SQUAMISH-LILLOOET REGIONAL DISTRICT
BY-LAW NO. 689-1999
A By-law to adopt an Official Community Plan for a portion of Electoral Area C of the Squamish-Lillooet Regional District
WHEREAS pursuant to Part 26 of the Municipal Act the Board may, by by-law, adopt an official community plan;
AND WHEREAS an official community plan is a general statement of the broad objectives and policies of the Board of Directors on the general form and character of existing and proposed land use pattern in the area covered by the plan;
AND WHEREAS an official community plan shall be in writing and may include plans, maps, tables or other graphic material and shall include statements and map designations for the area covered by the plan pursuant to Section 876 of the Municipal Act;
NOW THEREFORE, the Board of Directors of the Squamish-Lillooet Regional District, in open meeting assembled, enacts as follows:
1. This by-law shall be cited as the Electoral Area C Official Community Plan Adoption By- law No. 689-1999.
2. Schedule “A” attached hereto and forming part of this by-law is the Electoral Area C Official Community Plan.
3. The objectives, policies, and land use designations set out in Schedule “A” attached hereto and forming part of this by-law are hereby adopted and are to be followed in determining future development in the Electoral Area C Official Community Plan area.
4. If any schedule, section, subsection, sentence, clause or phrase of the By-law is for any reason held to be invalid by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this By-law.
5. Pemberton Fringe Area Official Community Plan By-law No. 408, 1989 is hereby repealed.
READ A FIRST TIME this 26th day of July , 1999.
READ A SECOND TIME this 22nd day of November , 1999.
A PUBLIC HEARING was held on 17th and 19th day of January , 2000. READ A THIRD TIME this 24th day of January , 2000.
APPROVED BY THE MINISTER OF MUNICIPAL AFFAIRS AND HOUSING this day of , 2000.
APPROVAL NO.
ADOPTED this day of , 2000.
Susan L. Gimse R.A. Beauchamp Chair Secretary-Treasurer
I hereby certify the foregoing to be a true and correct copy of Electoral Area C Official Community Plan Adoption By-law No. 689-1999 as read a third time January 24, 2000.
______R.A. Beauchamp Secretary-Treasurer
CP689 3910.689 Squamish - Lillooet Regional District
ELECTORAL AREA C OFFICIAL COMMUNITY PLAN
January 2000 SQUAMISH - LILLOOET REGIONAL DISTRICT
ELECTORAL AREA C PLAN
Table of Contents Page No.
List of Tables, Maps and Graphs ...... ii PART A: BACKGROUND...... 1 1.0 INTRODUCTION ...... 1 1.1 Plan Area ...... 1 1.2 Organization of Plan Document ...... 4 1.3 Content of an Official Community Plan...... 4 1.4 Amending the Plan ...... 5 2.0 POPULATION ...... 6 3.0 ECONOMY ...... 10 3.1 Labour Force...... 10 3.2 Development Trends ...... 10 4.0 PLAN AREA CHARACTER...... 12 4.1 Plan Objectives...... 13 PART B: PLAN POLICIES...... 15 1.0 AGRICULTURE ...... 15 2.0 RESIDENTIAL and Rural Residential...... 19 3.0 COMMERCIAL ...... 27 tourism Commercial/Back Country ...... 29 4.0 PUBLIC USES ...... 30 5.0 PARKS ...... 32 6.0 TRANSPORTATION...... 34 7.0 RESOURCE USE...... 36 8.0 INDUSTRIAL...... 37 9.0 UTILITY SERVICING...... 38 9.1 Water Supply...... 38 9.2 Sewage Disposal...... 39 9.3 Solid Waste Management...... 39 PART C: IMPLEMENTATION...... 40 1.0 DEVELOPMENT PERMIT AREAS ...... 40 1.1 Development Permit Area A: Lillooet River Setbacks ...... 40 1.2 Development Permit Area B: All Commercially Designated Properties in Mount Currie ...... 41 2.0 REQUIRED EXTERNAL AGENCY ACTIONS ...... 42 2.1 Ministry of Municipal Affairs And Housing...... 42 2.2 Ministry of Environment, Lands and Parks...... 42
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE i SQUAMISH - LILLOOET REGIONAL DISTRICT
ELECTORAL AREA C PLAN
Table of Contents Page No. 2.3 Village of Pemberton...... 42 2.4 Mount Currie Indian Band and N'Quatqua Nation...... 43 3.0 RECOMMENDED BYLAW AMENDMENTS ...... 44
LIST OF TABLES, MAPS AND GRAPHS
Table A: 20 Year Historic Population, Pemberton Fringe Area...... 8 Table B: Plan Area Population Including Indian Reserves (IR’s)...... 9
Map 1 Plan Area ...... 3 Map 2 Constraints to Development ...... 16 Map 3: Potential for Rural Residential Development...... 26 Map B: Pemberton Fringe Inset Land Use Plan...... 45 Map C: D’Arcy/Devine Inset Land Use Plan...... 46 Map A Electoral Area C Land Use Plan...... 1
Graph 1: Projected Population: Pemberton Fringe Area Plan ...... 10 Graph 2: Building Permits Issued (1992 - 1996) ...... 12
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE ii PART A: BACKGROUND
1.0 INTRODUCTION
1.1 PLAN AREA
The area covered by the Electoral Area C Official Community Plan is the settled portion of the Squamish-Lillooet Regional District’s Electoral Area C. Generally, the Plan area encompasses the Pemberton Valley lowlands and includes: • land areas immediately surrounding the Village of Pemberton boundaries (Pemberton Fringe) • the Highway 99 road corridor south of Pemberton to the Whistler Village boundary (Whistler / Pemberton Corridor) • the Pemberton-Mt. Currie Highway road corridor north-east of the Village to D’Arcy (Birken / D’Arcy Corridor) • the Pemberton-Meadows Highway road corridor north-west of the Village to Pemberton Meadows (Pemberton Meadows)
Map 1 shows the plan area, in generalized terms, on the following page.
Indian Reserves
Within the plan area there are a number of Indian Reserves, some of which have a considerable land base and population - several are located within minutes of the Village of Pemberton boundaries. While the population living on these Reserves may impact planning decisions within the Electoral Area C (for example, the need for additional commercial space, educational and community facilities), lands found within Indian Reserves are legally under Federal jurisdiction and not subject to land use regulations of the Regional District. The policies contained in the Fringe Area and Plan are not intended to apply to Indian Reserve lands. It is understood that the Mount Currie Band and N’Quat’qua Nation have prepared land use and economic development plans for their Reserve lands. The Regional District supports the efforts of these First Nations that would compliment the land use policies contained within this Plan.
Beyond defined Indian Reserve boundaries much of the Plan Area is also subject to land claims and treaty negotiations by the Mount Currie Band and N'Quatqua Nation. While the treaty process is currently underway, it is
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 1 uncertain, at this time, when land claims and associated issues, such as land jurisdiction and governance, will be finally resolved. With conclusion of the treaty process, the Regional District encourages the N'Quatqua Nation and Mount Currie Band to develop their land within the context of the spirit of this Plan preserving the area's rural character.
Municipal Boundaries
The plan area specifically excludes lands found within municipal boundaries, namely the Village of Pemberton. Planning for Electoral Area C however can not be done in isolation. As a result, development trends within the Village of Pemberton and for the Resort Municipality of Whistler (located immediately south of the plan area) as they relate to Electoral Area C were considered in the planning process.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 2 Map 1 Plan Area
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 3 The Village of Pemberton has undergone a number of boundary expansions over the years and its current boundary resembles an umbilical cord extending from the Village "proper" along the road to Mount Currie and includes these distinct areas; a multi-family residential development and the Pemberton Industrial Park and Pemberton Airport and a golf course was completed on April 1, 1998.
No further boundary expansions by the Village of Pemberton are supported by the Regional District until a comprehensive restructure study conducted jointly by the Regional District and Village is carried out.
Crown Lands
The land use designations and policies of this Plan do not bind the Federal or Provincial governments in the use and development of Crown lands. However, while the Federal and Provincial Governments are not required to adhere to local government land use bylaws, the Regional District urges these senior governments and their agencies to take into account the objectives and policies contained within this Plan.
1.2 ORGANIZATION OF PLAN DOCUMENT
This Plan is divided into three parts:
Part A: Background Part B: Plan Policies Part C: Implementation
Part A introduces the planning process, describes the plan area and explains the contents of an Official Community Plan and how it can be amended. Part A also provides an overview of population characteristics, development trends and plan character. Part B provides policies for all land use designations contained in the plan. Finally, Part C itemizes plan implementation measures including bylaw amendments, interagency actions and development permit areas.
An overall land use plan map indicating land use designations, which correspond to the policy sections of this Plan, is appended to this document and is entitled Map A. Because of the vast size of the plan area, Map A has been supplemented with 2 inset maps: Map B, Pemberton Fringe and Map C, D’Arcy/Devine.
1.3 CONTENT OF AN OFFICIAL COMMUNITY PLAN
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 4 An Official Community Plan (OCP) is a tool of local government, including Regional Districts, which details the objective and policies of an area and guides future land use, development activity, and utility servicing. The purpose and content of an OCP is formally outlined in the Municipal Act RSBC 1996, Chapter 323 (Municipal Act) which states: “A community plan must include statement and map designations for the area covered by the plan respecting the following: a) the approximate location, amount, type and density of residential development required to meet anticipated housing needs over a period of at least 5 years; b) the approximate location, amount and type of present and proposed commercial, industrial, institutional, agricultural, recreational and public utility land uses; c) the approximate location and area of sand and gravel deposits that are suitable for future sand and gravel extraction; d) restrictions on the use of land that is subject to hazardous conditions or that is environmentally sensitive to development; e) the approximate location and phasing of any major road, sewer and water systems; f) the approximate location and type of present and proposed public facilities, including schools, parks and waste treatment and disposal sites; g) other matters that may, in respect of any plan, be required or authorized by the minister”.
1.4 AMENDING THE PLAN
An OCP is not intended to be a static document, but adaptable to new trends within society and responsive to changing circumstances within the community. As such, following careful consideration by the Board, policies and land use designations in this OCP may be revised by an amending bylaw pursuant to provisions outlined within the Municipal Act. A comprehensive review of the Official Community Plan should occur every five years.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 5 2.0 POPULATION
Existing Plan Area Population
In 1996, the population within the entire plan area was estimated to be close to 1600 people1. The most concentrated population is found immediately adjacent to the boundaries of the Village of Pemberton, the “Pemberton Fringe”. There are also concentrations of population found in small, historic, community locations within the Mount Currie - D’Arcy corridor, such as the communities of Birken, Devine, and D’Arcy. More recently, large lot subdivisions in rural areas, such as Owl Ridge and Ivey Lake north of Mount Currie, have been developed creating residential pockets. The remaining residents of the plan area live on large farm holdings in the Pemberton Valley.
Historic Population Growth
The following table outlines a 20 year historic population, by Census year, from 1976 to 1996 for Electoral Area C, together with a comparison of population totals for the Village of Pemberton and the Municipality of Whistler.
1 Obtaining accurate demographic data for unincorporated areas in British Columbia that do not fit Canadian Census areas, such as the plan area for the Pemberton Fringe Plan, is difficult. Given this difficulty, for simplicity, easy referencing, and to maintain consistency of information over time, population totals for Electoral Area C compiled by the Ministry of Municipal Affairs have been used. Using Electoral Area C statistics assumes that the population for all of Electoral Area C corresponds sufficiently with the plan area to provide adequate information for planning purposes. (In other words, it is assumed, given the settlement pattern, that the vast majority of people within Electoral Area C reside in the lowland areas which corresponds to the plan area.)
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 6 Table A 20 Year Historic Population, Pemberton Fringe Area Plan Area (Electoral Village of Resort Municipality of Area C*) Pemberton Whistler % Growth % Growth % Growth 1976 910 301 531 1981 1,008 +11 285 -5 1,365 +157 1986 1,063 +6 350 +23 2,002 +47 1991 1,333 +25 502 +43 4,459 +123 1996 1,572 +18 855 +70 7,172 +61 *excludes population of the Village of Pemberton and Indian Reserves within Electoral Area C
The plan area has experienced a significant rate of growth over the last 20 years and, in particular, over the last 10 years with an average annual growth rate of almost 4.5% from 1991 to 1996. The growth rate in the Resort Municipality of Whistler over the last 20 years is nothing short of phenomenal. Indeed, Whistler experienced the highest growth rate of any municipality in Canada (with a population over 5000) for the period 1991 to 1996. The Village of Pemberton, as well, has experienced tremendous growth over the last 15 years, following a slight decline in population during the late 1970’s.
While the plan area has not experienced as high a population growth as Pemberton and Whistler, the dramatic population increase within these municipalities, which “anchor” the plan area, have significantly contributed to the plan area’s growth. This population “spill-over” from Whistler and Pemberton likely includes people who are unable to find suitable or affordable housing in Whistler or those who choose an alternate, more rural lifestyle to the urban living found within the two municipalities. Rural living includes large lot estate housing of which Owl Ridge is an example.
First Nations
The proportion of First Nations living on an Indian Reserve within the plan area is significant, particularly when compared to the total population within the entire plan area. According to the 1996 Census, over 40% of the plan area population was living on an Indian Reserve. Table B, below, shows the historic Indian Reserve (IR) and total plan area population.
Table B Plan Area Population Including Indian Reserves (IR’s)
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 7 IR Population Total Plan Area % Total Population on Population Including IR’s IR’s 1981 904 1,912 47% 1986 990 2,053 48% 1991 1,105 2,438 45% 1996 1,152 2,724 42%
As discussed previously, due to jurisdictional issues the plan area specifically excludes Indian Reserves, however, the population living on Indian Reserves will impact planning policies for the Area. First Nation members have a significant influence on activity within the Plan area and are a vital part of the greater Pemberton area community. For example, this population will utilize commercial services available within Mount Currie, require access to educational facilities, and create a demand for public transportation between Mt. Currie, Pemberton and/or Whistler.
The Mount Currie Nation is the largest in the plan area, administering 8 Reserves. Approximately 1000 Mount Currie members live on-Reserve near the community of Mount Currie, east of Pemberton Village. The N’Quatqua Nation (formerly known as the Anderson Lake Band) is primarily located on-Reserve immediately south of the community of D’Arcy and currently has approximately 130 members on-Reserve.
Future Population Growth
For the purposes of projecting future population growth within the plan area, a similar, yet slightly more modest, growth rate to the historic ten year growth rate of 4% has been assumed. The projected population growth for the plan area over the next 20 years is shown in the table below.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 8 Graph 1 Projected Population*, Pemberton Fringe and Area Plan
3450 (+1880) 3500 2835 (+1265) 3000 2330 (+760) 2500 1915 (+345) 2000 1572 1500
1000
Projected Population 500
0 1996 2001 2006 2011 2016 Year
* Projected population, rounded to the nearest 5
At the projected growth rate of 4% per year, the population of the plan area could more than double in the next 20 years to close to 3,500 people. Using a dwelling occupancy ratio of 3.5, this population increase could mean an additional 100 housing units over the next five years and over 500 housing units over the next 20 years.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 9 3.0 ECONOMY
3.1 LABOUR FORCE
The key industries in the plan area include: farming, logging, ranching, construction, and tourism. Efforts are currently being made to further diversify the local economy through opportunities to provide value-added goods and services. There is also a significant number of home based business which range from professionals who telecommute or work in the consulting business, contract workers working in the resource industry, and homecrafters who manufacture a product for sale or provide a service to the local population.
In a 1990 study commissioned by the Sea to Sky Economic Development Commission, entitled “Identification of New Business Opportunities”, the economic opportunities identified for the Pemberton area were either directly or indirectly related to servicing the needs of the growing Whistler community. The specific opportunities listed include: the marketing of agricultural products to Whistler restaurants (organically grown vegetables, speciality meats such as venison, rabbit and lamb, herbs and edible flowers), and the development of additional golf courses to satisfy regional demand.
3.2 DEVELOPMENT TRENDS
The Plan Area has been “discovered” as an attractive alternative for living. This is evidenced by a growing trend towards large homes on rural-sized lots and includes the proliferation of large lot subdivisions, such as Owl Ridge and Walkerville, and the creation of housing constructed on productive farmland in Pemberton Meadows area.
Building permit information for the five year period, 1992 to 1996, indicates that Electoral Area C was the most active development area (consistently having the highest number and value of building permits) for all Electoral Areas within the Regional District.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 10 Over the time period, the plan area has had a steady growth in new house construction (including mobile home placement), ranging from 13 to 24 dwelling units per year with an average of 18 units per year. In addition, the plan area has experienced, at least, one “other” new building permit issued for commercial, industrial, or institutional use.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 11 4.0 PLAN AREA CHARACTER
The plan area falls within a setting of rugged mountainous terrain with glaciers and vast valley lowlands of rivers and lakes. The two significant river systems include the Lillooet River running through the Pemberton Valley connecting Lillooet Lake with Harrison Lake south of the plan area, and the Birkenhead River. At its widest point the Pemberton Valley, near the Village of Pemberton, measures approximately 4 kilometers, with adjacent peaks ranging between 2500 and 2800 metres above sea level.
Anchored by the Village of Pemberton - recognized as the business and service centre for the Pemberton Valley - the area is comprised of three linear corridors emanating south, northeast and northwest from a core area immediately surrounding the incorporated Village of Pemberton and the Mount Currie community. As such, the following four distinct geographic subareas emerge: • Pemberton Meadows area northwest of the Village of Pemberton • Birken/D’Arcy Corridor northeast of Pemberton from Mount Currie to Anderson Lake • Whistler/Pemberton Corridor from the Pemberton Village boundary south to Green Lake • Pemberton Fringe immediately surrounding the Village of Pemberton
Each of the areas has a unique landscape with different, yet inter-related land use planning issues, which are addressed, in turn, below.
Pemberton Meadows
Pemberton Meadows is a predominantly agricultural community of highly productive farmland. Stretched out along a valley floor, traversed by the Lillooet River and flanked by towering mountains, much of the area is found within the floodplain of the Lillooet River and under the jurisdiction of the Provincial Agricultural Land Commission as Agricultural Land Reserve (ALR).
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 12 Birken/D’Arcy Corridor
The Birken/D’Arcy Corridor is made up of a series of small, historic communities and more recently, large lot subdivisions. Set in a rural landscape of mountainous terrain with rivers, creeks and lakes, the area is known for the rugged, outdoor recreational opportunities it provides residents and visitors alike.
Whistler/Pemberton Corridor
The Whistler/Pemberton Corridor is a largely undeveloped area which serves as a conduit for transportation by rail and road from the Whistler area north to the Pemberton Valley and beyond. Land both in and outside this corridor is chiefly for resource use and includes gravel extraction and forestry activity.
Pemberton Fringe
The Pemberton Fringe area is a semi-rural landscape on the edge of an established small, yet urban, community. It is primarily a farming community of large lots, however, due to some quirks of history the area is host to several very small pockets of urban-sized residential lots and urban-type uses such as the former high school, now community centre.
Whether on farms, on large lot subdivisions, or in small communities, the landscape is predominantly one of rural character. Yet in spite of the area’s rural character, or perhaps because of it, there is pressure for development, particularly residential development. This is illustrated by recent large lot subdivisions and by residential construction on farmland. Clearly, the natural beauty and rural character of the Plan Area has created significant development pressure. The challenge lies in creating appropriate development locations that avoid the natural hazards and jurisdictional restrictions (Agricultural Land Reserves, Indian Reserves, Crown Land) that are found throughout the Plan Area and the rest of the Province of BC.
4.1 PLAN OBJECTIVES
The rural character that typifies the plan area and the pressure to provide some land for housing, community facilities or commercial enterprises emphasizes the need to strike a balance between rural preservation and development to accommodate some population growth.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 13 Given the general character of the plan area, the following represents the objectives of the Official Community Plan for Electoral Area C: • protect against the erosion of the rural character of the plan area and the degradation of the natural environment • discourage development in areas of known natural hazard • encourage rural development to occur in locations that will not impact the viability of farm land • preserve the agricultural land base in the plan area and encourage the sustainability of the farming community • encourage the location of urban development forms, such as small lot residential subdivision, community facilities, and intensive forms of commercial/industrial activity, within the Village of Pemberton’s core area, without precluding the establishment of localized facilities to serve plan area residents or accommodation for the traveling public • promote the development of home based business opportunities which are compatible with the rural character of the plan area
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 14 PART B: PLAN POLICIES
1.0 AGRICULTURE
Agriculture is the dominant land use within a large portion of the plan area. The Pemberton Valley, or Pemberton Meadows area, is world renown for its seed potato industry, supplying seedlings internationally. Agricultural activity in the area also includes beef cattle production and the production of hay, oats and other fodder. The policies contained in this section of the Plan are intended to confirm support for the farming community by the Regional District and the preservation of the agricultural land base within the plan area. Not all farms are located within the Agriculture designation or the Agricultural Land reserve, these farms are nevertheless of value to the local agricultural industry.
Policy 1.1: Land designated as AGRICULTURE on the Land Use Plan are intended for agricultural uses. Agricultural uses include the growing, rearing, producing, and harvesting of agricultural products, the sale of agricultural products, agri-tourism activities, as well as greenhouses and nursery uses.
Agricultural Land Reserve
Most of the productive agricultural land in the plan area falls within the Agricultural Land Reserve (ALR) and the AGRICULTURE land use designation generally corresponds with the ALR boundaries. Map 2 shows Agricultural Land Reserve within plan area and is appended to this document. Note that this map is provided for information purposes only. The actual ALR boundary should be determined from official maps (Base and Constituent Maps) signed by the General Manager of the ALC.
Land within ALR is regulated by the British Columbia Government through the Provincial Agricultural Land Commission (PALC). The purpose of the Land Commission is first and foremost to preserve agricultural land in the province and encourage the establishment/maintenance of farms. Provisions of the Agricultural Land Commission Act RSBC 1996, Chapter 10 (ALC Act), and associated regulations, take precedence over local government land use bylaws.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 15 Map 2 Constraints to Development: only available in paper form, contact SLRD
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 16 Policy 1.2: All uses and subdivision of land within the Agricultural Land Reserve shall be in accordance with the ALC Act.
Exclusion and Subdivision
Policy 1.3: To promote the sustainability of the agricultural community, exclusions from the Agricultural Land Reserve and further subdivision of lots within the Agricultural Land Reserve are generally not supported.
Home-Based Businesses
Some people living on agricultural land have relied on other forms of income beyond farm production, including work outside the home, as well as, home based businesses directly or indirectly related to farming. Home- based businesses offer alternative sources of income and serve as incubators for new business. Those businesses which have little or no impact on the everyday operations within the agricultural community, in general, or adjacent farmers, specifically, help enhance the economic viability of the agricultural community. However, those operations that grow beyond small, in-home businesses appropriate for residential neighbourhoods are encouraged to locate within more traditional commercial areas.
Policy 1.4: The Regional District recognizes existing home-based businesses within the AGRICULTURE designation and supports the establishment of additional home-based businesses, including Bed and Breakfast establishments.
Policy 1.5: The operation of home-based businesses, including the sale of agricultural products, within the AGRICULTURE designation shall: • be secondary to the residential/farm use of the property • be located fully within a residential building and or accessory building • consume a maximum floor area of 100 square meters • involve only residents of the dwelling associated with the home occupation plus a maximum of two additional persons • be permitted only one external sign, a maximum size of 2 square meters • obtain approval and, where necessary, permitting from the Coast- Garibaldi Health Unit for businesses involving food intended for human consumption.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 17 Policy 1.6: Bed and Breakfast establishments within the Agriculture designation are limited to one per legal parcel and shall be: • fully contained within a dwelling which is owner occupied • restricted to a maximum of three bedrooms • required to provide one additional off-site parking space per bedroom • approved by the Coast-Garibaldi Health Unit
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 18 2.0 RESIDENTIAL AND RURAL RESIDENTIAL
The majority of residents in the plan area live either on farmland within the Pemberton Fringe and Pemberton Meadows area or on large, rural lots in the Birken/D’Arcy corridor. Generally, concentrated forms of residential land uses, such as single family dwellings on urban-sized lots and multi-family townhouse and apartment complexes, are located within the boundaries of the Village of Pemberton. However, there are also some examples of concentrated residential land uses within the plan area. These residential land uses include recent, large lot subdivisions, such as Owl Ridge, and pockets of housing associated with historic communities, such as D’Arcy. Only the communities of D'Arcy and Devine have a community water system. All communities rely on in-ground, on-site septic disposal.
Residential
Policy 2.1: Existing small-lot residential land uses are recognized. Further development of residential lots smaller than 2 hectares may occur only when there is a proven and approved water supply and sewage disposal system.
One of the goals of the Electoral Area C Official Community Plan is to maintain the rural character of the plan area by encouraging urban uses, including urban-styled residential land uses to locate in the Village of Pemberton. However, it is recognized that there is a limited supply of land within current Pemberton boundaries for more residential development and a demand for a more rural lifestyle by some. By providing an opportunity for managed residential growth which is compatible with the area’s rural character, the Plan attempts to accommodate a modest population growth. In Part A, growth was projected to require about 20 dwelling units per year for the next five years.
Development Considerations
As with much of the Province of British Columbia there are significant physical and infrastructure-related constraints that must be considered in development within the plan area. These include: • flood hazards associated with watercourses such as the Lillooet River floodplain, the Birkenhead River, Green River, Ryan River and Miller Creek •
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 19 • lack of readily available community utility services (water supply and sewage disposal) or the high costs to provide and maintain • lack of immediately available community services such as schools, parks, health facilities, commercial facilities, or the distance to access these services • hazardous terrain conditions such as slope stability and rock fall in the Mount Currie/D’Arcy corridor.
Given the constraints of protecting farm land and avoiding potential flood hazards, it is generally preferred that development occur in hillsides throughout the plan area.
Potential Land Suitable for Residential Development
Located immediately west of the core area of the Village of Pemberton on a bench are District Lots 8410 and 2297. These lots are included as part of a natural, contiguous landscape unit with land situated within Village boundaries. The area would be suitable for a subdivision for urban residential use. While access to the site has yet to be finalized, this site appears to offer significant advantages for residential development over other possible sites including: • its location outside of the Lillooet River floodplain, • not being in the ALR, • potential connection to full municipal utility systems for water supply and sewage disposal, • and, immediate access by residents to existing, adjacent community services within the Village of Pemberton
Policy 2.2: The Regional District supports the development of the hillside immediately west of the Village of Pemberton boundary, known as District Lots 8410 and 2297 for housing, (together with land within the Village), currently held by Crown Lands.
Policy 2.3: It is recommended that residential development of DL 8410 and DL 2297 be serviced with full community utility services, including water supply and sewage disposal systems. The residential development should be comprehensively planned and include provision for a school site, park land and other community amenities/facilities.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 20 Rural Residential Potential
Over the last few years a small portion of land within the Mount Currie/D’Arcy corridor has been developed into large lot subdivisions (average lot size about 2 hectares or 5 acres) in locations within reasonable proximity to access the Village of Pemberton and its services such as schools, health care, and retail shopping. These subdivisions of rural residential use include: Ivey Lake, Walkerville and Owl Ridge. Other areas of rural residential land uses can be found dotted along Pemberton-Portage Road.
Given the constraints to the development of residential land uses within a large portion of the Plan Area, (mainly due to the Lillooet River floodplain and the Agricultural Land Reserve,) the Mount Currie/D’Arcy corridor and Pemberton Meadows areas may provide some potential for additional residential development while maintaining an overall rural character for the area. Rural residential in this corridor could provide development which: • is within reasonable proximity to urban amenities • offers rural lifestyle choice • supports a more viable commercial area in Mount Currie • is outside the Lillooet River floodplain • is outside the Agricultural Land Reserve
A preliminary review of the development potential of land northwest of Mount Currie was undertaken on land outside both the ALR and Lillooet River floodplain, as an example of potential rural residential development capability within the corridor. Based on available contour mapping, land with slopes less than 30% grade was identified, indicating the potential for some additional, large-lot, rural residential use. From this broad, cursory overview, it is estimated that approximately 245 hectares of land could be considered developable which would accommodate about 90 lots (at 2 hectares per lot, providing 25% of land for the provision of roads and services). At a density of one hectare per lot, the total number of potential lots will increase significantly. Map 3 on the following page indicates potential land available for development north-west of Mount Currie. This map is provided for information purposes only to indicate potential.
While land within the Mount Currie/D’Arcy corridor offers significant advantages for rural residential development and has some potential, there are some constraints to development within this corridor including:
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 21 • lack of immediately available utility services (water supply and sewage disposal) • steep slopes and potential terrain hazards.
Pockets of land along the western boundary of the plan extending from the Village of Pemberton to the northern boundary of the plan area in Pemberton Meadows also may have suitability for rural residential development. The total area of these lands is approximately 470 hectares. Generally lying at lower elevations outside the Agricultural Land Reserve some subdivision potential may exist to provide alternative rural residential locational options to the Mount Currie - D’Arcy corridor.
Utility Servicing
Currently, within the Mount Currie/D’Arcy corridor, no community water supply system is in place, with the exception of the communities of D’Arcy and Devine, and all sewage disposal is by on-site, in-ground septic systems. Coast Garibaldi Health issues permits to construct on site sewage disposal systems.
The Ministry’s “On-Site Sewage Disposal Standards for Subdivision Assessment” document indicates that lot sizes of 1 hectare (or 2.5 acres) could be viable, however, optimum conditions for percolation, soil depth, and lot slope gradient, would have to exist. Applications for subdivision require Coast Garibaldi Health approval.
Policy 2.4: To preserve the rural character of the area while recognizing the need to make efficient use of developable land, a 1 hectare minimum lot size is supported in areas designated Rural Residential. The 1 hectare minimum lot size will be implemented on a site specific basis on application by the property owner and be subject to conformance with suitability criteria such as soil conditions, slope, potential hazards, water supply, etc.
Policy 2.5: Where suitable conditions exist and where maintaining an overall density of 1 lot per 2 hectares is desirable, the Regional District will consider development applications which propose to cluster housing together on lots smaller than 2 hectares provided the density for the entire development area remains at 1 lot per 2 hectares.
Terrain Stability Constraints
The Mt. Currie - D’Arcy corridor is a mountainous region extensively modified by glaciers which have carved out many features leaving a
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 22 variety of unconsolidated material deposits and creating some potentially hazardous conditions.
The 1994 Baumann report, entitled “Terrain-Stability Analysis” describes a study that established where various types of natural hazardous events might occur in the Mt. Currie - D’Arcy corridor and how these events might affect present settlements and future development. These hazards include: debris flows, debris slides, rockfall, rockslides, rock avalanches, and stream flooding. Terrain hazard polygons for various conditions were established. The susceptibility of the terrain polygons to various natural hazards was assessed and a three tiered hazard rating system was determined: • green for areas of little, no risk, • yellow for areas where there is some risk but there may be acceptable sites or measures that would mitigate the hazard, or • red for high risk area where is it unlikely that protective works will be able to mitigate the hazard
The report acknowledges that the hazard ratings should be considered guidelines and that some judgment will be required when evaluations for development suitability are made. Hazard zone boundaries are outlined on large aerial photographs, but no legal base mapping for the hazard zones is currently available which could be included within this Plan document.
Policy 2.6: It is recommended that the Subdivision Approving Officer give careful consideration to known information regarding terrain stability when reviewing applications for subdivision.
Floodplains and Alluvial Fans
Much of the Pemberton Valley is within the 1:200 year floodplain of the Lillooet River, which includes the entire Pemberton Meadows area south past the Village of Pemberton to the Mount Currie area. While constructed dykes offer some flood protection in some areas, the entire length of the Lillooet River is not dyked. The dykes and flood reserves are operated and maintained by the Pemberton Valley Dyking District.
Within the Lillooet River floodplain there are several alluvial fans, including Pemberton Creek, Birkenhead River and Miller Creek. These fan areas are subject to special flood hazard due to possible channel avulsion and erosion caused by channel accretion and/or
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 23 debris jamming. Fans may also be vulnerable to mudflows and debris torrents.
Policy 2.7 Development within provincially designated floodplains will continue to be required to be built to the 1:200 year flood construction level.
Policy 2.8 In addition to the Lillooet River floodplain, new construction and subdivision that may potentially be impacted by nearby watercourses will be required to adhere to the appropriate standards of the Ministry of Environment, Lands and parks regarding flood hazard management.
Policy 2.9 The Regional District will continue to work closely with and seek the advice of the Ministry of Environment, Lands and Parks regarding conditions for development in areas potentially subject to flooding.
Home Based Businesses
Home-based businesses are not limited to economic activities discussed previously which are associated with farming operations. Existing home-based businesses in the Birken/D’Arcy corridor, for example, offer a wide variety of services, such as “pizza for delivery” and “exotic pet supply”, and includes professionals, telecommuters, and crafters.
Policy 2.10: In addition to the allowance of home-based businesses in AGRICULTURAL areas, home-based businesses are also supported in RESIDENTIAL and RURAL RESIDENTIAL designations.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 24 Home Industry
Home industry is a form of larger scale, industrially oriented home-based business that may be suitable in some areas designated RURAL RESIDENTIAL and RURAL RESOURCE. Home industry is intended to accommodate manufacturing, processing, fabricating, assembling, storing, distributing, testing, servicing, or repairing of goods or materials as auxiliary uses of a parcel in conjunction with a dwelling. Uses typically excluded from home based business or home occupations such as vehicle repair, maintenance and auto body shops would be permitted as home industry. Heavy industrial uses such as auto wrecking, manufacture of concrete products, bulk fuel or chemical storage or refining depots, animal or agriculture products processing, or the production of animal feeds are not considered appropriate home industry uses.
Policy 2.11: In order to provide economic opportunities compatible with the rural life-styles of plan area residents, Home Industry will be permitted in the RURAL RESIDENTIAL and RESOURCE USE designations subject to site specific zoning amendments. Home industry, where permitted, will be subject to specific regulations to ensure compatibility with adjacent properties. Where a home industry involves food intended for human consumption approval and, where necessary, permitting from the Coast-Garibaldi Health Unit shall be obtained.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 25 Map 3: Potential for Rural Residential Development
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 26 3.0 COMMERCIAL
The Village of Pemberton is recognized as the established business and service centre. Indeed, the Village’s OCP acknowledges, that the population within the Village alone can not support the business community itself and relies on the rural population outside of municipal boundaries, as well as, members of the Mount Currie Indian Band to sustain the downtown.
Policy 3.1: The Regional District encourages and supports the continued development of commercial activity which requires an urban setting, such as larger-scale, intensive retail and office space, within the boundaries of the Village of Pemberton.
Commercial activity outside of downtown Pemberton is limited to: • a small cluster of commercial activity in Mount Currie • a convenience store at Birkenhead Resort • several commercial recreational developments including Birkenhead Resort, Anderson Lake Resort and Whispering Falls Resort
In addition, there exists a wide range of various, more informal, commercial enterprises operating out of private residences through out the plan area. While these activities are commercial in nature, they operate as enterprises which are ancillary to residential use of a property and, as such, policies regarding home-based businesses are found in Section 1.0 - Agriculture and Section 2.0 - Residential.
Policy 3.2: The Plan recognizes existing commercial activity and designates these land uses as COMMERCIAL on Maps A - C. COMMERCIAL use includes the use of land for local commercial activity including retail as well as uses that cater to the traveling public, such as restaurants and tourist accommodations.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 27 Mount Currie
The Mount Currie commercial area is relatively small in area with a mixture of activity that generally caters to the traveling public. Services include a couple of restaurants and a motel. There may be some room for modest expansion of commercial activity or redevelopment of existing sites, however, it is contained by several large Indian Reserves and Agricultural Land Reserve boundaries. In addition, the viability of the commercial area of Mount Currie suffers by its close proximity to the Village of Pemberton; residents of the Birken/D’Arcy corridor tend to bypass Mount Currie traveling 10 minutes onto Pemberton in order to access a wider range of commercial services.
Nevertheless, there may be opportunities for stability within the Mount Currie commercial area by capitalizing on: • an additional client base generated from a possible increase in residential development in the immediate area and northward • providing specialty goods and services (One local restaurant, specializing in “off-beat” pizza has already developed considerable regional notoriety.) • meeting needs of the travelling public
Policy 3.3: The Regional District supports commercial activity in the Mount Currie area which caters to the everyday needs of local residents and provides services and goods to area visitors.
Birken/D’Arcy Corridor
Residents of the Birken/D’Arcy Corridor are generally not well served by the commercial community. While a store/gas station at Anderson Lake Resort formerly served some everyday shopping needs of residents of D’Arcy and Devine, currently the closest commercial service for these residents is the store at Birkenhead Resort.
Policy 3.4: In order to encourage more complete communities, the Plan recognizes the need for additional commercial activity in Birken/D’Arcy corridor, particularly to service the everyday needs of area residents and to provide goods and services for the travelling public. Additional
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 28 commercial sites have not been designated COMMERCIAL on the Land Use Plan, however, suitable sites within the corridor will be supported. An amendment to the Electoral Area C Official Community Plan would be required.
Tourism Commercial/Back Country Policy 3.5: Tourism Commercial businesses that do not conflict with existing land uses, or cause unacceptable environmental impacts are encouraged within the Plan Area.
The Regional District recognizes the demand for backcountry commercial recreation, and the business opportunities that backcountry recreation presents
Policy 3.6: The Regional District encourages backcountry commercial operations that do not impede existing public recreation uses of public land, and practice good environmental stewardship.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 29 4.0 PUBLIC USES
The majority of public uses for plan area residents are provided within the Pemberton area. Public uses include schools, recreational facilities (for both summer and winter sports), health and library services. Given the rural character of the plan area, particularly the dispersed population, it is likely that the majority of public uses will continue to be provided within the boundaries of the Village of Pemberton.
Policy 4.1: The Regional District will work with the Village of Pemberton, the Pemberton and District Advisory Recreation Commission and other community organizations to determine the community and recreational facilities needed by area residents and to determine possible funding sources.
Policy 4.2: The Regional District will continue to work with the Village of Pemberton and relevant senior government agencies to encourage the provision and maintenance of appropriate police, ambulance, fire, health and library facilities which can be accessed by plan area residents.
Policy 4.3: Generally, public uses are supported in all land use designations except for lands designated as AGRICULTURE.
Schools
For the majority of plan area residents, school facilities (which include Signal Hill Elementary and the newly built, Pemberton Secondary School) are found within Pemberton Village boundaries. A small number of primary-aged children attend Blackwater Creek School, located near Devine in the Birken/D’Arcy corridor.
Signal Hill Elementary, presently considered to be inadequate, has recently been approved for funding by the Ministry of Education to expand and replace the current school. The School District has applied to the Ministry of Education for funds to replace the Blackwater Creek elementary school in 2004.
Policy 4.4: The Regional District will continue to encourage School District No. 48 to permit the use of existing and future school facilities for recreational and community purposes.
Community Facilities
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 30 Given the rural character of the plan area, residents are offered few, formal community facilities beyond those offered within the Village of Pemberton. Existing facilities include: • the Birken Schoolhouse, an old one-room school located near Gates Lake in the Birken/D’Arcy corridor (The facility and its grounds are well used for community gatherings and is a valuable community resource.) • the Pemberton Community Centre, housed in the old Pemberton High School building adjacent to Pemberton Village boundaries (Note: The Pemberton Community Centre is currently in a temporary location and a search for a permanent home will eventually be required.)
Policy 4.5: The Regional District recognizes the Birken Schoolhouse and the Pemberton Community Centre as valuable community resources and supports their continued use.
Policy 4.6: The Regional District will work with the Birken, Devine and D’Arcy areas to determine appropriateness and affordability of new rural community facilities.
Policy 4.7: The Regional District will work with the community, the Village of Pemberton and other stakeholders to determine the communities needs and desires for a community facility in the Pemberton area with a goal of finding a permanent location for a community facility.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 31 5.0 PARKS
Provincial Parks
Currently, plan area residents access park facilities within the Village of Pemberton or utilize recreational opportunities provided by the Province through the provincial parks system (Ministry of Environment, Lands and Parks) or the BC Forest Service recreation program (Ministry of Forests).
Nairn Falls Provincial Park, located south of the Village of Pemberton along Highway 99, is the only provincial park located within the plan area. There are several other large, Provincial Parks found within other areas of the Regional District. The BC Forest Service also provides some recreational opportunities including the following Recreation Sites: Mosquito Lake, Owl Creek, and Spetch Creek.
Policy 5.1: The Regional District supports the efforts of the Provincial Government in the provision of park and recreational opportunities within the plan area.
Community Parks
The only community park facility currently located within the Plan Area is Heritage Park, a small, lake-front park in D’Arcy. Heritage Park is leased from BC Rail and is maintained by an independent society. This park is also part of a specific land claim by the N'Quatqua Nation.
In recognition of the need for additional park facilities throughout the Regional District, the Regional District has assumed a community park function within its mandate. The Regional District’s new park’s function will allow the Regional District to acquire land for park space or money in lieu at the time of subdivision. The community park function could include the dedication of public open space and a comprehensive trail system.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 32 Policy 5.3: The development of a parks and recreation master plan for the plan area is supported to determine: • the type of park required • the type of recreational facilities required • their approximate locations, and • means of acquisition.
Policy 5.4: In recognition of the lack of formal public access to water at local lakes, the Regional District supports the establishment, perhaps by way of a Crown land lease or Crown grant, of community parks at these lakes.
Trails
There is a strong desire by local residents for dedicated trails within the plan area. Particularly within the Birken/D’Arcy corridor, it is understood that many informal trails exist throughout the Plan area, which are used for hiking, mountain biking, equestrian, and all-terrain vehicle use. However, it appears that none of these trails are formally dedicated or even documented. While these trails are located primarily outside the plan area they do originate within plan area, and a need exists to protect these trails for future use.
The majority of the trails that are on Crown land do not have legal status. To achieve a legal status or protection a trail must be designated by the Ministry of Forests (MoF) or the BC Assets and Land Corporation (BCALC). Any new trail construction on Crown land must be authorized by MoF or BCALC.
Policy 5.5: The Regional District will discuss with Ministry of Environment, Lands and Parks means of protecting the existing, informal trail system.
Policy 5.6: The Regional District will consult with the Village of Pemberton to coordinate the planning of the trail system along the Village boundary.
Policy 5.7: Given the lack of documented information on existing trails and possible future trails, the Regional District will work with the Pemberton and District Advisory Recreation Commission to document existing trails that may be suitable for dedication and to work towards the establishment of a comprehensive trail network.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 33 While there is community wide support for trail dedication there are a number of considerations in planning the development of trail network including: • respect for private property holders along the trail • protecting the integrity of surrounding natural environment which could be highly sensitive to human encroachment (e.g. wetlands)
Policy 5.8: The Regional District supports the establishment of a system of linear parkways, corridors approximately three metres in width, which are designed to be accessible were appropriate, to a variety of users including pedestrians, cyclists, and/or equestrians.
Policy 5.9: In the development of a trail system the following guidelines are to be considered: • no severing of a farm unit • no public access across private land unless an agreement with a landowner is reached • availability to provide adequate buffering from adjacent land uses • already informally used • use of topographic breaks and existing vegetation • augment with appropriate fencing, planting and screening to minimize potential for conflicts
6.0 TRANSPORTATION
Roads
The Ministry of Transportation and Highways’ Major Street Network Plan indicates the Pemberton-Mt. Currie and Pemberton Meadows Highways as a major street within the plan area. The only other major street in the area is the Urdal-Collins-Oberson-Pemberton Road connection which bypasses the Village of Pemberton. Parts of this connection have not been constructed and there are no plans in the near future for major highway construction within the plan area.
Policy 6.1: The Pemberton-Mt. Currie, Pemberton Meadows, and Pemberton-Portage Roads are designated as Major Roads and are shown on the Land Use Plan.
Pedestrian and cyclist safety on major roads is a concern. Walking or biking on the road edge is a well-utilized way of getting to and from
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 34 communities and adjacent properties. Currently, the road edge offers no paved shoulder to increase pedestrian or cyclist safety.
Policy 6.2: The Regional District supports the widening of roads identified on the Land Use Plan as Major Roads in an effort to increase cyclist and pedestrian safety.
Policy 6.3: For the Pemberton-Portage Road (from Mount Currie north to D'Arcy) the Regional District urges the Ministry of Transportation and Highways to upgrade the roadway, particularly with respect to its narrow width and uncontrolled railway crossings.
Public Transportation
The Regional District and the Mount Currie Indian Band have worked with BC Transit to determine the viability of establishing a public transportation system which would service the Mount Currie to Pemberton corridor and south to Whistler. It is anticipated that BC Transit operation may not include regularly scheduled (e.g. hourly) bus service but may offer peak hour operation. This could provide affordable transportation, on a regular basis, allowing, for example, residents of Mount Currie and Pemberton to access employment opportunities in Whistler.
Policy 6.4: The Regional District supports the establishment of a public transit system operating between Mount Currie, the Village of Pemberton and the Resort Municipality of Whistler.
Rail
Policy 6.5: The Regional District encourages BC Rail to improve its freight and passenger rail service to Pemberton.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 35 7.0 RESOURCE USE
The RESOURCE USE land designation identifies areas suitable for resource activities such as timber harvesting, forest management, sand and gravel extraction and outdoor recreational use. In order to retain natural features and rural character, retention of larger parcel sizes and lower intensity settlement uses will be encouraged.
Forestry
Much of the plan area falls within the Soo Timber Supply Area (TSA) administered by the Squamish Forest District of the Ministry of Forests, Vancouver Forest Region. The Ministry of Forests (BC Forest Service) is responsible for managing, protecting, and conserving BC’s forest resource which includes managing the forests for timber and non-timber production, including recreation, wildlife and water. There are numerous natural resources associated with the Soo TSA including outdoor recreation, forest products, community water supplies and botanical forest products. According to the Soo TSA Forest Management Strategy, in addition to productive forest, much of the plan area falls within a critical wildlife habitat or visual quality area.
Gravel and Mineral Extraction
There are several gravel extraction sites and mineral claims located within the plan area, specifically within the Whistler/Pemberton corridor and Birken/D’Arcy corridor. The mineral tenure holders have the right to access, explore and develop any mineral resource that is discovered on these tenures. Gravel extraction operations, including lease terms and reclamation plans, are regulated by the Ministry of Energy and Mines.
Policy 7.1: RESOURCE USE may be used for resource-based activities including forestry, agriculture, backcountry commercial, gravel extraction, and outdoor recreational activities such as camping facilities.
Policy 7.2: In order to maintain the rural character of the area, a minimum lot size of 2 hectares (5 acres) in the RESOURCE USE designation is retained.
Policy 7.3: Residential uses are permitted in the RESOURCE USE designation provided the minimum lot size is maintained.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 36 8.0 INDUSTRIAL
Given the rural character of the plan area and the objective to maintain this rural character, industrial uses which include such activities as warehousing, processing, and manufacturing are generally considered to be inappropriate within the plan area. A few examples of semi-industrial uses, auto body shop and auto mechanic, do exist but operate as home-based businesses within agricultural or residential areas.
Industrial land within the Village of Pemberton presently serves the needs of the plan area. New industrial development will continue to be directed to the Village.
Policy 8.1: Industrial land uses are generally not supported within the plan area by the Regional District.
Policy 8.2: Existing quasi-industrial land uses, which operate as home- based businesses, (such as the auto body shop) are recognized. Further development of home-based business of this kind may be supported on a site specific basis in accordance with the home industry policy of this plan.
Policy 8.3: Rezoning to industrial uses may be considered where there is a clear benefit to the community.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 37 9.0 UTILITY SERVICING
9.1 WATER SUPPLY
With few exceptions which are discussed below, domestic water supply within the plan area is by individual, ground water source. A community water supply is available, however, through an Improvement District to the communities of D’Arcy and Devine. The Devine and D’Arcy systems are on a boil water advisory because the sources for the systems are surface water that is not chlorinated.
Pemberton North
Some of the area north of the Village of Pemberton is also serviced with a community water supply system. Formerly managed by the Pemberton North Improvement District the water system for Pemberton North is now administered by the Regional District. The water supply source is several groundwater wells located within the Village of Pemberton. Pemberton Creek serves as the back-up water supply to these wells.
The Pemberton North water distribution system, however, is in desperate need of repair and upgrade. There are frequent disruptions to water supply from to main breaks due to the aging of asbestos concrete pipes. Eight kilometers of water line currently service Pemberton North. Unfortunately, estimates to upgrade the distribution system are cost- prohibitive for the relatively few residents which are served by the system. While attempts between the Regional District and the Provincial Government have been made to resolve the problem by cost-sharing the necessary improvements, no agreement has been reached.
Policy 9.1: The Regional District will continue to work cooperatively with Pemberton North area residents and the Provincial Government to find a satisfactory solution to problems with the water distribution system in the Pemberton North area.
Policy 9.2: The Regional District encourages the Village of Pemberton to ensure that an adequate water supply will be available from the shared water supply source for all users.
Policy 9.3: The Regional District supports the following process for the possible administration of existing/future improvement districts by the Regional District:
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 38 • request by Improvement District to be incorporated by the Regional District • feasibility analysis conducted by Regional District to ensure fiscal responsibility • implementation considerations including: necessary improvements, costs, and tax implications • referendum by affected property owners
9.2 SEWAGE DISPOSAL
There is no community sewage disposal system within the plan area. Instead, area residents utilize in-ground, on-site septic disposal, including residents of the recently developed rural subdivisions.
Generally, existing lots within the plan area are large enough and soil conditions are sufficient to sustain on-site septic disposal. Community sewage disposal systems may be required to service more intensive forms of development.
Soil conditions in the areas surrounding the Village of Pemberton are generally not well suited for the purposes of on site sewage disposal due to seasonal high water tables and slow percolation rates. The Coast Garibaldi Health unit recommends that the extension of the Village sewer collection system into these areas be considered.
Policy 9.4: No new residential development shall be permitted within 400 metres of the existing sewage treatment facilities.
Policy 9.5: No new sewage treatment facility, or expansion of existing facilities shall be permitted within 400 metres of existing residences.
9.3 SOLID WASTE MANAGEMENT
The Squamish- Lillooet Regional District has completed a Solid Waste Management Plan. There are a number of land fill and transfer stations located within the Regional District with a transfer station in Pemberton.
Policy 9.4: The Regional District supports the three R’s of waste management: reduce, reuse and recycle.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 39 PART C: IMPLEMENTATION
1.0 DEVELOPMENT PERMIT AREAS
Section 879 of the Municipal Act states that a Community Plan may designate “development permit areas” for the: • protection of the natural environment • protection of development from hazardous conditions • protection of farming • protection of Provincial or municipal heritage sites • revitalization of an area in which a commercial use is permitted or • establishment of objectives and guidelines to direct the form and character of commercial, industrial or multi-family residential development
Within the designated Development Permit Areas, described below, the Regional Board may, by resolution , issue development permits.
1.1 DEVELOPMENT PERMIT AREA A: LILLOOET RIVER SETBACKS
Justification: Protection of the Natural Environment
The Lillooet River runs the entire width of the Plan area from Pemberton Meadows to the community at Mount Currie and further south. As such, the Lillooet River is an important landscape feature for the Pemberton Valley. In addition, the river is the cause of significant concern for flooding, although much of the Lillooet has been dyked. While land adjoining the Lillooet River within the Plan Area has been designated for Agriculture and Resource Use and therefore is not expected to be developed for intensive use, there is a desire to protect from development the area on either side of the Lillooet in aid of fisheries habitat and natural space retention.
The following guideline shall apply:
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 40 • a 30 metre setback along both banks of the Lillooet River to remain free of development
1.2 DEVELOPMENT PERMIT AREA B: ALL COMMERCIALLY DESIGNATED PROPERTIES IN MOUNT CURRIE
Justification: Establishing the form and character of commercial development
The establishment of a viable commercial centre in Mount Currie is a goal of this Community Plan and is supported by policies contained in this Plan document. There exists a desire to create an identity for the Mount Currie commercial area which reflects a small town service centre which falls within the context of a surrounding First Nations community. Drawing on the use of native culture and heritage for building form and material is supported.
The following guidelines shall apply to new development or redevelopment of properties within Development Permit Area B:
• wherever possible, parking lots which are designed to accommodate space for more than 10 vehicles, should be located to the rear of the commercial building • the construction of sidewalks for the entire frontage of the commercial property is encouraged • the use of natural building materials is encouraged, such as the use of logs, wood and brick • no free-standing signs are permitted
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 41 2.0 REQUIRED EXTERNAL AGENCY ACTIONS
In order for some aspects of the Electoral Area C OCP to be implemented a number of actions by agencies, including ministries of the provincial government and incorporated municipalities, need to be carried out with cooperation of the Squamish-Lillooet Regional District. Actions by the following agencies may be required:
2.1 MINISTRY OF MUNICIPAL AFFAIRS AND HOUSING
The Regional District urges the Ministry not to approve further boundary expansions by the Village of Pemberton until a comprehensive restructure study has taken place.
2.2 MINISTRY OF ENVIRONMENT, LANDS AND PARKS
The Regional District shall endeavor to explore the following items with the Ministry: • a Crown land lease for a community park at Gates Lake • means of protecting existing, informal trail network on Crown lands
2.3 VILLAGE OF PEMBERTON
The Regional District encourages the Village of Pemberton to support a boundary restructure study to determine ultimate Village boundaries in a comprehensive manner.
The Regional District also encourages the Village of Pemberton to: • require buffering and setbacks on all development sites where adjacent to ALR lands within the Regional District • consider the appropriateness of uses proposed which are adjacent to ALR lands
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 42 2.4 MOUNT CURRIE INDIAN BAND AND N'QUATQUA NATION
It is the intent of the Regional District to work cooperatively with the Mount Currie Band and N'Quatqua Nation on the development of land which both the First Nations may administer once land claims are settled. To insure that both parties are apprised of the other’s aspirations, particularly in the Mt. Curry to D’Arcy corridor, regular meetings should occur between the SLRD and the In-SHUCK-Ch N’Quat’qua. This would serve to productively coordinate activities in a way that continues to build bridges between the two governments.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 43 3.0 RECOMMENDED BYLAW AMENDMENTS
The Zoning Bylaw and Subdivision Bylaw are two Regional District tools that can be used to implement some policies found in a Community Plan. Following the adoption of an Official Community Plan, it is generally prudent to review these implementing bylaws for consistency.
Currently, no Subdivision Servicing Bylaw existing within the Regional District. Given the designation of a large land area for Rural Residential use consideration will be given to the establishment of Subdivision Servicing Bylaw which can be used to regulate such items as: standards for roads, the sidewalks, and the provision of water distribution systems.
SQUAMISH LILLOOET REGIONAL DISTRICT ELECTORAL AREA C OFFICIAL COMMUNITY PLAN PAGE 44