steep slope.
9.5 MULTIFAMILY FORM AND CHARACTER DEVELOPMENT PERMIT AREA 9.5.1 Designation Those lands within the District of Elkford that have been designated for higher density, multifamily development are identified on Schedule C, Multifamily Form and Character Development Permit Area and are designated as a development permit area pursuant to Section 919.1(1)(f) of the Local Government Act (LGA). The Multifamily Form and Character Development Permit Area shall apply to all new multiple family development.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg58 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.5MULTIFAMILY FORM AND CHARACTER DEVELOPMENT PERMIT AREA 9.5.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Multifamily Form and Character DPA is the: Establishment of objectives for the form and character of commercial, industrial or multifamily residential development The overall purpose of the Multifamily Form and Character Development Permit Area is to guide the development of Elkford’s neighbourhoods with appropriately-scaled residential development and create a more compact, complete community. The Development Permit Area aims to contribute to a unique sense of ‘Elkford values’ that respects Elkford’s heritage and enhances pedestrian activity, safety and comfort. 9.5.3 DP Exemptions A development permit is not required for the following: A. Internal alterations to a building. 9.5.4 Guidelines Development Permits issued in this area should be in accordance with the guidelines set out below: A. New multi-family residential buildings should be designed and sited in such way that views from existing developments are maintained while creating views for residents of the new buildings. B. Buildings should be designed to be compatible with the surrounding area. Large buildings should be designed in such a way as to appear to be made up of smaller elements in keeping with the scale of neighbourhood buildings. C. All multi-family developments should provide amenity space in accordance with the requirements of the Zoning Bylaw. Examples of acceptable amenity space include pedestrian, multi use or cycling paths, roof gardens, landscaped outdoor active and passive recreation areas, communal gardens, and indoor communal recreation space.
Building Design Guidelines D. All new development should have a distinctive design quality that reinforces the scale and unique character of Elkford as a small alpine community in a wilderness setting. E. Building colours should be conventional in appearance: greys, greens, browns, blues, beiges, are considered acceptable. Bright tones are not in keeping with the planned character of the area. F. Acceptable building materials are: i. wood; ii. stucco of smooth or pebble finish; iii. brick; iv. split faced concrete block; v. metal in textured surface; and vi. river rock. G. Pitched or gabled roofs are encouraged using materials such as duroid, metal, or materials of a similar visual appearance. H. Commercial garbage containers, utility and unenclosed outdoor storage areas should be screened from public view. This can be accomplished by a solid or wood landscape screen along with landscaping. Chain-link fence will be permitted only if treated with a solid interwoven surface in colours compatible with the primary building upon the site, and if landscaped along its outside perimeter. I. For large scale development with frontages greater than 30 meters (100 feet), surface parking areas should be provided to the rear of the lot where possible. For developments of a lesser size, parking areas may be located in the front of a building provided that the parking area is suitably landscaped, clearly distinguishing private property from the public right-of-way through the use of landscape features. J. Building and site design shall take into account CPTED (Crime Prevention Through Environmental Design) principles.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg59 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.5MULTIFAMILY FORM AND CHARACTER DEVELOPMENT PERMIT AREA Landscaping
K. Plantings should be natural in appearance, utilize indigenous materials, xeriscaping, and reflect the wilderness character of Elkford. L. Large uninterrupted areas of bark mulch, gravel or other similar materials are not suitable. M. Native plants, edible plants, and plants that have low irrigation and maintenance requirements are encouraged. Plantings should be grouped in natural arrangements rather than at regular intervals.
Outdoor Lighting
N. In order to maintain the small town ambiance, minimize impacts on adjacent uses and avoid unnecessary impacts on nocturnal wildlife, outdoor lighting should be shielded by sharp cut-off dark sky lighting so that all light is directed below the horizontal plane towards the ground. Energy efficient lighting is encouraged.
Signs O. The following guidelines respecting signs shall apply: i. All signs should be architecturally coordinated with the overall design of buildings and landscaping. ii. Signage should be unobtrusive and should not detract from the form and character of the site or adjacent properties. iii. Where free standing signs are illuminated, favourable consideration shall be given to external lighting sources. High intensity panel signs shall be avoided. iv. Preferred signage materials include those local to Elkford, including but not limited to wood, stone, or local artisan materials.
Snow Management
Due to the climate in Elkford, the planning and design of all buildings must take into consideration the management of snow and ice, and especially consider the risk of damage to buildings, cars and the safety of pedestrians. Snow management is the responsibility of each developer. The following requirements pertain to snow management:
P. Building and sidewalk locations, and the size and configuration of parking areas must take into consideration snow dump areas. As part of the Development Permit process, a plan must take into consideration the size and location of snow dump areas for storing snow that could fall from roofs, and the size and location of snow cleared from sidewalks and parking lots. Q. Building form must take into consideration the effect that snow and melting snow will have on the structure of the building, and all aspects of adjacent buildings, sidewalks and parking areas. R. As a result of the freeze thaw cycle, a Development Permit must address the risk of icicles falling from structures and signage. S. The design of roofs must consider snow retention on roofs and how snow sheds off roofs safely. T. Roof design may include the use of snow rakes to break up large masses of snow falling off the roofs. U. Roof pitch and the type of roof material should be considered in managing the storage and shedding of snow or roofs. V. Care should be taken to ensure that snow diverters or retainers do not detract from the overall aesthetics of the building. W. Lower structures and projections must be designed to accommodate the cumulative and potentially destructive effect of snow dumping from higher roofs. X. Balconies and all entrances to buildings should be covered or protected from snow accumulation and dumping.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg60 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.6ENERGY EFFICIENCY AND WATER CONSERVATION DEVELOPMENT PERMIT AREA 9.6 ENERGY EFFICIENCY AND WATER CONSERVATION DEVELOPMENT PERMIT AREA 9.6.1 Designation Those lands within the District of Elkford that have been designated as appropriate for measures to conserve water and implement energy efficiency are identified on Schedule C, Energy Efficiency and Water Conservation Development Permit Area and designated as a development permit area pursuant to Section 919.1(1)(h)(i) of the Local Government Act (LGA).
9.6.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as an Energy Efficiency and Water Conservation DPA is the:
Establishment of objectives to promote energy conservation; Establishment of objectives to promote water conservation; Establishment of objectives to promote the reduction of greenhouse gas emissions.
9.6.3 DP Exemptions A development permit is not required for the following:
A. Internal alterations to a building. B. Additions to a building that are less than 25% of the existing footprint of the building.
9.6.4 Guidelines New projects are strongly encouraged to incorporate designs and materials that minimize energy use and renewable energy sources where possible according to the following guidelines:
A. The use of sustainable or ‘green’ building materials is highly encouraged. B. Building design should encourage passive heating, lighting, and cooling. C. The orientation of new structures should take advantage of opportunities for passive solar gain. D. Roofs and main axis of buildings should be oriented within 15 degrees of due south, to optimize solar energy collection through the use of solar thermal and photo voltaic(PV) modules. E. Buildings should incorporate solar thermal and solar-voltaic modules into their building design. When this is not possible, buildings should be designed for the incorporation of solar modules at a later time. F. Narrow building forms and floor plans that maximize corner and through units (dwellings with exterior access on two sides) by, for example, incorporating a central courtyard or mews, are strongly encouraged to facilitate natural ventilation and daylight access. G. Landscaping and building design should ensure penetration of sunlight in winter, and shading of afternoon sun in summer. H. Buildings should have units with exterior ventilation (operable windows) on at least two sides to encourage passive cooling through cross ventilation. I. Where possible incorporate intensive green roofs on appropriate buildings to help absorb storm water, reduce heat gain and provide outdoor amenity space for residents. J. Incorporate projecting roofs, overhangs, and fixed fins into the building design. Generally, overhangs and fins should be approximately .6 m to allow for winter sun penetration while blocking summer mid-afternoon sun. K. Recess windows into the wall.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg61 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.7 INDUSTRIAL DEVELOPMENT PERMIT AREA
L. Plants that have low irrigation and maintenance requirements are encouraged. M. If irrigation systems are to be installed, sub-surface drip irrigation systems should be utilized. N. Buildings should use water efficient appliances, fixtures and devices including low flush toilets and low flow faucets and shower heads.
9.7 INDUSTRIAL DEVELOPMENT PERMIT AREA 9.7.1 Designation Those lands within the District of Elkford that have been designated for Industrial lands to the District of Elkford and identified on Schedule C, Industrial Development Permit Area, are designated as a development permit area pursuant to Section 919.1(1)(f) of the Local Government Act (LGA).
9.7.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as the Industrial DPA is the: Establishment of objectives for the form and character of commercial, industrial or multi-family residential development.
9.7.3 DP Exemptions A development permit is not required for the following: A. Internal alterations to a building.
9.7.4 Guidelines A. Landscaping should be provided for all developments within the Industrial Development Permit Area. B. All outdoor storage areas and waste disposal containers shall be screened from view on a minimum of three sides by fencing or landscaping. C. In order to minimize the effect of noise on adjacent properties, the development should utilizing buffering and landscaping measures.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg62 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.8COMMERCIAL FORM AND CHARACTER DEVELOPMENT PERMIT AREA 9.8 COMMERCIAL FORM AND CHARACTER DEVELOPMENT PERMIT AREA 9.8.1 Designation Those lands within the District of Elkford that are designated for commercial use are designated as the Commercial Form and Character Development Permit Area pursuant to Section 919.1(1)(f) of the Local Government Act (LGA). Schedule C identifies lands designated as the Commercial Form and Character DP, and are designated as a development permit area pursuant to Sections 919.1(1)(d) and 919.1(1)(f) of the Local Government Act (LGA). 9.8.2 Purpose and Justification The purpose of the designation of lands in the District of Elkford as the Form and Character DPA is the:
Revitalization of an area in which commercial use is permitted; Establishment of objectives for the form and character of commercial, industrial or multi-family residential development.
The District of Elkford is endeavouring to revitalize and establish its District Core by creating public realm, civic and business atmosphere that draws both residents and visitors to shop, recreate and enjoy the District core area. The main objective of the Commercial Form and Character Development Permit Area is to encourage an inviting, attractive and functional commercial core of the community. The experience of arriving through these areas should indicate that the District is a special place, distinct from other communities or settlements in the Elk Valley. 9.8.3 DP Exemptions A development permit is not required for the following:
A. Single Family Dwellings B. Internal alterations to a building. 9.8.4 Guidelines Development Permits issued in this area should be in accordance with the guidelines set out below: Building Design Guidelines
A. All new development should have a distinctive design quality that reinforces the scale and unique character of Elkford as a small alpine community in a wilderness setting. B. The massing of buildings should favour the pedestrian. This can be accomplished through the use of design features that promote a small town atmosphere including stepping back of the third floor of a building. C. Building colours should be conventional in appearance: greys, greens, browns, blues, beiges, are considered acceptable. Bright tones are not in keeping with the planned character of the area. D. Weather protection for pedestrians (overhangs, awnings) should be provided in a continuous fashion along major streets in the District Core. E. Acceptable building materials are: i. wood; ii. stucco of smooth or pebble finish; iii. brick; iv. split faced concrete block; v. metal in textured surface; and vi. river rock.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg63 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.8COMMERCIAL FORM AND CHARACTER DEVELOPMENT PERMIT AREA F. Pitched or gabled roofs are encouraged using materials such as duroid, metal, or materials of a similar visual appearance. G. Commercial garbage containers, utility and unenclosed outdoor storage areas should be screened from public view. This can be accomplished by a solid or wood landscape screen along with landscaping. Chain-link fence will be permitted only if treated with a solid interwoven surface in colours compatible with the primary building upon the site, and if landscaped along its outside perimeter. H. For large scale development with frontages greater than 30 meters (100 feet), surface parking areas should be provided to the rear of the lot where possible. For developments of a lesser size, parking areas may be located in the front of a building provided that the parking area is suitably landscaped, clearly distinguishing private property from the public right-of-way through the use of landscape features. I. Loading zones should be located to the rear of a building in cases where a rear lane exists. J. Buildings should be located as close to the front property line as possible in order to promote a pleasant pedestrian environment. In cases where a parking area will occupy the front portion of a property, every attempt should be made to link the pedestrian movements on-site with those on adjacent sites. K. Surfacing of sidewalks, walkways and internal hard surfaced areas adjacent to any District right- of-way should be in the same paving material used by the District for planned improvements to the public right-of-way. This surface treatment will provide cohesiveness to the pedestrian environment of the area. L. Where commercial development is located adjacent to an existing residential area, or to an area designated for future residential use, such commercial properties should provide for visual/noise buffering along their interfacing border. M. Building and site design shall take into account CPTED (Crime Prevention Through Environmental Design) principles.
Public Art
N. Developments should be encouraged to creatively contribute to the arrival experience that is intended for people arriving to the District of Elkford, by providing suitable locations for and display of public art. O. Community entrance supportive art and architectural features should borrow from the rich material, wilderness inspiration, and structural context of the area rather than using common references to entranceway symbology such as large signs, frames, or banner poles.
Landscaping
P. Plantings should be natural in appearance, utilize indigenous materials, xeriscaping, and reflect the wilderness character of Elkford. Q. Large uninterrupted areas of bark mulch, gravel or other similar materials are not suitable. R. Native plants, edible plants, and plants that have low irrigation and maintenance requirements are encouraged. Plantings should be grouped in natural arrangements rather than at regular intervals.
Outdoor Lighting
S. In order to maintain the small town ambiance, minimize impacts on adjacent uses and avoid unnecessary impacts on nocturnal wildlife, outdoor lighting should be shielded by sharp cut-off dark sky lighting so that all light is directed below the horizontal plane towards the ground. Energy efficient lighting is encouraged.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg64 CHAPTER 9.0 DEVELOPMENT PERMIT AREAS 9.8COMMERCIAL FORM AND CHARACTER DEVELOPMENT PERMIT AREA Signs
T. The following guidelines respecting signs shall apply: i. All signs should be architecturally coordinated with the overall design of buildings and landscaping. ii. Signs with temporary and changeable lettering are not supported, except where clearly required due to the nature of the business activity. iii. Signage should be unobtrusive and should not detract from the form and character of the site or adjacent properties. iv. Where free standing signs are illuminated, favourable consideration shall be given to external lighting sources. High intensity panel signs shall be avoided. v. Preferred signage materials include those local to Elkford, including but not limited to wood, stone, or local artisan materials.
Snow Management
Due to the climate in Elkford, the planning and design of all buildings must take into consideration the management of snow and ice, and especially consider the risk of damage to buildings, cars and the safety of pedestrians. Snow management is the responsibility of each developer. The following requirements pertain to snow management:
U. Building and sidewalk locations, and the size and configuration of parking areas must take into consideration snow dump areas. As part of the Development Permit process, a plan must take into consideration the size and location of snow dump areas for storing snow that could fall from roofs, and the size and location of snow cleared from sidewalks and parking lots. V. Building form must take into consideration the effect that snow and melting snow will have on the structure of the building, and all aspects of adjacent buildings, sidewalks and parking areas. W. As a result of the freeze thaw cycle, a Development Permit must address the risk of icicles falling from structures and signage. X. The design of roofs must consider snow retention on roofs and how snow sheds off roofs safely. Y. Roof design may include the use of snow rakes to break up large masses of snow falling off the roofs. Z. Roof pitch and the type of roof material should be considered in managing the storage and shedding of snow or roofs. AA. Care should be taken to ensure that snow diverters or retainers do not detract from the overall aesthetics of the building. BB. Lower structures and projections must be designed to accommodate the cumulative and potentially destructive effect of snow dumping from higher roofs. CC. Balconies and all entrances to buildings should be covered or protected from snow accumulation and dumping.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg65 10.0 TEMPORARY USE PERMITS 10.1 OBJECTIVES Bylaw No. 763, 2014 Chapter 10.0 Temporary Use Permits
Temporary use permits may be considered by the District Council to allow specific land uses to occur for a short period of time. The permit can contain very detailed requirements such as indicating the buildings that can be used, the time frame of the permit, and other conditions.
10.1 Objectives
A. Allow opportunity for the consideration of the issuance of a temporary permit in order to permit a temporary use to continue while a more suitable location for the use is determined or a rezoning application is completed. B. Allow opportunity for the consideration of interim activities such as gravel extraction prior to development. C. Ensure that temporary permits are not considered a substitute for a rezoning application.
10.2 Policies
P 1. Consider the issuance of temporary use permits based upon the following general conditions:
(a) The use must be clearly temporary or seasonal in nature. (b) The temporary use should not create an unacceptable level of negative impact on surrounding permanent uses. (c) In the case of the discovery of a use already underway that does not conform with zoning regulations, there is either an undertaking to initiate a rezoning application, or, an outline provided of when and how the temporary use in that location will be ended.
P 2. Consider applying conditions in the temporary permit such as, but not limited to: the buildings to be used, the area of use, the hours of use, appearance, site rehabilitation, security and means of ensuring compliance.
P 3. The issuance of temporary use permits can be considered in all Official Community Plan designations.”
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg66 11.0 DEVELOPMENT APPROVAL INFORMATION 11.0 DEVELOPMENT APPROVAL INFORMATION
Bylaw No. 763, 2014 Chapter 11.0 Development Approval Information
A local government may request development approval information from an applicant to help determine potential development, land use, social, economic or environmental impacts and seek recommendations from appropriately qualified individuals. Section 920.01 of the Local Government Act grants the authority to a local government to develop a bylaw to detail what and when such information is required. Procedures and policies for requiring development approval information will be required to be established by bylaw and would apply to:
applications for amendments to an adopted Zoning Bylaw, applications for a Development Permit, and applications for temporary use permits.
The Development Approval Information Bylaw will apply to all lands within the District of Elkford. The Development Approval Information Bylaw will give the District authority to require an applicant to provide information on the impact of the activity or development that is subject to the application. The Development Approval Information Bylaw will also specify the matters for which additional on-site and off-site information will be required, including:
Transportation patterns such as traffic flow and parking, including pedestrian pathway systems; Assessment of capacity of public facilities including schools and parks; Impact on or need for additional community services; Impact on and assessment of the natural environment of the area affected; Assessment of slope conditions; Assessment of wildfire interface; Assessment of how the development addresses on-site issues such as emergency use, accessibility, snow removal, snow storage; and, water conservation.
In general, applicants will need to provide sufficient information in order to identify impacts, both positive and negative; and specify measures to avoid, minimize, and/or mitigate appreciable negative impacts.
In the event that appreciable negative impacts are identified, the District will request certain mitigations from the applicant in order to improve the proposal and minimize potential negative impacts on the land and neighbouring properties.
The Development Approval Information Bylaw will also set out procedures regarding requests for reconsideration of Development Approval Information requirements.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg67 12.0 IMPLEMENTATIN AND MONITORING 12.1 PLAN IMPLEMENATION
CHAPTER 12.0 IMPLEMENTATION AND MONITORING 12.1 PLAN IMPLEMENTATION For an Official Community Plan to be effective, its objectives and policies must be implemented. Achieving the Guiding Principles of the District of Elkford will be determined by future decisions of Council regarding priorities, funding and implementation, and through consultation and cooperation with senior governments, other local governments, school districts, the private and not-for-profit sectors, and the community. The following Bylaws will need to be updated or created according to the guidelines within this plan, including but not limited to: The Zoning Bylaw; The Subdivision Bylaw; The Development Cost Charge Bylaw; The Building Bylaw; Municipal Floodplain Bylaw; Amenity Zoning Bylaw.
The priorities and programs of the Official Community Plan need to be integrated and harmonized with the Districts Annual, Strategic and Financial Planning process. The Official Community Plan has identified actions, studies and documents that, if completed, will help implement the Guiding Principles: Affordable Housing Strategy; Parks and Trails Master Plan; Smart Growth and Sustainability Checklist for Developers; Aquifer mapping; Update the Floodplain mapping; Local Economic Development Plan; Tourism Development Plan
12.2 MONITORING AND EVALUATION Yearly monitoring and reporting of progress towards reaching the OCP’s goals is important. This can be completed as part of the Annual Report. Other updates can and should be provided when appropriate. Specific topics that would be the subject of monitoring and evaluation include: Climate Change Mitigation and GHG Reduction: Update the Greenhouse Gas Emission Inventory and the GHG Reduction Plan and review the targets every 5 years to ensure they are consistent with, and relevant to the overall goals of the District. This will allow the capture and understanding of the progress achieved, while also opening the District to opportunities for additional GHG reduction as technology evolves. Climate Change Adaptation: Review and report on the progress made towards Climate Change Adaptation.
12.3 PLAN AMENDMENT It is important to ensure that any future OCP amendments reflect the Guiding Principles as identified by the residents of Elkford and subsequently adopted by Council. Periodically, amendments may be required in response to specific development applications or to accommodate new planning concepts. Public consultation will be conducted prior to proceeding with any amendments or updates.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg68 12.0 IMPLEMENTATIN AND MONITORING 12.1 PLAN IMPLEMENATION
APPENDIX A SCHEDULES Schedule A – Land Use Plan
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg69 12.0 IMPLEMENTATIN AND MONITORING 12.1 PLAN IMPLEMENATION
Schedule B – District Growth Area Land Use Plan
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Schedule C (i) – Development Permit Areas
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Schedule C (ii) – Development Permit Areas
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Schedule D – Development Constraints
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg73 12.0 IMPLEMENTATIN AND MONITORING 12.1 PLAN IMPLEMENATION
APPENDIX B GLOSSARY OF TERMS Adaptive Management: a systematic management paradigm that assumes natural resource management policies and actions are not static, but are adjusted based on the combination of new scientific and socio- economic information in order to improve management by learning from the ecosystems being affected. Adaptive Management Technique for Climate Change: adaptive actions that are a sympathetic approach to the natural environment. Brownfield: an urbanized piece of land, often abandoned, underused, or vacant and typically with some remnants of the previous user remaining onsite. Often there are environmental remediation actions that are required prior to redevelopment. Built Form: The development or the development pattern within a community. Climate Change Adaptation Strategy: Is a strategy document that addresses adaptation to climate change; the policy recommendations contained in a Climate Change Adaptation Strategy can be incorporated into an OCP. Climate Change Mitigation: An intervention to reduce the extent of climate change by reducing the sources or enhancing the sinks of greenhouse gases. CPTED: Crime Prevention Through Environmental Design that is part of a comprehensive approach to planning that reduces opportunities for crime. By emphasizing modifications to the physical environment, it compliments community-based policing, Block Watch, and social programs that addresses some of the root causes of criminal behaviour. Density: a measure of the number of housing units per acre or hectare of the area of a site or property. District Core: The ‘downtown’ area of the District of Elkford that provides commercial, retail and tourism services, along with residential units. District Energy System: A system which supplies thermal energy in the form of steam, hot water or cold water through a distribution system of pipes from a central plant to individual users who then extract the energy from the distribution system for their individual heating, cooling, and process requirements. District Growth Boundary: the area within the District as so identified on Schedule B that identifies land available for urban development. DPA: a Development Permit Area designation ESA: an Environmentally Sensitive Area within any parcel of land, large or small, under public or private control, that provides, contains, or includes productive, rare or sensitive habitat, ecosystems or landforms. These designated areas are sensitive to disturbance by human activity and they require special treatment in order to protect their value. Environmentally sensitive areas in Elkford include the following: 1. Avian Trees (nesting & perch); 2. Rare woodlands, mature old growth forests, and broadleaf and coniferous woodlands; 3. Watersheds; 4. Riparian areas; 5. Unique or special landforms; 6. Hazard lands including steep slopes, ravines, fans and floodplains. Ecosystem: a functional unit consisting of all of the living organisms and abiotic (nonliving) factors of a unit or portion of the landscape, together with the processes that link them including nutrient cycling and energy flow.
District of Elkford Official Community Plan Bylaw No. 710, 2010 – Schedule “A” pg74 12.0 IMPLEMENTATIN AND MONITORING 12.1 PLAN IMPLEMENATION
FAR: Floor Area Ratio which is determined by dividing the total area of a building by the area of the site and is same as FSR. FSR: Floor Space Ratio and is the same as FAR. Firesmart: a program for managing the wildfire threat in communities via key steps: 1. Assess the situation, 2. Resolve Existing Problems, 3. Avoid Future Problems. Firesmart contains a series of design recommendations for siting of buildings, control of potential fuel, and the interface zone between wildlands and urban areas. French Drain: a ditch covered with gravel or rock that redirects surface or groundwater away from an area. GHG: Greenhouse Gas which are atmospheric gasses such as carbon dioxide and methane trap outgoing solar radiation inside the Earth’s atmosphere that results in increased heating of the planet’s surface. GHG Reduction Strategy: Is a strategy document prepared by the District that addresses the reduction in greenhouse gasses related to the District’s corporate operations and the GHG produced by the community as a whole. Greenfield: previously undeveloped land, in a relatively natural state, that is often covered in forests, grasslands, or farms. Green Infrastructure: watercourses, wetlands, shorelines, and Environmentally Sensitive Areas (ESA) that link together to form the ecological ‘infrastructure’ in a region. Built infrastructure that augments, protects, or rehabilitates the green ecological infrastructure is also called ‘green infrastructure’. Greyfield: non-toxic vacant or under-utilized commercial site, often with large areas of surface parking. High Density: development that is, relative to the local context, of much greater density than the average in the jurisdiction, e.g. multi-family attached residential stacked townhouses or condos. Infill: development or redevelopment within existing built-up areas inside municipal boundaries that often compliments the surrounding land uses. Integrated Community Sustainability Plan: The elements of the Official Community Plan that address community sustainability. LEED: Leadership in Energy and Environmental Design (LEED) - Green Building Rating System that encourages and accelerates global adoption of sustainable green building and development practices through the creation and implementation of universally understood and accepted tools and performance criteria. LGA: the Local Government Act. LID: Low Impact Development - an approach to land development that works with nature to manage storm water as close to its source as possible. LID employs principles such as preserving and recreating natural landscape features, minimizing effective imperviousness to create functional and appealing site drainage that treat storm water as a resource rather than a waste product. Low Density: development that is, relative to the local context, of much lower density than the average in the jurisdiction, e.g. single family detached housing units on minimum 2 acre parcels. Medium Density: development that is, relative to the local context, the average net density, e.g, a typical single family attached housing unit (duplex) on a small lot of 27’ x 60’. Mitigate: An intervention by way of a course of action that would address a potential impact. Natural Boundary: means the visible high water mark on any watercourse where the presence and action of the water are so common and usual, and so long continued in all ordinary years, as to mark upon the soil of the bed of the watercourse a character distinct from that of the banks thereof, in respect to vegetation as well as in respect to the nature of the soil itself, and in cases where there is no visible high water mark shall mean the average high water mark.
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Pacific Climate Impacts Consortium: a consortium of climate researchers and stakeholders based at the University of Victoria. The group’s purpose is to stimulate collaboration among government, academe and industry to reduce vulnerability to extreme weather events, climate variability and the threat of global change. OCP: the Official Community Plan Riparian Area: the area adjacent to water and stream that may be subject to temporary, frequent or seasonal inundation, and supports plant species that are typical of an area of inundated or saturated soil conditions, and that are distinct from species on freely drained adjacent upland sites because of the presence of water. View Impact Study: a document and/or images that provide information regarding possible visual impacts of a proposed development on the surrounding building structures and natural features. Visual Impact Studies can range in detail and should be administered at the discretion of District Staff. Xeriscaping: landscaping and gardening in ways that reduce or eliminate the need for supplemental irrigation. Xeriscaping is an important technique for the implementation of water conservation.
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