City of West Kelowna
O f f i c i a l C o m m u n i t y P l a n
CI T Y OF
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Document Overview
The Official Community Plan has been organized into four subsections and associated tables, figures, character images and schedules:
Section 1 outlines background information with respect to the purpose of the Official Community Plan, public process & planning context;
Section 2 provides a consolidated community overview, identifying our community context, history and trends as a means to develop a community vision and guiding principles;
Section 3 articulates policies and rationale related to the Growth Management Framework, Land Use Designations, the Environment, Transportation & Infrastructure, Social, Cultural and Economic Sustainability, and Financial Framework;
Section 4 details implementation requirements and describes the relationship of the OCP to other municipal bylaws and the development approval process, including the definition of Development Permit Areas;
Tables, Figures and character images feature prominently throughout the document as a means to better organize and communicate information;
Schedules related to Land Use, Transportation and Development Permit Areas provide spatial representation of the policy; and,
Supplementary Plans, Policies and Guidelines, not listed within the body of the Official Community Plan are also listed for reference.
Table of Contents Section 1 Introduction 1
1.1 Purpose of the Official Community Plan 2
1.2 Planning Process 2
1.3 Regional Context Statement 3
Section 2 Community Context, Vision and Guiding Principles 5
2.1 Community Context 6
2.2 Community History 9
2.2.1 Incorporation 9 2.2.2 Human Settlement 9 2.2.3 Early Transportation 10 2.2.4 Agriculture 12 2.2.5 Logging and Milling 13 2.2.6 Community Development 13 2.3 Population Overview 15
2.3.1 Population Growth 15 2.3.2 Age Distribution 17 2.3.3 Housing Projections 17 2.4 Our Community Vision 18
2.5 Guiding Principles 19
2.5.1 OCP Guiding Principles for Planning & Design 19 Section 3 Objectives and Policies 20
3.1 Objectives and Policies Overview 21
3.2 Growth Management Designations (GMDs) 25
3.2.1 General Objectives and Policies 31 3.2.2 Boucherie/Westbank Centre 32 3.2.3 Corridor 34 3.2.4 Community Gateway 36 3.2.5 Industrial 37 3.2.6 Neighbourhood 38 3.2.7 Neighbourhood Centre 40
3.2.8 Agricultural Precinct 41 3.2.9 Greenbelts and Greenways 43 3.2.10 Waterfront 44 3.2.11 Rural Reserve 46 3.2.12 Comprehensive Development Areas Policies 47 3.3 Land Use Designations 55
3.3.1 Residential 59 3.3.2 Mixed Use 61 3.3.3 Commercial 63 3.3.4 Industrial 65 3.3.5 Business Park 66 3.3.6 Institutional 68 3.3.7 Parks and Natural Areas 69 3.3.8 Agricultural 72 3.3.9 Resource Land 76 3.3.10 Comprehensive Development Areas 79 3.4 Built Form 80
3.4.1 Urban Design and Public Realm 80 3.5 Transportation Network 84
3.5.1 General Transportation Objectives and Policies 85 3.5.2 Transportation Demand Management 86 3.5.3 Active Transportation 88 3.5.4 Transit 89 3.5.5 Transportation Infrastructure 90 3.5.6 Aircraft and Marine 92 3.6 City Infrastructure & Services 93
3.6.1 General Objectives and Policies 93 3.6.2 Water 94 3.6.3 Stormwater Management 99 3.6.4 Waste Water 100 3.6.5 Solid Waste 103 3.7 Environment and Climate Action 104
3.7.1 Natural Hazard Lands 104 3.7.2 Biodiversity and Environmentally Sensitive Areas 106 3.7.3 Building Performance, Energy and Emissions 108 3.7.4 Energy and Emissions Management 108 3.8 Social Sustainability 117
3.8.1 Arts, Culture, Recreation and Community Services 117 3.8.2 Heritage and Archaeology 119 3.8.3 Affordable Housing 121 3.8.4 Schools 123 3.8.5 Public Health and Safety 125 3.8.6 Food Security 127 3.9 Economic Sustainability 129
3.9.1 General Objectives and Policies 129 3.10 Financial Framework 132
3.10.1 General Objectives and Policies 133
Section 4 Implementing the Plan 135
4.1 Implementation Overview 136
4.1.1 General Objectives and Policies 136 4.2 Implementation, Monitoring and Review 141
4.2.1 Implementation 141 4.2.2 Monitoring 142 4.2.3 Amendment 144 4.2.4 Comprehensive Review 144 4.3 Development Permit Areas and Guidelines 145
4.3.1 General Guidelines For All Development Permit Areas 146 4.3.2 DPA 1 - Commercial 161 4.3.3 DPA 2 - Industrial 167 4.3.4 DPA 3 - Multiple Family and Intensive Residential 172 4.3.5 DPA 4 - Hillside 179 4.3.6 DPA 5 - Aquatic Ecosystem 184 4.3.7 DPA 6 - Sensitive Terrestrial Ecosystem 189 4.3.8 DPA 7 - Wildfire Interface 192 4.4 Glossary (words in bold italics) 197
Appendix A (follows the Glossary) Schedule 1: Land Use Plan Schedule 2: Growth Management Designations
Schedule 3: Community Greenbelt & Greenway Concept
Schedule 4: Aquatic and Terrestrial Development Permit Areas
Schedule 5: Hillside & Wildfire Interface Development Permit Areas
Schedule 6: Approved Neighbourhood Plan & Concept Development Plan Areas
Schedule 7: Future Road Network
Schedule 8: Future Transit Network Schedule 9: Future Bicycle Network Schedule 10: Pedestrian Network
Schedule 9: Future Bicycle Network
Schedule 10: Pedestrian Network
List of Tables Table A: Summary of the Relationship between Regional Issue Areas and the OCP 3 Table B: Population Forecast for West Kelowna 4 Table 1: History of Population Growth 16 Table 2: RDCO - Projected Age Distribution 17 Table 3: Growth Management Designation Summary 27 Table 4: Land Use Designation Summary 55 Table 5: Parks Summary 69 Table 6: Location of 10 Metre SRW for Public Access Adjacent To Creek Corridors 71 Table 7: Estimated Building Energy Consumption and GHG Emissions 110 Table 8: Estimated Vehicle Energy Consumption and GHG Emissions 110 Table 9: Estimated GHG Emissions from Solid Waste Generated 110 Table 10: Scoping Scenarios 113 List of Figures
Figure 1: Regulatory Planning & Development Approvals Framework 24 Figure 2: Distribution of GHG Emissions by Source 109 Figure 3: Forecasted GHG Emissions by Sector 111 Figure 4: Forecasted GHG Emissions Three Scenarios 114
List of Maps
Map 1: Official Community Plan Area 7 Map 2: Regional Context 8 Map 3: Agricultural Land Reserve Areas 75 Map 4: Community Aggregate Areas 78 Map 5: Water Service Areas 96 Map 6: Community Watersheds 98
Section 1 Introduction
1. Purpose
2. Planning Process
3. Regional Context Statement
Section 1: Introduction 1 West Kelowna Official Community Plan Bylaw 2011 No. 0100
1.1 Purpose of the Official Community Plan
This document is the Official Community Plan (OCP) for the City of West Kelowna (referred to throughout this document alternately as West Kelowna or CWK), and is the statement of the community’s long term vision for the future.
The Local Government Act (LGA) provides the legal authority for local governments to adopt an OCP. The LGA specifies content that must be included in a municipality’s OCP, as well as content that may be included in an OCP. As required by the LGA, this OCP primarily addresses the location, density and type of all land uses located within the jurisdiction of West Kelowna. The LGA also provides local governments with the ability to address policies related to social issues, economic development, and the natural environment.
As a recently incorporated municipality and given the unique situation created by the incorporation, the CWK has chosen to place the primary focus of this OCP on more immediate term priorities. However, this OCP provides community planning directions based on projections up to 2030. Once approved, this OCP will be the key guide for CWK Council and staff for decision-making on community planning and land management issues.
Bylaw 1.2 Planning Process 100.42
In January 2009, CWK embarked on a review of the 2005 OCP in order to provide the recently incorporated municipality a policy document which was reflective of the community’s vision, new legislative requirements and best practices in community planning.
The review process included four phases:
Phase 1 (Jan - Mar 2009): Start Up and Community Inventory; Phase 2 (Mar - Jun 2009): Preliminary Public Consultation; Phase 3 (Sep - Dec 2009): Technical Analysis and Policy Options; and, Phase 4 (Dec – Nov 2010): Draft and Final OCP
The intention was to create an OCP in a short period of time in order to bridge the policy ‘gap’ that was created by the rapid transition process moving a rural community within a Regional District to a community with the expectations and needs of a new urbanizing municipality. Additionally, there is a high level of expectation for additional data and information to become available over the next two years as the City completes over 14 other long range and strategic planning processes (See Section 4.2.1
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Implementation for a complete list). It is anticipated that amendments to this OCP will be required to accommodate the new information generated by these City led planning processes.
CWK intends to undertake a comprehensive review of this OCP in three to five years.
1.3 Regional Context Statement
The Regional District of Central Okanagan adopted the Regional Growth Strategy Bylaw No. 1336 on June 23, 2014 (RGS). The RGS outlines the vision for the region and outlines how communities must effectively and efficiently manage the region’s future growth to ensure the health and well-being of the region.
As per the Local Government Act, the Official Community Plan (OCP) must include a regional context statement to identify the relationship between the RGS and the OCP. Table A summarizes the ten Regional Issue Areas identified in the RGS and the relationship to the Official Community Plan. Following Table A, a summary of the relationship between the RGS and the OCP for population and employment projections and greenhouse gas emission targets is provided. Bylaw
100.42 Table A: Summary of the Relationship between Regional Issue Areas and the OCP RGS Issue Area RGS Goal Related OCP Section(s) Our Land To manage the land base effectively to Section 3.2 Growth Management protect natural resources and limit urban Designations sprawl Section 3.3 Land Use Designations Our Economy To develop and enhance a positive business 3.9 Economic Sustainability environment in the region to achieve a dynamic, resilient and sustainable economy Our Water Resources To manage and protect water resources 3.6.2 Water 3.6.3 Stormwater Management 4.3.6 DPA 5 - Aquatic Ecosystem Our Health To contribute to the improvement of 3.7.1 Natural Hazard community health, safety and social well- 3.8 Social Sustainability being Our Food To support a regional food system that is 3.8.6 Food Security healthy, resilient and sustainable Our Housing To improve the range of housing types and 3.8.3 Affordable Housing tenures to meet the social and economic needs of the region Our Climate To minimize regional greenhouse gas 3.5.2 Transportation Demand Management emissions and respond to the impacts of 3.5.3 Active Transportation climate change 3.5.4 Transit 3.7 Environment and Climate Action Our Ecosystems Be responsive stewards of natural 3.7.2 Biodiversity and Environmentally ecosystems to protect, enhance and restore Sensitive Areas biodiversity in the region 4.3.1 DPA 4 -Hillside 4.3.6 DPA 5 - Aquatic Ecosystem 4.3.7 DPA 6 – Sensitive Terrestrial Ecosystem
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Our Transportation To enhance the regional transportation 3.5 Transportation Network system to ensure that it is accessible, affordable, and efficient Our Governance To respond to the needs of the region with 2.1 Community Context an effective and efficient governance service model
Population Projections Section 2.3.1 of the OCP (Population Growth) utilizes a 2% annual growth rate for the community’s population projection, which is line with the annual growth rate used within the RGS. The last Canadian Census population estimate for West Kelowna was in 2011 (data was released following the adoption of the OCP) and estimated the population to be 30,892. Table B below forecasts the future population for the community from this last Census estimate in 2011 to 2014 based on an annual 2% growth rate. The population is then forecasted in five year increments to 2034, which is the lifespan of the RGS.
Table B: Population Forecast for West Kelowna Source of Last Population Forecast to 2034 Estimate 2011 2012 2013 2014 2019 2024 2029 2034 Canadian 30, 892* 31,510 32,140 32,783 36,195 39,962 44,121 48,714 Census (2011) *This figure represents an actual estimate conducted as part of the 2011 Canadian Census. The next Canadian Census will be conducted in 2016. Note: The last BC Stats population estimate for West Kelowna was released in 2013 and was 31, 212 (which is lower than the forecasted figure based on the last available Census data and a 2% growth rate as indicated above).
Employment Projections The RGS indicates that the Central Okanagan’s economic diversity has been its strength in the past and its future will depend on continuing to enhance that diversity. The RGS also states that although traditional employment generators will be important in the future, they will be complemented by the growth of other industries such as health care, education, research and development, tourism, aerospace, high tech sectors and small businesses.
In a similar fashion, Section 3.9 of the OCP (Economic Sustainability) acknowledges that the economy in West Kelowna is experiencing a transition from a resource based economy to one that is more diverse. It also acknowledges that local businesses within the municipality’s boundaries are competing with extensive commercial development in adjacent municipalities. Section 3.9.1 outlines the goals and objectives for West Kelowna to support a balanced economy by encouraging a mix of retail, commercial, service and industrial uses within the community.
Greenhouse Gas Emissions Section 3.7.5 of the OCP (Energy and Emissions Management) includes policies and actions to achieve targets for Greenhouse Gas (GHG) emissions reductions in the community that reflect the provincial targets for a 33% reduction in GHG emissions by 2020 from 2007 levels; and an 80% reduction in GHG emissions by 2050 from 2007 levels. These targets are in line with the RGS, which identifies meeting the provincial target of reducing GHG emissions by 80% from 2007 levels by 2050.
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Section 2 Community Context, Vision and Guiding Principles
1. Community Context
2. Community History
3. Population Overview
4. Community Vision
5. Guiding Principles
Section 2: Community Context, Vision & Guiding Principles 5
West Kelowna Official Community Plan Bylaw 2011 No. 0100
2.1 Community Context
West Kelowna is situated on the western shore of Okanagan Lake, located across from the City of Kelowna. The area covered by the OCP (see Map 1 Official Community Plan Area) totals approximately 12,197 hectares (122 sq. km) and extends from Highway 97C in the south to Rose Valley and Bear Creek Road in the north. We are bordered by the District of Peachland to the south; Westbank First Nation Community Forest to the North; and the Regional District of Central Okanagan (RDCO) with rural Crown land and large private land holdings to the north (see Map 2 Regional Context Map).
The Westbank First Nation (WFN) governs two reserves situated within the central and northeast portions of the municipal boundaries of West Kelowna. Created in 1860 and overseen by the WFN since 1963, Indian Reserves 9 and 10 (Tsinstikeptum hereafter referred to as IR#9 and IR#10) together cover about 980 hectares (2,420 acres).
To be effective, future planning processes for CWK should acknowledge and include collaboration with neighbouring jurisdictions to ensure a compatible, coordinated strategy for managing growth and development. The Okanagan Valley will continue to experience significant growth and pressure to develop agricultural, hillside and other greenfield lands. A coordinated, collaborative planning approach, founded upon a shared vision, will enable West Kelowna to direct growth and manage change for the long term health of the community.
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TSINSTIKEPTUM INDIAN RESERVE 10
TSINSTIKEPTUM INDIAN RESERVE 9
O k a n a g a n L a k e
0 1 2 4
Kilometers
OFFICIAL COMMUNITY PLAN BYLAW 2011, No. 0100 OFFICIAL COMMUNITY PLAN AREA West Kelowna OCP Area MAP 1
Map 1: Official Community Plan Area Section 2: Community Context, Vision & Guiding Principles 7
West Kelowna Official Community Plan Bylaw 2011 No. 0100
OFFICIAL COMMUNITY PLAN BYLAW 2011, No. 0100
REGIONAL CONTEXT MAP
MAP 2 Map 2: Regional Context 8 Section 2: Community Context, Vision & Guide Principles West Kelowna Official Community Plan Bylaw 2011 No. 0100
2.2 Community History
West Kelowna enjoys a long and varied history, dating back to early settlement by the Interior Salish peoples and the successive waves of immigration. From fur traders and farmers to ranchers and loggers, many have contributed to the community’s unique fabric. This section provides a brief history of West Kelowna.
2.2.1 Incorporation
Prior to 2007, the West Kelowna area was governed by the RDCO and the Province of BC, and was the most populated unincorporated area in the province. In June of 2007 a referendum was held, and citizens chose incorporation of a new independent municipality over amalgamation with the City of Kelowna. The new municipality was formally incorporated on December 6, 2007 as the Westside District Municipality. In August 2008, a Naming Committee was established to help select a new name for the municipality. A public opinion poll was held in conjunction with the November 15, 2008 municipal election, and the name ‘West Kelowna’ was officially chosen.
2.2.2 Human Settlement
The traditional territory of the Okanagan First Nations, members of the Interior Salish people known as the Syilx, extended from northern parts of Washington State to the Okanagan Valley. For thousands of years, the Syilx had a highly organized system of trade. They developed a resilient and sustainable social, cultural and economic systems centred on a hunting and gathering lifestyle.
By 1814, the Okanagan Valley became an important fur trade route from the Columbia River north to Fort St. James. European settlement in the Okanagan began with farming, supported by a system of land pre‐emption at the expense of the traditional Syilx territory. Eventually, the provincial government imposed a system of reserve lands for First Nations in place of their traditional territories. Two reserves (IR#9 and IR#10) were created within the boundary of what is now West Kelowna. The Westbank First Nation was initially part of the Okanagan Indian Band until receiving ‘local jurisdiction’ recognition as a separate entity in 1963. They have governed these areas since attaining self‐government status in 2005 (See Map 1).
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The first permanent European settlers on the west side of Okanagan Lake were the Allison family, whose original home still stands as a community heritage feature in the Lakeview Heights Neighbourhood. Most of the early settlement occurred around Shannon Lake, named after the region’s first postmaster Shannon Marshall. The arrival of more families necessitated the first school on the west side of Okanagan Lake and was constructed in 1897. To the west of Shannon Lake, Robert Goldie held a substantial piece of property and built a modest log cabin in the vicinity of the old Fur Brigade train stop. This historic residence still stands and serves as the oldest residence in West Kelowna.
The post-war years saw considerable residential growth in West Kelowna. Areas such as Lakeview Heights, once pasture land for the Allison family, became the preferred area for the settlement of veterans after the First and Second World Wars. It was in this area where the Veterans Land Act designated a 486 hectare (1,200 acre) subdivision.
Today, residential neighbourhoods comprise a significant portion of the land base in West Kelowna. These neighbourhoods are supported by Westbank Centre (historically known as Westbank Town Centre), which is West Kelowna’s main urban commercial centre, and the extensive commercial development which extends along Highway 97 on WFN IR#9. Industrial activity is focused north of Highway 97 in the vicinity of Stevens and Westlake Roads, and to the south at the Gorman Bros. Mill. Recent growth in the community and on WFN land has contributed to the need to demonstrate leadership in future planning to ensure a sustaining future.
2.2.3 Early Transportation
One of the earliest transportation networks was the Okanagan Fur Brigade Trail that ran parallel to Okanagan Lake through West Kelowna. Remnants of the trail still exist and can be seen at the memorial cairn dedicated in 1949, located along Highway 97 and the Old Okanagan Highway (now First Avenue). After enduring long distances of rocky, steep terrain, fur brigades typically stopped for a well-deserved break at MacDonald’s Plain. MacDonald’s Plain, named after a Hudson’s Bay Company officer, eventually became known as Westbank. Though formally decommissioned in 1848, the old Fur Brigade Trail was later used by gold seekers who flocked to the Fraser River in 1858 and the Cariboo in the early 1860’s.
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Farmers began to demand transportation improvements when rudimentary trails and the lack of a railroad on the west side of Okanagan Lake hindered access to the expanding mining market to the north. To meet farmers’ needs, a series of both private and government-owned ships began to cross Okanagan Lake, leading to the development of strategic docks and landings. Shorts Point, together with Gellatly and Hall Landings became community focal points. Two of the most remembered sternwheelers to cross the lake were Canadian Pacific Railway’s ‘Aberdeen’ and ‘Okanagan.’
The post-Second World War era saw rapid settlement, renewed calls for more frequent ferry service as well as the notion of a bridge. In 1958 the Okanagan Lake Bridge was officially opened. This 650 metre (2,100 foot) long floating bridge was the first of its kind in Canada and became a permanent landmark on the lake. Over time, increasing traffic volumes required construction of a replacement bridge and the William R. Bennett Bridge was completed in May 2008.
The Provincial one-way couplet and the Highway 97 extension built in 1985 form an important component of West Kelowna’s transportation network. The north-lanes of the one-way couplet are located on Main Street, the heart of Westbank Centre. Main Street contains some of the City’s most historic buildings including the 1929 Westbank Lions Club Community Hall, which has been used continuously as one of the few social gathering places in the community. The construction of the one-way couplet and the Highway 97 extension had a dramatic impact on the economic and social development of the community.
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2.2.4 Agriculture
Founded on a heritage of agriculture, West Kelowna is renowned nationally and internationally for fruit growing, nursery production and more recently, for a thriving wine culture. Successful farming in West Kelowna, however, has not always been the norm. Early agriculture was hindered by unpredictable cold snaps, planting of crops not well suited to local growing conditions, low prices for agricultural products, an under-developed transportation network, and a lack of regular access to water.
Major improvements in irrigation practices occurred around the year 1900, which coincided with the growing market associated with the Klondike Gold Rush and the development of mines in the Similkameen. The resultant expansion of orchards allowed secondary industries such as packing houses, pitting and evaporating plants, and even sawmills to fabricate crates for the shipment of fruit quickly emerged to handle the extraordinary increase in fruit production. The orchard industry, coupled with these secondary industries, played a pivotal role in creating a solid employment base for the area’s constantly expanding population. Development of the Lakeview and Westbank Irrigation Districts as key water providers within the community provided further support to the agricultural industry.
In the latter part of the 20th century, economic and development pressures brought challenges to agriculture. One of the political responses in BC included a regulatory change with the creation of the Agricultural Land Reserve (ALR). The ALR was created when the BC Land Commission Act came into effect in 1973 which established a special land use zone to protect BC’s diminishing supply of agricultural land. In addition to this intended effect, however, the ALR has also created both opportunity and challenge for agriculture and agricultural land owners.
Additionally, technology and innovation have important roles in the history of agriculture. Systems for all crop production have changed significantly and more recently orchard renovation continues to occur with new fruit varieties and planting techniques. New opportunities have also contributed to the agricultural industry, such as agri-tourism related to orchards and viticulture, and greater societal awareness of the importance for local food systems.
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2.2.5 Logging and Milling
Forest resources were important to both First Nations and European settlers. Early settlers needed timber to construct their log cabins and barns and later, wood was used for crates for the shipment of commercial fruit. Lewis Hitchner, who ran a successful logging operation in the Glenrosa area, opened the first sawmill. At first, logging operations relied heavily on animal power. Skidding was the most common method of transporting logs to the mills, a process which included horses and oxen pulling the heavy old growth timber over rough sawn skids. After the First World War, the logging industry experienced rapid technological change with the advent of steam powered logging machinery.
The Gorman Bros. Mill serves as an important link to the logging and milling history of the region, and remains an important employer in West Kelowna. A family-owned operation since the mill’s inception in 1953, the Gorman Brothers initially entered the business of custom fabricated wood crates for the shipping of fruit. Today, the mill generates an array of top- quality specialty wood products.
2.2.6 Community Development
Historically, agriculture and resource-based industry were the community’s primary land uses. Today, the private land base consists predominantly of residential uses. Various residential neighbourhoods have developed in the community over the years; these neighbourhoods include Casa Loma, Glenrosa, Lakeview Heights, Rose Valley, Shannon Lake, Smith Creek, West Kelowna Estates and Westbank. While many people live and work on the west side of Okanagan Lake, West Kelowna also acts as a bedroom community to adjacent municipalities.
West Kelowna’s land base also includes existing industrial, commercial, neighbourhood commercial and agricultural land uses. Industrial activity is focused in areas located north of Highway 97 in the vicinity of Stevens Road and south of Westbank Centre at the Gorman Bros. Mill. Westbank Centre (and the adjacent commercial lands on IR#9) is West Kelowna’s main commercial centre. A smaller urban centre is located in the Lakeview Heights neighbourhood on Anders Road. A third node of commercial activity is located in the Mt. Boucherie area, consisting of agricultural tourist, residential and community facilities.
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Historically Westbank Centre, and particularly Main Street, was the social and commercial heart of the West Kelowna area. However, under the jurisdiction of the Ministry of Transportation, the widening of Main Street in the mid-1980s, the construction of the Coquihalla Connector (Hwy 97C), and the construction of the Highway 97 couplet changed the once vibrant town centre. Currently, this area is an auto-oriented commercial area which is challenged by limited pedestrian and cyclist opportunities. In addition, the development of suburban shopping malls on the neighbouring WFN lands has drawn money, businesses and people away from Westbank Centre. As such, Westbank Centre is currently the focus of revitalization initiatives and is an integral component of the West Kelowna’s heritage.
This OCP envisions CWK as a vibrant urban community. West Kelowna is well situated to attract and benefit from new development and is often referred to as the “key to the Okanagan” as it is the first community reached when travelling east to the Okanagan via the Coquihalla Connector.
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2.3 Population Overview
This section provides current and projected population estimates for West Kelowna, as well as housing projections based on population estimates. Projections to both 2015 and 2030 are included. However, as there is limited Census data available for West Kelowna and the intent is to update this Plan in three to five years’ time, the 2015 projections are likely more accurate and appropriate to use.
2.3.1 Population Growth
The 2008 West Kelowna population is estimated to be 27,2611, according to the 2009 Demographic Profile for CWK prepared by the Central Okanagan Economic Development Commission (COEDC). This figure does not include the population of Westbank First Nation IR#9 and IR#10, both bounded by West Kelowna, which together have a population of 6,207 residents (2006 Census). Westbank First Nation band membership is 647 with approximately 59% of members residing on reserves (source: WFN). By large measure, the on-reserve population is comprised of non-band members. Overall, the combined population of West Kelowna, IR#9 and IR#10 in 2010 is approximately 35,000.
In the last 25 years (1981 to 2006) the westside area population has more than doubled, largely fuelled by significant growth from the mid-1980s to mid-1990s. While the late 1990s saw more modest growth, recent population figures indicate a current growth rate higher than that of the rest of British Columbia – close to 10% over the five years between 2001 and 2006.
Population projections prepared by BC Statistics (P.E.O.P.L.E. 32, August 2007) suggest that the RDCO will, over the next 24 years, grow at an average annual rate of 1.34%2. This would, by 2030, result in a regional population of approximately 233,300 - an increase of approximately 71,000 or 44 % from 2006. The population of West Kelowna comprises 17.9% of the total population of the RDCO (2006 Census).
1 Based on this 2008 population estimate, and using a conservative annual growth rate of 2%, the 2010 population estimate would be 28,258.
2 The Province’s population projections are based on assumptions such as declining birth rates, increasing death rates due to the aging demographic of the area, increasing life expectancy and migration of retirees from the rest of the country.
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For West Kelowna, consideration of available historical data, together with constraints to growth and improved access with the William R. Bennett Bridge suggest an average annual growth rate of 2.0%3. West Kelowna’s population is therefore projected to grow by approximately 11% to 31,199 by 2015, by more than 21% to 34,447 by 2020, and by nearly 50% to 41,990 by 2030. Future growth will likely be a result of people moving to West Kelowna rather than natural increase.
Table 1: History of Population Growth
Electoral Area OR First Nation Reserve 1981 1986 1991 1996 2001 2006 Electoral Area ‘G’ 5,716 5,666 7,267 9,268 10,066 28,793* Electoral Area ‘H’ 6,994 7,779 10,503 13,633 15,935 Tsinstikeptum IR #9 2,144 2,458 2,682 4,545 5,022 5,171 Tsinstikeptum IR#10 280 449 577 784 856 1,036 Total 15,134 16,352 21,029 28,230 31,879 35,000 % Total 5-Year Increase 8% 28% 34% 13% 10% Average Annual Growth Rate 1.6% 5.7% 6.8% 2.6% 2.1%
Source: Statistics Canada Census (except where noted).
*The COEDC figure is used for this OCP. The 2006 Census population for Electoral Area “Central Okanagan J” is similar at 28,972. In 2002 Electoral Area “G” and Electoral Area “H (Westbank)” were combined to create Electoral Area “Westside”. In the 2006 Census, the combined Electoral Area is referred to as “Central Okanagan J”. The 2008 population estimate attempts to remove the population associated with the area outside the boundary of CWK, which explains the ‘drop’ in population between COEDC’s 2006 and 2008 population estimates. New data will be collected by Statistic Canada in 2011 and available in 2012.
3 The estimated 2.0% annual growth rate for West Kelowna is the average of the P.E.O.P.L.E. 32, August 2007 projected growth rate for the RDCO (1.34%), and the 4 year average of actual growth within the RDCO noted in the COEDC 2009 Demographic Profile (2.7%). The annual growth rate estimate was chosen as a conservative estimate of the likely higher than average expected growth rate for West Kelowna based on migration.
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2.3.2 Age Distribution
Regionally, there is expected to be a rapid increase in the number of people in the 45 and older age groups for the next 25 years (natural increase plus in-migration of older retired people attracted by Central Okanagan climate, lifestyle, and amenities), as shown in Table 2 RDCO – Projected Age Distribution. It is expected that West Kelowna’s demographic profile will closely mirror that projected for the RDCO, and that therefore population growth in West Kelowna will be also accompanied by a changing pattern of age distribution. This would mean that by 2015 the population of West Kelowna would include approximately 5,960 children and youth under the age of 19, and about 5,930 seniors over the age of 65. Estimates of future population composition should be considered and reflected in planning amenities, services, and community design.
2.3.3 Housing Projections
There is a general trend in Canada towards smaller household sizes. This is due to a decline in overall birth rates, an increase in death rates and an increase in divorce. This trend will likely be moderated by an increase in blended households and elders moving in with their adult children.
BC Stats projection for the RDCO is for an average household size of 2.23. However, there is an expectation that West Kelowna average household size will be slightly higher than regional numbers to 2015 due to the current pattern of occupancy of 2.7 persons per household, based on the 2006 Census data regarding population and number of households. However, using the COEDC ‘adjusted’ 2008 population and estimated number of households based on building permits issued since 2006, the average household size of 2.3 persons per unit is used here.
Assuming an average annual growth rate of 2.0% and average household occupancy of 2.3 persons per unit as noted above, West Kelowna’s projected population and housing requirements for 2010 to 2030 are 13,732 new persons and an additional 5,970 residential units. By 2015, 1,278 new units will be required for 2,941 residents, increasing CWK’s housing stock from 12,286 to a total of 13,564 units. These additional housing units are expected to be made up of a variety of housing forms including single-family homes, ground- oriented multiple family homes, and apartment units and will likely include a variety in form of tenure as well.
Table 2: RDCO - Projected Age Distribution
Year % 0-19 %20-39 %40-64 %65+ Total % 2006 Census 22.4 22.6 36.0 19.0 100 2010 20.2 25.3 35.6 18.9 100 2015 19.1 25.6 35.1 20.2 100 2020 18.5 25.0 34.8 21.7 100 2025 18.2 23.2 35.0 23.6 100 2030 17.8 21.8 35.0 25.4 100 Source: BC Statistics Regional Population Projection (P.E.O.P.L.E. 32, August 2007)
Section 2: Community Context, Vision & Guiding Principles 17 West Kelowna Official Community Plan Bylaw 2011 No. 0100
2.4 Our Community Vision
This section presents a concise narrative of community values and the desired future for CWK. These values were extracted from the extensive public engagements. A complete summary of the consultation process that informed the development of this vision statement is available on the CWK website.
What We Value: West Kelowna is a safe and supportive community, defined by distinct and diverse neighbourhoods, set within the spectacular natural landscape of the Central Okanagan Valley. The dramatic forested backdrop – extending from Goat’s Peak and Upper Glenrosa to Rose Valley and Bear Creek – helps define the natural edges of CWK, while the feature landforms of Mount Boucherie, Powers Creek and smaller hilltops and streams both differentiate and unify a variety of neighbourhoods within CWK. We live on the western shores and hillsides overlooking Okanagan Lake and every place within West Kelowna finds a connection back to the water’s edge. Our local lifestyle is defined by a deep connection to the working landscapes of West Kelowna, a rich culture of outdoor activity afforded by our relatively mild climate and a progressive view for the sustainable future of CWK.
How We Will Grow: The community retains a smaller town feel as it guides future development through designation of growth areas and the protection of defining landscape features throughout CWK. Two identified Centres, Westbank and Boucherie, will accommodate the highest intensity and mix of land uses in more compact, pedestrian-oriented spaces to live, work and play. Neighbourhoods and small Neighbourhood Centres respect established character while providing for additional housing diversity and neighbourhood-scale commercial services. Attention to local architectural character, the pedestrian environment, parks and trails, increased transportation alternatives and water and energy efficiency enhances quality of life for all.
How We Will Prosper: West Kelowna is home to a diverse and healthy population comprising people of all ages and income brackets. Housing is available in a diversity of types and levels of affordability. Residents enjoy high mobility with access to effective transit options, including public greenways, containing walking and cycling trails that connect the community. Designated mixed-use, commercial and industrial areas support a diverse employment base. Residents celebrate local culture and heritage through access to and enhancement of a broad range of local recreational opportunities. CWK provides effective and
18 Section 2: Community Context, Vision & Guide Principles West Kelowna Official Community Plan Bylaw 2011 No. 0100
inclusive local governance, which respects the needs of West Kelowna’s citizens while continuing to foster a culture of sustainability.
2.5 Guiding Principles
A set of Guiding Principles for this OCP have been derived from the Community Vision. All policies in this OCP are based on these important, fundamental Guiding Principles. The following Guiding Principles are also consistent with the stated goals of the Regional Growth Strategy (see Section 1.3 Regional Context Statement):
2.5.1 OCP Guiding Principles for Planning & Design
• Respect the Varied Needs of West Kelowna’s Citizens
• Recognize and Help Create the Positive and Unique Characteristics of Place
• Create Compact, Complete and Safe Neighbourhoods
• Plan for Alternative Methods of Transportation
• Use Natural Resources in a Responsible Manner
• Create an Integrated Network of Parks and Natural Areas
• Protect and Enhance Ecological Integrity
• Protect and Enhance Agriculture
• Support and Celebrate Community Health, Culture and Heritage
• Support an Economically Sound Community
These Guiding Principles provide the framework that will enable CWK to create a more sustainable and complete community, and that will guide future planning policy development. These principles have informed all objectives and policies in this OCP and can be used to develop a comprehensive set of indicators to measure progress towards meeting OCP objectives (see Section 4.2.2 Monitoring).
Section 2: Community Context, Vision & Guiding Principles 19 West Kelowna Official Community Plan Bylaw 2011 No. 0100
Section 3 Objectives and Policies
1. Objectives and Policies 6. City Infrastructure & Overview Services
2. Growth Management 7. Environment & Climate Designations Action
3. Land Use Designations 8. Social Sustainability
4. Built Form 9. Economic Sustainability
5. Transportation Network 10. Financial Framework
20 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
Bylaw 3.1 Objectives and Policies Overview 100.42
As described in Section 1 Introduction, an Official Community Plan (OCP) establishes objectives and policies that direct future land use and servicing decisions. This section describes the plans, bylaws and processes that govern land development. Figure 1 Regulatory Planning and Development Approvals Framework shows the City’s hierarchy of policies and regulations for land use and development proposals.
Area Plans and Comprehensive Development Plans, as defined below, shall be prepared for areas where either Council has been requested to review development potential within a specified area or a proponent is contemplating a proposal which:
• Does not conform to the purpose and intent of the Official Community Plan;
• Has implications for population, number of units, servicing, social impact or economic burden for the City sufficient enough to warrant a comprehensive analysis;
• In Council’s view may affect adjacent properties, land use or the natural environment;
• In Council’s view may be affected by hazardous conditions;
• In Council’s view may affect municipal heritage sites, or a revitalization area; or
• Includes other matters unique to the plan area under consideration that raise potential implications for quality of life in the community.
Area Plans are plans, prepared by the municipality, that address land use, design, environmental, servicing and transportation issues for specified large areas of land at a finer level of detail than that provided in this OCP, and provide the link between the OCP and an actual development proposal and potential zoning amendment application. An Area Plan may be undertaken at the direction of Council, where there are
Section 3: Objectives and Policies 21 West Kelowna Official Community Plan Bylaw 2011 No. 0100
multiple land owners in areas of CWK experiencing pressure for development or re-development. Area Plans will address the subject lands as well as the interface with adjacent areas, including surrounding Land Use Designations to ensure appropriate transition in scale, form and character. Area plans should also specifically consider building height and maximum density, site coverage, setbacks and parking requirements to ensure that efficient human scale development, access to amenities and viable business operations can be achieved.
Area Plans are non-statutory documents that must be endorsed by Council to become valid, and only specific OCP-related policy changes, Land Use Designation changes or development permit areas and guidelines will be brought forward as an OCP amendment. Other regulatory amendments may also be required in order to fully enact the Area Plan, such as Zoning Amendments at the discretion of Council.
Comprehensive Development Plans are plans prepared for one or more parcels of land by a private landowner or owners that address land use, design, environmental, servicing and transportation issues.
Comprehensive Development Plans are non-statutory documents that must be endorsed by Council to become valid, and only specific OCP-related policy changes and Land Use Designation changes will be brought forward as an OCP amendment. (See also Section 4.1.1, Policy 8.)
The Zoning Bylaw specifies permitted land uses, as well as the form, siting, height and density of all development within the boundaries of West Kelowna to provide for the orderly development of the community and to avoid conflicts between incompatible uses. The Zoning Bylaw divides CWK into a variety of Residential, Commercial, Agricultural, Institutional, Industrial, and Parks & Open Spaces zones, each with its own specific regulations.
The OCP Land Use Designations shown on Schedule 1 Land Use Plan do not change a parcel’s existing zoning; instead, these designations indicate preferred land use. Therefore, existing zoning for any given parcel of land may or may not be consistent with the Land Use Designations shown on the OCP Land Use Plan. As zoning amendments are a discretionary power of Council, the preferred land use (shown on Schedule 1) does not guarantee the success of any future or specific zoning amendment application. Any change to the Zoning Bylaw must be consistent with this OCP, or otherwise would trigger an amendment to the OCP.
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Development Permit Areas may be designated to safeguard community goals for architectural as well as site form and character; protection of the natural environment; protection of development from hazardous conditions; revitalization of commercial areas; water and energy conservation; and for the reduction of greenhouse gas emissions.
All commercial, industrial and multiple family and intensive residential lands are subject to Development Permit regulations, as are all lands shown on Schedule 4 Aquatic and Sensitive Terrestrial Ecosystem Development Permit Areas and Schedule 5 Hillside and Wildfire Interface Development Permit Areas. Any proposal for development on these lands shall be considered in accordance with the objectives and guidelines contained in Section 4.3 Development Permit Areas and Guidelines. Council or the General Manager of Development Services (where delegated by Council) must approve a Development Permit before any site disturbance, construction or alteration can take place on properties situated within designated Development Permit Areas. However, some development in these areas may be exempted under certain conditions from the Development Permit requirement, which are outlined in Section 4.3.
A Building Permit is required for the construction, alteration or extension of a building or part of a building. A Building Permit may be issued when an applicant has submitted plans and documents showing that the proposed construction complies with building code requirements, applicable bylaws, and any issued Development Permits.
Section 3: Objectives and Policies 23 West Kelowna Official Community Plan Bylaw 2011 No. 0100
Figure 1: Regulatory Planning & Development Approvals Framework
The Regional District of Central Okanagan (RDCO) Growth Man- agement Strategy Bylaw No. 851 sets the direction for growth in the region, managing change over the long term.
The Official Community Plan (OCP) articulates the community’s vision and policies of the OCP for implementation within a spe- cific “neighbourhood” area.
Area Plans/Comprehensive Development Plans further refine the vision and policies of the OCP for implementation within a specific “neighbourhood” area.
The Zoning Bylaw regulates the specific land use, density and development permitted on properties.
The Subdivision process regulates the legal subdivision of land and sets the standards for road alignments and civic infrastruc- ture servicing.
Design Guidelines for public and private realm can maintain quality standards for neighbourhood form and character in ar- chitecture and landscape design.
Development Permits regulate development in terms of envi- ronmental, geotechnical hazard, commercial, multiple family residential and intensive residential form and character.
Building Permits may be issued subject to compliance with all of the above CWK requirements.
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3.2 Growth Management Designations (GMDs)
West Kelowna’s Growth Management Designations (GMDs) summarize and graphically or conceptually illustrate the CWK’s growth management policies and priorities. In particular, the GMDs identify growth priority areas and their broad attributes and characteristics are in line with the Community Vision as outlined in Section 2.4. As such, GMDs are more descriptive than regulatory. Development that does not conform to a GMD would not necessarily trigger an OCP amendment, except where inconsistent with identified Land Use Designations. The GMD concept is a proactive response to the pressures of growth, and is intended to improve the look and feel of urban areas, to foster ‘sense of place,’ and improve mobility and connectivity, while protecting physically defining features, such as environmentally significant habitats, agriculture and visually sensitive hillside areas.
GMDs are intended to work in conjunction with Land Use Designations. While GMDs define growth priority areas within West Kelowna, Land Use Designations identify land use location, type and intent (see Section 3.3 Land Use Designations).
The Growth Management Designations for CWK are as follows (see Table 3GMD Summary and Schedule 2 GMDs map):
• Boucherie/Westbank Centre
• Greenbelt and Greenway
• Corridor
• Agricultural Precinct
• Industrial
• Community Gateway
• Waterfront
• Rural Reserve (and Rural Reserve Boundary)
• Neighbourhood
• Neighbourhood Centre
• Comprehensive Development Areas
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The GMDs have been developed through a detailed analysis of West Kelowna’s signature natural features - watershed boundaries, slope systems, solar aspect, important views and significant vegetation. The GMDs are intended to identify, protect and enhance these features and their natural, recreational and scenic values for the community. These signature features define West Kelowna and contribute to the community’s identity and pride.
GMDs assist in the prioritization of long-range planning and servicing needs by directing new development to focused priority areas. The designations also create opportunities to design development incentives for specific areas, such as Boucherie and Westbank Centres, the Corridor and Neighbourhoods. Tools available to local government to expedite development in priority areas should be considered where possible and staff resources directed to those development applications that comply with the GMDs.
Future growth is certain, given West Kelowna’s natural beauty, position in the region, growing employment options and opportunities for development, as well as improved access via the William R. Bennett Bridge. Guiding the location of growth and form of development is critical to maintaining a high quality of life, and this will become more challenging over time as CWK has limited flat, non-agricultural land suitable for development,
The following Growth Management Designations are intended to prioritize and focus anticipated growth in the community to 2030. The colours, symbols and line work used in the table below (Table 3) are repeated on the Schedule 2 Growth Management Designations.
26 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
Bylaw Table 3: Growth Management Designation Summary 100.42
GM Desired Attributes Purposes Designation Boucherie/ • Most concentrated urban use & activity • To foster urban growth through infill Westbank • Mix of residential, commercial & civic uses and intensification as a preferred Centre alternative to continued expansion • Potential opportunities for increased height of low density development - land, and/or density through amenity zoning water resources & energy are used • Support density to foster support for transit more efficiently to accommodate use growth • Excellent pedestrian facilities (walkable) • Work towards vibrant, walkable, • Well-served by transit transit-oriented villages that enable people to live, shop, work & play • Widest range of amenities within them • Human-scale development at street level • Revitalize Westbank Centre as the • Parking encouraged to locate below grade historic & health-focused community to give priority to pedestrian circulation and heart, & invest in a second transit use community activity & employment • Connected, accessible public parks & open centre at the key location of Highway space 97 & Bartley Road area. Centres provide opportunities to express local culture to foster the unique CWK identity & promote economic development. Corridor • Adjacent to principle transportation route • Establish a linear focal area for higher Hwy 97 employment density light industrial, • Mix of Commercial & Industrial uses; OR office & commercial uses. Attractive Commercial & Residential built form creates a positive image of the community from the provincial • Encourage infill & redevelopment at higher highway while providing a buffer & densities to accommodate more jobs transition to other uses away from • Support business park-suited uses & ensure the Highway. high quality infrastructure & access to • North of Hwy 97, mixed use amenities transitions to more intense industrial • Continue to focus on transportation & uses. mobility • Prioritize high quality, accessible • Accommodate human scale & pedestrian vehicle, transit, bike & pedestrian orientation mobility while transforming built • Establish stronger relationships between form to a human-scale which new buildings & the street, instead of large integrates housing. Both contribute setbacks to economic development.
• Seek variety in architectural character • Consider less prominent surface parking such as parking at the rear of buildings
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GM Desired Attributes Purposes Designation Community • Key locations on Highway 97 that act as • To foster the image & identity of Gateway gateways to the community West Kelowna by acknowledging • Attractive built form, public spaces, arrival into the community at key welcoming & directional signage for the locations along the provincial City Highway. • Distinguishes West Kelowna’s jurisdiction from neighbouring Westbank First Nations land, Peachland, Kelowna, and the RDCO • Promote economic development by improving the image of these highly visible locations Industrial • Provides for a range of light & heavy • To preserve & enhance the regionally processing, manufacturing, warehousing significant large contiguous industrial & storage types uses which can be land area north of Highway 97 in the intensive & are often incompatible with vicinity of the Corridor designation residential use • Foster the continued use of the • Supports new emerging and high-tech Gorman Bros. Mill site for primary industrial sector industrial production Neighbour- • Low & medium density residential areas • Protect & enhance the local housing hood • Variety of ground-oriented residential types stock & existing neighbourhood in low-rise building form character • Slower traffic movement • Providing opportunities for localized housing diversity at appropriate • Accessible neighbourhood parks locations • System of safe bicycle & pedestrian pathways • Work toward compact, complete • May be identified within various communities that reduce vehicle development permit areas (see Section 4.3), trips, Greenhouse Gas (GHG) due to the nature of the development emissions & foster a healthy, • On hillsides, housing is clustered to preserve involved community open space, habitat & significant landscape • Steward sensitive hillside ecosystems features & prominent landscape features • On hillsides, innovative & environmentally valued by the community sensitive road design, servicing, built form & • Minimize cut & fill slopes and landscaping encourage development innovation • Hazards from slip & rockfall are minimized • Encourage a higher aesthetic standard in built form, landscape value, and protection of viewscapes
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GM Desired Attributes Purposes Designation Neighbour • A small scale node of Commercial & mixed • Provide opportunities for more - hood use located in Neighbourhood areas localized housing diversity & Centre • Goal to locate at central locations within commercial services. Work toward geographic neighbourhoods within a compact, complete communities that 10-minute walk for the majority of homes reduce vehicle trips, GHG emissions and in support of transit access, associated & foster a healthy, involved with multiple family housing (intensive community. residential) • Intent is to allow for neighbourhood services such as small market grocery, personal services, video stores, dry-cleaning, daycare, etc. Future • Conceptual location of neighbourhood • Location of future neighbourhood Neighbour- centre. centres to be determined through hood applicable planning process Centre
Greenbelts & • Interconnected linear parks & open spaces • Provide a network of community- Greenways • Provide mobility networks for bicycle & wide linear parks & natural areas pedestrian movement for all ages and designed to protect significant abilities landscape features, reinforce distinct geographic neighbourhood edges, • Strive for universal access, where appropriate strengthen recreation opportunities & support transportation alternatives Agricultural • Areas where the predominant uses are active • To recognize existing areas of unique Precinct agriculture & low density / rural residential & important land use patterns occurring side-by-side involving residential areas & working agricultural landscapes • To preserve & enhance the economic, tourism, food system, aesthetic & livability values of these areas • To support of financially viable models of local agriculture
Waterfront • The Okanagan Lake foreshore & adjacent • To preserve & increase public access properties & enjoyment of the Okanagan • Consider environmental protection of lake Lakeshore and lake front during development • Includes a coordinated approach to development, particularly tourist commercial use, which mitigates
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GM Desired Attributes Purposes Designation • negative impacts & ensures public enjoyment of the waterfront is significantly enhanced as a result of new development Rural Reserve • Crown land & Community Forest areas • Intentionally maintain lands in rural • Zoning amendments to accommodate use as a recognition of their intrinsic new greenfield development are not and/or natural resource values, encouraged including delineation of settlement areas, protection of landscape • Challenging terrain for development scale conservation objectives, & • Contains significant landscape features that preservation of watersheds contribute to community identity • Includes existing large lot rural • Environmentally sensitive ecosystems are residential and associated uses protected Rural Reserve • Focused growth within defined areas • Maintains the City’s current Boundary delineation of urban & rural areas as a means to better focus growth within existing developed areas • Fosters more efficient use of land & infrastructure. Comprehensive • Detailed site specific attributes are outlined • Align development opportunities Development in Section 3.2.12 with CWK’s Land Use Analysis and Area • Lands identified within previous 2005 OCP Growth Management Designations which require further assessment regarding and strategy development potential • Identify three separate areas which require a transition process to bridge between previous and new OCP policy, regarding area planning • Provide mechanism for evaluation of potential development in these three areas where development potential has not been thoroughly assessed • Protect visually prominent, hillside and environmentally sensitive areas • Provide general conditions relating to future assessment and limitations affecting each site • Identify significant constraints prior to considering development
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3.2.1 General Objectives and Policies
Overall Growth Management Designation Objectives
1. GMD designated lands are the priority areas for new growth and development in West Kelowna.
2. Ensure municipal servicing efficiency through prioritizing development of full urban services in already developed neighbourhoods within the Rural Reserve Boundary and promoting infill development on vacant or underutilized lands within serviced areas.
3. Protect environmentally significant lands, including sensitive ecosystems, hillsides and natural areas identified by the community.
4. Promote more efficient use of finite resources and encourage compact development patterns that also reduce
the consumption of these resources. Bylaw
5. Preserve and enhance the view and natural quality of 100.42 hillsides which contribute to the positive image of West Kelowna, providing aesthetic, social, cultural and economic community benefits.
Overall Growth Management Policies
1. Focus new growth and development in Boucherie and Westbank Centres, the Corridor and Neighbourhoods.
2. Discourage greenfield development outside of existing developed areas or approved Comprehensive Development Plan areas.
3. Consider any changes to land use proposed in areas covered by a Land Use Contract as an amendment to the Zoning Bylaw.
4. Consider the effect of proposed and existing development within Westbank First Nation lands on CWK’s growth management strategies.
Overall Growth Management Actions
1. Consider amending the Development Cost Charge (DCC) structure by establishing area specific DCC zones to appropriately reflect costs of providing municipal infrastructure to support growth. Consider establishing local service areas to address the cost of works not addressed by DCCs.
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3.2.2 Boucherie/Westbank Centre
The West Kelowna Official Community Plan designates two Centre areas as focal points within the community: Westbank and Boucherie. Located along Highway 97, these areas are intended to ‘bookend’ and be distinct from the auto-oriented commercial development in the Westbank First Nation jurisdiction. Boucherie and Westbank Centres are intended to be higher density, pedestrian oriented mixed use areas that include significant public amenities. The designation is intended to foster revitalization of the historically vibrant Westbank Centre, and to create a new mixed use hub in the area of the Bartley Road crossing of Highway 97 (Boucherie Centre).
Each Centre is intended to be an attractive, walkable node of employment and community amenities, and will develop according to complete community or smart growth best practices. This plan outlines objectives and policies intended to enhance existing development while recognizing opportunities for redevelopment with infrastructure and housing choices that support increased urban densities. Additionally, each Centre will develop in accordance with pedestrian-friendly design principles and will accommodate alternative modes of transportation, including walking, cycling, and public transit.
Boucherie and Westbank Centre Objectives
1. Increase the profile of West Kelowna in the region through the establishment of vibrant community nodes with distinctive, high quality form and character.
2. Prioritize revitalization and redevelopment in the Westbank Centre.
3. Increase the mix and intensity of land uses within Boucherie and Westbank Centres.
4. Recognize the unique characteristics of each Centre, realized through a comprehensive Area Plan process and associated design guidelines.
5. Foster a positive community image through the provision of public places and spaces appropriate to the mix of uses and range of services available in each Centre.
6. Promote economic development by encouraging a variety o f economic activities appropriate to the character of each Centre to increase employment diversity and proximity to adjacent neighbourhoods.
32 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
7. Accommodate public transit and alternative modes of transportation within Boucherie and Westbank Centres so that these commercial and industrial service nodes are linked by walking and cycling pathways to adjacent Neighbourhoods.
8. Protect, restore and integrate environmental features, such as watercourses or habitat areas, within the design of Boucherie and Westbank Centres.
9. Reduce consumption and promote conservation of water, energy and materials in the planning and design of Boucherie and Westbank Centre building, infrastructure, and the public realm.
Boucherie and Westbank Centre Policies
1. Westbank Centre is the hub for local heritage, arts and culture, agri-tourism and community health facilities. Development in Westbank Centre will be consistent with the sustainability principles outlined in this OCP, and will reflect the area’s heritage and focus as a primary commercial district. Uses will include an integrated mix of residential, community services and facilities, personal services, commercial and institutional facilities. Public gathering places should be provided in a diversity of forms, welcoming residents and visitors alike.
2. Boucherie Centre will develop as the eastern bookend of commercial, industrial, residential and personal service facilities, in a compact form that maximizes the use of existing infrastructure. Development in this centre will build on the existing industrial and business park orientation with complimentary mixed uses that do not deter from the success of the Westbank Centre with a mix of civic, commercial, office and light industrial uses, with associated residential neighbourhoods. Development in Boucherie Centre will be consistent with the sustainability principles outlined in this OCP.
3. Until such time as Boucherie and Westbank Centre Area Plans are approved, increased heights and densities may be considered in Centres when the development proposal does not negatively affect the public realm (sun/shadow and visual impact studies will be required) and includes significant community benefit (see Section 4.1.1 Development Implementation Policies).
4. Until such time as Boucherie and Westbank Centre Area Plans are approved, building height and density should decrease with distance from the Centre core in order to focus density, create Section 3: Objectives and Policies 33 West Kelowna Official Community Plan Bylaw 2011 No. 0100
a vibrant core and provide transition to other lower density uses.
5. Encourage employment generating uses (such as retail, office, cultural, service, entertainment and/or institutional development) in mixed use buildings, and require commercial uses at grade.
6. Consider the safety of the non-motorized traveler in the planning of municipal roadways. Through the Master Planning process, CWK will work with the Ministry of Transportation and Infrastructure to develop road standards for those portions of Highway 97 that pass through the Westbank and Boucherie Centre areas.
7. Provide primary parking through a combination of underground parking, parking at the rear of buildings, on-street parking and central parking facilities. Primary parking areas between the front face of buildings and the street in Boucherie and Westbank Centres is discouraged.
8. Future social and community services will be distributed between the Centres to best meet the needs of residents and target populations.
9. Promote energy efficient building design and practice. Encourage Green Building strategies for all new development to reduce the use and waste of water and energy resources and to reduce greenhouse gas (GHG) emissions (see Section 3.4 Built Form and 3.7.3 Building Performance, Energy and Emissions).
Boucherie and Westbank Centre Actions
1. Update the 1999 Westbank Town Centre Plan, including urban design and public realm design guidelines.
2. Undertake the preparation o f a comprehensive Area Plan process for Boucherie Centre, including preparation of urban design and public realm design guidelines.
3. For Westbank and Boucherie Area Plans, examine regulations related to site coverage, setbacks, parking requirements and maximum density to ensure that efficient human scale development, access to amenities, and viable commercial operations can be achieved.
4. Upon completion of Area Plans for Westbank and Boucherie Centres, consider amendments to the Zoning Bylaw to accommodate proposed uses and heights where there is a substantial benefit to the community (see Section 4.1.1 Development Implementation Policies), building performance guidelines are met, and shadow and visual impact studies confirm there are no unacceptable impacts to the public realm.
5. Consider reduced DCC’s for projects within the Boucherie/Westbank Centres which support mixed land uses to encourage the economic vitality of these areas.
3.2.3 Corridor The Corridor Growth Management designation re-examines the role of lands flanking the portion of Highway 97 that travels through West Kelowna within the context of urban design and place making. The Corridor will accommodate a higher intensity mix of uses, while retaining focus on transportation and mobility. The intent of the Corridor is to establish a “friendly face” along the highway, as well as serve as a physical buffer and transition to adjacent land uses.
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Corridor Objectives
1. Foster a positive community impression through development that creates a welcoming, attractive and liveable image.
2. Promote economic development and efficient land use through the increase of densities and the mix of land uses.
3. Facilitate transit and pedestrian access and service, while ensuring the long term function of Hwy 97.
4. Encourage a human scale and pedestrian-oriented form of development.
Corridor Policies
1. Corridor development will be characterized by a mix of commercial, light industrial, professional, service and residential uses.
2. Consider increased density and building height where there is a substantial benefit to the community (see Section 4.1.1 Development Implementation Policies), building performance guidelines are met, and shadow and visual impact studies confirm there are no unacceptable impacts to the public realm.
3. Building height and density should decrease with distance from Highway 97.
4. Encourage ground floor commercial or community uses to invite public activity at the street interface.
5. Encourage offices associated with any of the permitted land uses to locate within the upper storeys of any building adjacent to Highway 97.
6. Discourage residential uses adjacent to Highway 97 unless traffic noise is sufficiently buffered by distance or physical separation.
7. Recognize the importance of Boucherie and Westbank Centres as well as regional destinations and encourage design for the safe movement of pedestrians, cyclists and transit through appropriate facilities and connections.
8. Encourage development of public parks and natural areas in the Corridor in the form of landscaped boulevards, plazas, pocket parks and environmental features.
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9. Consider improvements that accommodate alternative modes of transportation and transit, add to the human scale of the corridor, increase the proportion of landscaping and green space, and improve safety for non-motorized travelers during the planning and design stage for improvements to and/or redevelopment of the Corridor to improve automobile travel. Consider sidewalk and landscaping design to enhance pedestrian and vehicle separation.
10. Provide primary parking through a combination of underground parking, parking at the rear of buildings, and central parking facilities. Primary parking areas between the front face of buildings and the street is discouraged.
11. Ecological features, such as hillsides, watercourses, riparian areas, significant trees and other environmentally sensitive lands are recognized as valuable attributes. Development may proceed only where the impacts on these ecological features are minimized and can be mitigated to the satisfaction of CWK.
12. Promote energy efficient building design and practice. Encourage Green building strategies for all commercial, industrial, residential, professional or institutional facilities to reduce the use and waste of water and energy resources and to reduce greenhouse gas (GHG) emissions (see also Sections 3.4 Built Form and 3.7.3 Building Performance, Energy and Emissions.)
Corridor Actions
1. Undertake the preparation o f an Area Plan, including design guidelines, for the Corridor area along Highway 97, extending from the WFN IR#10 boundary in the east to Bartley Road in the west.
2. Upon completion of an Area Plan, consider amending the Zoning Bylaw to accommodate Corridor mixed use and to encourage development of high- technology, office, research and development, specialized manufacturing uses, some light industrial and secondary or service commercial uses.
3.2.4 Community Gateway
The Community Gateway designation is created with the express intent of establishing a distinct sense of arrival to West Kelowna from each direction along Highway 97. Attractive built form, signage and access from the Highway welcome visitors and create a positive image of the community. Community gateway nodes serve to distinguish 36 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
West Kelowna from the neighbouring Westbank First Nation lands, Peachland, RDCO and City of Kelowna.
Community Gateway Objectives
1. Increase the profile of West Kelowna in the region.
2. Promote economic development.
3. Create a positive community impression of West Kelowna through development that fosters a welcoming, attractive and liveable image.
Community Gateway Policies
1. Encourage initiatives that will establish a distinct sense of arrival in West Kelowna through quality landscape and built form at key points of entry to the community.
Community Gateway Actions
1. Work with landowners and community stakeholders to develop a comprehensive Area Plan and Development Permit Guidelines for Community Gateways. The plan should include consideration of the nature of access from the Highway, welcome signage, directional signage, building and site form and character, landscaping, and public art.
2. Within the Economic Development Plan consider the “Community Gateway” designation and incorporate the gateway concept into the larger economic development context.
3.2.5 Industrial
The Industrial Growth Management Designation acknowledges the importance of the existing industrial presence within CWK, indicates where industrial redevelopment should occur, and highlights opportunities to expand into new emerging industrial sectors. As the Industrial areas are mainly located along or off Highway 97, there is also a need to encourage an attractive built form, ensure quality signage and accessibility from the Highway in order to attract business, welcome visitors and create a positive image of the community.
Industrial Objectives
1. Foster redevelopment and continued growth within the identified Industrial areas as a vital economic component of CWK.
2. Promote a positive community image of West Kelowna through development that cultivates a welcoming, attractive and liveable image along the highway corridor areas.
Industrial Policies
1. Support initiatives that promote the development of innovative technologies, emerging industries and the strengthening of economic opportunities within the Industrial and Business Park designations.
2. Promote an enhanced form and character within the Industrial and Business Park land use designations through redevelopment and revitalization, especially where adjacent to other uses or where visible from main thoroughfares.
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3. Encourage initiatives that will enhance the industrial land use while establishing a distinct character through quality landscaping and built form at key points of entry and along public corridors to the industrial and business parks.
4. Support development densities and employment centres that promote transit use.
5. Where appropriate light and medium industrial development should consider transit-oriented and pedestrian-friendly design elements, as well as pedestrian connectivity.
Industrial Actions
1. Work with landowners and community and industrial stakeholders to develop an Area Plan for the lands included in the Industrial Growth Management Designation. The plan should include consideration of access from the Highway; welcome signage, directional signage, building and site form and character, and landscaping.
2. Work with landowners and industrial stakeholders to develop an Industrial Land Study to determine industrial land capacity, assess needs and identify potential locations for a variety of future industrial and business park uses and strategies to encourage existing and emerging industrial business development and revitalization. This plan should consider the larger economic development context.
3.2.6 Neighbourhood
Most of the developable land identified within the Rural Reserve Boundary for future growth in CWK lies within existing Neighbourhood, Corridor, Boucherie/Westbank Centre and Comprehensive Development Areas. The purpose of this OCP section is to ensure that infill, redevelopment and new development is sensitive to surrounding neighbourhood character and meets the needs of a changing population. The Neighbourhood designation applies to existing residential areas outside of Boucherie and Westbank Centres.
Neighbourhoods make up much of the land base in West Kelowna and their diversity and character contribute to the unique identity of the community. In order to maintain the viability, liveability and affordability of these distinct neighbourhoods, it is critical that CWK continues to invest in infrastructure upgrades as required, enhances access to parks, recreation and services within neighbourhoods and ensures that new development contributes to and respects the character of existing neighbourhoods.
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Neighbourhood Objectives
1. Maintain and enhance the character and liveability of existing neighbourhoods.
2. Increase housing choice and neighbourhood amenities in a manner that complements existing neighbourhood character.
3. Protect, restore, and integrate environmental features such as watercourses, hillsides, and habitat areas within neighbourhoods.
4. Facilitate pedestrian access, with potential links to transit service.
Neighbourhood Policies
1. A broad range of housing types from single detached, compact single detached, duplex, townhouse, and multiple family units are encouraged in Neighbourhood areas, where appropriate.
2. In general, medium and high density multiple family housing types greater than three storeys should be located within a 10 minute walking radius (less than one kilometre) of Boucherie, Westbank, or Neighbourhood Centres.
3. An appropriate transition, such as landscape buffering, increased setbacks and stepped building massing, should be provided between medium/high density multiple family housing and single detached/compact single detached housing forms.
4. Where appropriate, infill development including smaller lot sizes, carriage homes and small-scale ground-oriented multiple family housing (2-4 units) may be considered within developed neighbourhoods with a Single Family Residential land use designation.
5. Smaller lot sizes and multiple family housing are generally not supported in areas identified on Schedule 5 Hillside & Wildlife Interface Development Permit Areas and the Agricultural Precinct identified on Schedule 2 Growth Management Designations.
6. Encourage infill housing in residential areas and ensure infill housing is designed to:
a. Complement the type, scale, use and character of adjacent buildings and the neighbourhood, b. Respect adjacent private outdoor spaces; and c. Respect the ground-oriented nature of existing adjacent houses.
7. Ensure parks and open space form an integral component of the land base in neighbourhoods.
8. Ensure safe pedestrian movement for people of all ages and abilities in and between Neighbourhoods via an integrated mobility network of designated trails and sidewalks.
9. Encourage clustered housing designed to protect environmentally sensitive features, steep slopes and other hazard lands, and provide for natural open spaces with Neighbourhoods.
10. Encourage medium density multiple family developments at the entrance points of a Neighbourhood, where there is access from collector and arterial roads. Discourage medium and high density multiple family development that requires access through existing single family areas along local roads.
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Neighbourhood Actions
1. Undertake a review of residential zones and development-related bylaws to ensure built form, scale and permitted uses reflect the intent of the OCP.
2. To encourage a diversity of housing forms and recognize the infrastructure and resource efficiencies of compact, higher density development, review and consider amending CWK’s Residential Development Cost Charges structure to size-based DCC charges, whereby a unit’s DCCs are calculated on the basis of the square footage of the unit.
3.2.7 Neighbourhood Centre
The Neighbourhood Centre designation is intended to promote the inclusion of small nodes of small-scale retail and service uses within neighbourhoods to provide for the convenience needs of the neighbourhood. These small nodes are a component of a compact, complete community. The designation will identify an appropriate location for each neighbourhood centre and serve to reduce frequent vehicle trips to larger commercial centres for day-to-day needs.
Neighbourhood Centre Objectives
1. Allow development of small-scale commercial uses appropriate to a residential setting, which serve as a gathering place and help meet day-to-day needs.
2. Promote more secure walkable Neighbourhoods.
3. Facilitate transit and pedestrian access and service.
4. Reduce community greenhouse gas emissions by reducing single occupancy vehicle trips.
Neighbourhood Centre Policies
1. Consider locating Neighbourhood Centres along an arterial or collector road served by transit.
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2. When reviewing zoning amendment applications to allow neighbourhood commercial uses, the following factors must be considered:
a. Proximity to other neighbourhood commercial centres;
b. Comparison of proposed density to be constructed and anticipated development within the neighbourhood area in order to determine the need and resulting scale;
c. Pedestrian and cycling connections to the development site;
d. Opportunities for motorized vehicle access, including delivery trucks, and parking requirements;
e. Opportunities for public gathering space;
f. Ability to buffer commercial uses from existing residential or school uses.
3. Where appropriate, allow a mix of at-grade commercial and personal services while encouraging residential use on upper storeys.
4. Neighbourhood Centres should be located more than one kilometre (or a 10-minute walk) from the periphery of Boucherie or Westbank Centre areas.
5. Encourage development within Neighbourhood Centres to utilize innovative high quality design that integrates with and enhances the existing neighbourhood character. Increased setbacks will be required where necessary to enhance the open space network and public gathering spaces, or to provide an appropriate transition to adjacent land uses.
3.2.8 Agricultural Precinct
Areas of existing housing interspersed within working agricultural landscapes are unique and valuable land use patterns which contribute to the identity of West Kelowna. This OCP aims to preserve and enhance the social, cultural, tourism and economic values of these areas, and to foster the unique character in Agricultural Precincts provided by the unique blend of uses in ways that sustain the livelihood of agriculture. [For expanded agricultural policy see also Section 3.3 for Agricultural Land Use designation.]
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Agricultural Precinct Objectives
1. Conserve and enhance agriculture in CWK.
2. Investigate opportunities to minimize urban-agricultural conflicts that do not impact farm operations. 3. Ensure residential forms and densities that are compatible with working agricultural operations. 4. Promote secondary and tertiary farm activities (e.g. Agri- tourism) that contribute to local economic development.
Agricultural Precinct Policies
1. Seek to maintain agricultural lands and uses within Agricultural Precincts that possess significant agricultural value through tools such as covenants, land trusts and/or zoning.
2. For land adjacent to ALR or agriculturally zoned land, at time of subdivision, zoning or development, CWK may require the registration of a covenant advising existing and future land owners that their property is adjacent to agricultural land which is subject to normal farm practices protected under the Provincial Farm Practices Protection (Right to Farm) Act. The covenant can restrict the use of pest control, weed control and certain species of plants as outlined in the General Guidelines for all Development Permits.
3. Strive to buffer rural and agricultural lands from adjacent urban residential development as part of development and subdivision proposals, where appropriate.
4. Consider uses that are complementary to agricultural as a transition between existing urban development and farm operations, which may include uses such as alley cropping, trails, pathways, and natural areas. Consideration of such uses should not be construed as support for subdivision to smaller parcels.
Agricultural Precinct Actions
1. As part of an Agricultural Plan for CWK, develop guidelines for new growth and development in Agricultural Precincts to ensure the resiliency of agriculture and agri-tourism is preserved and enhanced.
2. Develop appropriate regulations and guidelines for “intensive agriculture” in consultation with farmers and other stakeholders to minimize the impact of such activities on residential and agricultural neighbours. 42 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
3.2.9 Greenbelts and Greenways
This Greenbelts and Greenways designation establishes an interconnected network of community-wide linear parks designed to protect significant landscape features, reinforce development edges, strengthen recreation opportunities and support multi-modal transportation alternatives. Greenbelts and greenways consisting of trees and climate-appropriate vegetation serve to improve community health and live ability by providing wildlife habitat, softening the visual impacts of hillside development, improving rainwater infiltration and air quality, and reducing energy consumption. The greenbelts and greenways shown on the Schedule 2 and 3 include both existing and proposed park space and/or greenspace. Proposed greenbelts and greenways may be acquired at time of zoning amendment and subdivision.
Greenbelts and Greenways Objectives
1. Create and sustain a network of parks and open space within CWK through designation of greenbelts and greenways.
2. Promote recreation and alternative transportation through the development of greenway trails.
3. Establish natural landscape features to buffer adjacent land uses and define neighbourhood edges.
4. Encourage the development of greenbelts and greenways that assist in the retention of natural areas and important viewscapes.
5. Manage trees and forested areas on CWK owned lands for the safety of residents.
6. Work collaboratively with other agencies to ensure consistently in the completion of existing and future Greenbelt and Greenways within CWK and to the region as a whole.
Greenbelts and Greenways Policies
1. Work with supporting agencies and interested community groups to promote and to develop community greenways [See Schedule 3 for a Community Greenbelt and Greenway Network Concept Plan]. There are a number of tools that may be used to secure the greenbelts and/or greenways. As such, the lands identified within Schedule 3 Community Greenbelt and Greenway Network as Greenbelts and Greenways are not specifically identified for CWK acquisition. Specific park land acquisition and funding strategies have been identified in the 2010 Parks and Recreation Master Plan.
2. Support development of pathways, viewing points and rest areas within greenbelts and greenways. These will be supported, sited and installed in an environmentally sensitive manner.
3. At zoning amendment and subdivision stage, protect as greenbelts private lands that possess significant environmental, urban forest or recreational value through: parkland dedication, registration of a Section 219 covenant, or right of way.
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4. Maintain existing vegetated areas in greenbelts and greenways, and restore vegetative cover to naturally forested hillside areas for the purpose of controlling erosion, providing habitat and enhancing the natural beauty of CWK, while ensuring wildfire best management practices are maintained, as per the City’s Community Wildfire Protection Plan, 2009.
5. Encourage the use of native plant and tree species in landscaping on public and private lands, where appropriate.
6. Ensure the linkage of natural areas with parks, watercourses, and greenbelts in adjacent neighbourhoods to provide connectivity for recreation as well as provide habitat for rare plants and animals associated with the Okanagan Valley.
Greenbelts and Greenways Actions
1. Develop a Greenbelt and Greenways Plan which identifies short, medium and long-term actions and implementation steps for the potential acquisition, development and maintenance of the greenways identified in this OCP on Schedule 2 Growth Management Designations and Schedule 3 Community Greenbelt and Greenway Network Concept, and integrates with the Parks and Recreation Master Plan and the Transportation Master Plan.
3.2.10 Waterfront
The Waterfront designation applies to the Okanagan Lake foreshore and adjoining parcels of land in West Kelowna. Achieving a balance among the many values associated with waterfront lands, and particularly between private use and public access, is a challenge addressed by the OCP. The Waterfront designation serves to promote the Okanagan Lake for community and visitor use, identifying lands for marinas, commercial services, residential uses, active recreation, parks and natural areas, viewpoints and foreshore trails. The Waterfront designation identifies both upland and foreshore water interests that will be highlighted in greater detail through the completion of a Waterfront Plan.
Waterfront Objectives
1. Increase public waterfront access opportunities in CWK.
2. Over the long term, identify, plan and strive to complete a continuous public access waterfront trail. A combination of public and private lands will be required to complete this trail and development of this trail will be coordinated with the Westbank First Nation.
3. Balance residential, commercial and recreational use of the waterfront with the protection and enhancement of areas of natural foreshore habitat for fish and other aquatic life.
4. Promote tourist commercial uses at specified locations.
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Waterfront Policies
1. Retain land currently in public ownership located next to water (streams, lakes and reservoirs), or alternately maintain the same amount of land on the water via land swap, consolidation or other means.
2. Support foreshore leases for uses such as docks when they are ancillary to an upland use, are designed to maintain or enhance natural function of the foreshore and do not impede public access along the foreshore.
3. Support continued provincial management of Okanagan Lake for a variety of uses such as: marine recreation, transportation, and conservation, as well as water resource values. Work in concert with provincial legislation to regulate the location, size, and operation of marinas and other commercial uses proposed for the foreshore.
4. Support and implement the recommendations of watercourse specific management plans such as the Okanagan Lake Foreshore Plan (2007) and the Central Okanagan Lake Foreshore Inventory and Mapping Report (2005).
Waterfront Actions
1. Develop a Waterfront Plan in consultation with the Westbank First Nation, Ministry of Environment and other key stakeholders. This plan will include acquisition strategies, routing options and design standards for a public waterfront trail walkway and provision for access to the foreshore.
2. Develop a Waterfront Acquisition Strategy to obtain public waterfront access to Okanagan Lake and related public amenities through a combination of land acquisition, parkland dedication, rights-of- way and negotiation with waterfront development in accordance with the Waterfront Plan, Parks and Recreation Master Plan and/or separate CWK Land Acquisition Strategy.
3. Consider implementing additional Water Use Zones to allow for more intensive water uses on Okanagan Lake. Intensive Water Use Zones would be situated away from streams, water intakes, environmentally, socially and culturally sensitive features.
4. Prepare a Tourist-Commercial Plan to promote the economic development of the Okanagan Lake within the community, which may include consideration of items such as public moorage in support of in-bound day trips, promotion of identified commercial areas and multi-use public space.
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3.2.11 Rural Reserve
Rural Reserve areas are intended to maintain lands in rural use in recognition of their intrinsic and/or natural resource values. A large portion of Rural Reserve is Crown land with Community Forest assignment authorized under the Forest Act to the Westbank First Nation (see Schedule 1). Rural Reserve is particularly valued by CWK for delineation of settlement areas, protection of natural areas to achieve conservation objectives, and preservation of watershed health and associated water quality.
Rural Reserve Objectives
1. Maintain the existing Rural Reserve Boundary as a growth boundary for urban development and servicing, where servicing remains subject to long-term infrastructure planning. After further study, areas within identified Comprehensive Development Areas also have the potential to return to the Rural Reserve with resulting amendments to the Rural Reserve Boundary.
2. Identify lands for future community needs (parkland, natural areas, future transmission or transportation corridor, public works storage yard/composting facility) in advance of urban expansion.
Rural Reserve Policies
1. In the next 5 to 10 years, no new additional greenfield areas in Rural Reserve lands are expected to be required to meet the needs of the community. After this time period, a CWK land analysis should be completed to identify potential new greenfield development opportunities based on any identified need. This analysis will bring greater certainty regarding future residential supply, as well as the orderly provision of supporting infrastructure.
2. Subdivision in the Rural Reserve is not supported, except where zoning amendments are not required and minimum parcel sizes within the designation can be met.
3. An Area Plan is required for any development proposed on existing lands identified as Rural Reserve, as well as any future lands identified in CWK’s land analysis where the analysis may recommend a designation change to accommodate development.
Rural Reserve Actions
1. Complete an annual Land Use Inventory to review the status of vacant and developed land by designation and zone, remaining potential build out, potential build out of land under application and comparison of total inventory to population projection.
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2. Complete a CWK land analysis in the next 5 to 10 years to identify whether there is any identified need for potential new greenfield development opportunities outside the Rural Reserve boundary.
3.2.12 Comprehensive Development Areas Policies
The Comprehensive Development Area designation applies to lands which have not been thoroughly assessed for development potential or where significant constraints have been identified which may affect the potential development of the site (e.g. infrastructure, servicing, access, topography, visual impact or environmentally sensitive areas). For these reasons, these areas must be planned on a comprehensive basis.
Three specific areas have been identified in this designation, including those associated with Goat’s Peak, Smith Creek, and the Raymer area. Application has been made to DWK for the completion of a neighbourhood plan or study area plan under the provisions of the 2005 Westside OCP for all or portions of these three subject areas.
Prior to furthering development concepts and timelines for these areas, a study must be completed that includes a detailed evaluation of the site specific constraints in consideration of DWK’s anticipated growth and the results of DWK’s land use inventory. Although development of these lands may not be anticipated within the life of this OCP, there has been some expressed desire to more adequately assess these lands for feasibility of future development.
Consideration of these lands for development may occur as authorized through resolution of Council, based on the Development Approvals Framework outlined in Section 3.1, which is generally as follows:
1. Comprehensive Development Plans (CDP) may be undertaken where a single applicant or group of adjoining land owners work collaboratively to prepare a consolidated development plan for a specific area.
2. Area Plans (AP) will be undertaken by DWK, as directed by Council, where there are multiple land owners in areas of DWK experiencing pressures for development or re-development.
Where applicable, DWK may require collaboration/joint applications between adjoining landowners to ensure comprehensive development planning. (See also Section 3.1 and 4.1.1 for additional detail/ regarding the implementation of Area Plans and Comprehensive Development Plans.)
Comprehensive Development Area Objectives
1. Provide potential development opportunities which are responsive to the results of DWK’s growth management strategies, and ongoing Land Use Analysis.
2. Ensure that potential development is responsive to the topography and servicing challenges on the site.
3. Protect visually prominent hillsides, ridgelines and environmentally sensitive areas.
4. Identify and evaluate impacts (both short and long term) to the community, and provide a thorough understanding of potential implications in these areas prior to consideration of development. Section 3: Objectives and Policies 47 West Kelowna Official Community Plan Bylaw 2011 No. 0100
5. Ensure that new development provides clear and substantial benefits to the community.
6. Minimize unacceptable impacts to the community or the environment.
7. Ensure that the planning of new neighbourhoods and design of community infrastructure occurs in advance of individual or site-specific official community plan, zoning amendment and subdivision applications.
8. Support neighbourhood commercial areas provided they fit well with the neighbourhood, are compatible with services and other land uses in the area and are viable given the location and community size.
General
1. Consider applications for development only where community infrastructure (particularly network roads, community sewer, and community water supply) may be extended in a sequential and cost effective manner.
2. Where a Comprehensive Development Plan (CDP) has been completed for a CD Area and endorsed by Council, the CWK will bring forward amendments to amend the OCP Bylaw to ensure consistency with the approved CDP. Following the OCP amendment, CWK will consider support of individual Zoning Bylaw amendment applications that are consistent with the CDP and OCP.
Proposals within the CD Areas to amend the OCP or Zoning Bylaws prior to the completion of a Comprehensive Development Plan or contrary to a CDP are unlikely to receive support. However, the application remains subject to Council discretion and Council would consider the application in accordance with Section 460(2) of the Local Government Act.
3. Prior to commencement of a Comprehensive Development Area Plan, terms of reference will be prepared by the General Manager of Development Services, and brought forward to Council for consideration. The Terms of Reference will outline the general and specific requirements common to Comprehensive Development Area Plans (as outlined by CWK) including, but not limited to the following requirements:
a. Community input and consultation;
b. Evaluation of natural drainage patterns, downstream impacts and geotechnical constraints, significant environmental features, and ecosystem connectivity on and offsite;
c. Identification of historical, archaeological and landscape features with an adequate response to those features through the design of the plan;
d. Evaluation of the current and future potential land uses in the surrounding areas, and recommended buffers, where necessary;
e. Evaluation of transportation requirements including road, pedestrian, transit and bike path requirements including any off site impacts or improvements necessitated by the development;
f. Evaluation of infrastructure requirements such as water supply, sewage collection and disposal, as well as stormwater management;
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g. Evaluation of future road networks including the identification of transportation items such as: future collector and arterial roads, truck and transit routes, access to lands beyond, corridors and connections between new neighbourhoods, town centres and amenity areas such as Okanagan Lake; h. Evaluation of the requirements and needs for community services, amenities and parks in new residential neighbourhoods as well as surrounding area (the approximate location of community amenities and services such as schools, parks, community centres and daycares, extended care facilities and commercial centres in the plan area); i. Evaluation of natural hazards (such as wildfire, geotechnical, flooding, or other hazard); j. Indication of the areas to remain undeveloped, the areas to be retained as agriculture or resource use, and the land uses within the future settlement areas; k. Indication of the areas for housing and the mix of housing to be included within those areas; l. Evaluation of the proposed development in accordance with the requirements of any development permit objectives and guidelines that apply to the area; m. Evaluation of the opportunities to design for water conservation and reduce rates of water use on a neighbourhood level; n. Analysis and incorporation of amenity zones and density transfer, which will be considered and encouraged for purposes such as environmental protection, obtaining or preserving open space and public areas, and rental or special needs accommodation, as per discretionary zoning principles (see Section 4.1.1 Development Implementation Policies); o. Plans showing concentration and clustering of development on lands that are not environmentally or visually sensitive, or identified as needed for additional community open space; p. Phasing plans for new neighbourhoods that will occur in phases that match the availability of full urban services - connection to established community run systems will be preferred; q. Where possible, endeavour to achieve a minimum of:
• 20% of hillside to remain as natural landscape in areas that are designated for development; and
• 20% of the settlement land base as dedicated parkland.
These areas may overlap under some limited conditions. r. Where appropriate, endeavor to protect natural areas for its conservation values through park dedication;
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Goat’s Peak Comprehensive Development (CD) Area Policies
The Goat’s Peak CD Area consists of two distinct areas, the Gellatly CD Area and the Goat’s Peak CD Area.
Gellatly CD Area
This area primarily consists of the historically disturbed portions and less environmentally sensitive areas of Goat’s Peak. Development in this area is anticipated within the lifespan of this OCP, and is shown on Schedule 2 Growth Management Designations. The Gellatly CD Area includes the historic orchard and limited natural lands west of Gellatly Road, as well as the historic gravel pit site on the east side of Gellatly Road. The conditions / limitations anticipated in developing the Gellatly CD Area are as follows:
1. Due to environmental sensitivities previously identified in the Goat’s Peak area, development will be directed to historically disturbed, less environmentally sensitive areas, shown as the Gellatly CD Area illustrated in Schedule 2.
2. Should zoning amendments be contemplated for the CD Area, density transfer and bonusing concepts may be explored where it is in CWK’s interest to achieve community goals through such things as the protection of environmentally sensitive areas and the provision of community amenities.
3. Development of the area will provide a north/south linear trail connection of the Powers Creek corridor.
4. Removal of remaining gravels will be supported prior to development of the site, providing the gravel is used to facilitate the development of the site.
Goat’s Peak CD Area
This CD area is currently privately held and zoned for rural and agricultural use; however the community has identified the desire to preserve this prominent land form as a public recreation area. In 2009 and 2010, portions of the site were subject to wildfire, which is considered part of the natural fire cycle for the Okanagan area. With the exception of the Gellatly CD Area, the remainder of the Goat’s Peak site includes the historically undisturbed portions of the site such as the waterfront, south facing slopes, mountain tops, and upper bench areas and north facing slopes. Development of the Goat’s Peak CD Area as identified in Schedule 2 is considered to be outside the timeframe of this Official Community Plan (5 years); however, future development of this area may be considered at CWK’s discretion based on the following policies: 50 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
1. Long-term protection of the environmental values of Goat’s Peak will be paramount in the development planning for the site.
2. Any development approval of Goat’s Peak will encourage the provision of community trail connections, environmental protection and parkland opportunities.
3. Development must consider and strive to protect the visual sensitivity of the site.
4. Proposals will consider the implications of the land as a fire maintained ecosystem.
5. Future development areas may be considered as a trade-off for protection of the environmentally or visually sensitive areas, parkland dedication and trail right-of-ways.
6. Biological and geological values, as well as ecosystem connectivity should be maintained.
7. Should zoning amendments be contemplated for the CD Area, density transfer and bonusing concepts may be explored where it is in CWK’s interest to achieve community goals through such things as the protection of environmentally sensitive areas and the provision of community amenities.
8. Development proposals must include safe emergency access/egress.
9. Pedestrian and bicycle connectivity and access between Peachland and Gellatly Road along the bay area is desired.
10. Visual impact from Okanagan Lake, Highways 97 and 97C and Westbank Centre must be considered as part of the development application process.
11. Historical and archaeological sites should be protected.
Smith Creek CD Area Policies
The Smith Creek CD Area is comprised of three parcels of land owned by three separate entities. The configuration of the parcels in relation to existing roads and servicing requires that the properties are planned comprehensively. Northerly expansion of the existing Smith Creek neighbourhood to the CD Area presents challenges given the topography, environmental features and significant aesthetic value of the site. It is anticipated that future development of the area is primarily single-family residential; however, provisions for duplex and triplex housing may be considered where appropriate.
Future development of this area will be considered in accordance with the following policies:
1. Development of this area should be in strict conformance with hillside development standards to develop the lands in a safe manner, while minimizing visual impacts to the surrounding community.
2. Development proposals must include safe emergency access/egress.
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3. Potential development must address potential servicing requirements including location of water storage, connectivity and access considerations.
4. Development proposals should protect and enhance the historic flume trail located within the area.
5. Network road connections to adjacent neighbouring parcels must be secured.
6. Future management and access to Crown land should be addressed.
7. Should zoning amendments be contemplated for the CD Area, density transfer and bonusing concepts may be explored where it is in CWK’s interest to achieve community goals through such things as the protection of environmentally sensitive areas and the provision of community amenities.
Raymer CD Area Policies
The Raymer CD Area is comprised of a large number of parcels with multiple landowners. The potential development of new settlement areas within the Raymer CD Area is subject to significant review, evaluation and comment by CWK staff, and associated professionals. The items for review include an analysis of transportation options, community infrastructure requirements, environmental, geotechnical, archaeological and other constraints. As the site presents numerous challenges from a servicing and infrastructure perspective, this area is currently undergoing further study to determine to what extent it can accommodate any urban expansion and as to potential land uses.
Should the determination be made that the area can sustain urban expansion, development should be based on a coordinated, phased approach in conjunction with the timely extension of services. This will ensure expansion occurs in a sequential and cost effective manner.
Should development of this area be considered, timing of development shall be based on the following considerations:
1. CWK’s Land Use inventory.
2. CWK’s growth management strategy:
a. Growth projections consistent with CWK’s Land Use Analysis; b. Absorption rates within the other identified growth management areas (including CWK, WFN, and regionally); c. CWK’s overall growth management objectives, as outlined in the OCP.
In addition, future consideration of any development proposal will include, but is not limited to, consideration of:
3. A coordinated, phased approach in conjunction with the timely extension of services and community amenities;
4. CWK’s annual review of its growth management policies. The policy review will assist in determining what kinds and amounts of additional development, if any, are appropriate,
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necessary or regarded as likely to yield benefits to the community;
5. An evaluation to determine the potential impact on the adjacent Crown parcels (i.e. Regional parklands, potential acquisition for road, servicing and infrastructure connections, or WFN interests) and potential management considerations;
6. A recreational trail network between Crown land, provincial and regional parks and connection to existing neighbourhoods and other Centres;
7. Should zoning amendments be contemplated for the CD Area, density transfer and bonusing concepts may be explored where it is in CWK’s interest to achieve community goals through such things as the protection of environmentally sensitive areas and the provision of community amenities;
8. Technical consideration of:
a. Community water supply, and connection to community sewer, including:
• Wastewater collection and treatment; • Community water supply and water quality protection;
b. Important Viewsheds, such as those from Okanagan Lake and Kelowna City Centre;
c. Environmentally sensitive areas, wildlife corridors and ecosystem connectivity maintenance and protection;
d. Access, including:
• Identification of additional access routes and the impact of traffic on existing roads and neighbourhoods;
• Upgrading of affected access routes;
• Road network improvements as outlined in CWK’s Master Transportation Plan, and the Transportation section of the OCP;
• Emergency access/egress;
e. Wildfire hazards;
f. The direction of surface and ground water drainage including:
• Assessment of water table and ground water hydrology;
• Stormwater discharge considerations;
• Consideration of raising of Rose Valley reservoir to “full pool”, in order to protect the Rose Valley drainage basin;
• Hydrological survey to identify natural springs;
g. Historic and archaeological site identification and preservation;
h. Institutional requirements as part of a compact, complete community philosophy.
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9. Part of the CD evaluation will assess the necessity of buffering and setbacks between urban uses and ALR lands to help manage expectations of residents adjacent to working farmlands (with regard to odour, noise and spraying). The CWK will reference the Ministry of Agriculture’s “Guide to Edge Planning”, and the ALC’s “Landscaped Buffer Specifications.”
10. The Raymer CD Area, as delineated on Schedule 1, indicates an Agricultural Overlay designation which reflects the current lands within the Agricultural Land Reserve. Any development of the Raymer CD Area must consider the Agricultural designation (Section 3.3.8), the Raymer CD area designation and the Agricultural Land Commission Act.
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3.3 Land Use Designations
While Growth Management Designations [see Section 3.2] define growth priority areas within West Kelowna, Land Use Designations identify land use location, type and intent. The designations work together to reflect the Community Vision and Guiding Principles [Section 2.4 & 2.5].
The OCP focuses on the creation of a compact and complete community of neighbourhoods. This is characterized by an interconnected hierarchy of urban nodes and residential neighbourhoods which offer diverse opportunities to work, shop and enjoy cultural, educational and recreational amenities close to home. This pattern of development enhances walkability, reduces the need for vehicle trips, allocates resources more efficiently, reduces infrastructure costs and prevents urban sprawl.
Table 4: Land Use Designation Summary
Land Use Designations identify the desired future land use for all parcels of land in CWK. Land Use Designations are intended to reflect community values and needs. The OCP should address these community values and needs by outlining objectives and policies that guide the development of implementation tools such as Area Plans, Comprehensive Development Area Plans, Development Permits, Zoning and Building Permits.
The planning process for this OCP led to the reconfiguration of Land Use Designations from the previous OCP as well as the creation of a number of new designations. Mixed Use and Business Park are new designations, and the Residential designations have been reconfigured. An additional new land use designation (Westbank Centre Low Density Residential) was developed following the completion of the Westbank Centre Revitalization Plan to implement the envisioned built forms for this area. The colours shown in the table below are repeated on the Schedule 1 Land Use Plan. Comprehensive Development (CD) Zones are permitted in all designations.
Designation Built Form/Land Use Purpose Rural Single detached housing on large parcels. To support agricultural production, other Residential land intensive home industries & value rural lands. Single Family Single detached, duplex and carriage house To provide traditional single family Residential and compact or clustered single-detached housing opportunities and encourage housing, including manufactured homes. more land efficient compact housing forms for families. Westbank Townhouse, single detached, carriage To provide for a range of housing Centre Low house, duplex and compact or clustered opportunities in Westbank Centre. Density single-detached housing. Residential Low Density Semi-detached, attached townhouse. To provide a broader range of housing Multiple Family opportunities in areas served by transit and in walking distance to community amenities, shops and services, while acknowledging the adjacent land use.
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Designation Built Form/Land Use Purpose Medium Density Semi-detached, attached, townhouse To provide a broader range of housing Multiple Family and/or low rise apartment housing. opportunities in areas served by transit and in walking distance to community amenities, shops and services, where this density is appropriate to the adjacent land use. Core Centre Multiple family housing including low to high To provide higher density residential Multiple Family rise apartment housing and other multiple housing opportunities within walking housing forms. distance to Westbank centres. Mixed Use A combination of retail and personal service To meet the needs of residents for uses with office on upper floors, along with employment, shopping, and personal a required residential component, with services in Centres and Neighbourhood opportunities for increased density and Centres which have residential densities height in Boucherie/Westbank Centre and and amenities necessary to support Neighbourhood Centres. walkable services. Commercial A variety of built form reflecting a diversity To meet the needs of residents at of retail, office, and personal service uses, strategic locations for employment, with opportunities for increased density and shopping and services. height in Boucherie/Westbank Centre, and opportunity for above street residential where appropriate. Tourist A variety of built form reflecting hotel and To foster local economic development, Commercial resort accommodation associated with provide a sense of place, and tourism, including commercial and opportunities for public spaces. residential uses appropriate to the waterfront. Industrial A range of light and heavy manufacturing, To provide a robust local economy warehousing, processing and distribution with diverse employment. activities. Business Park A mix of technology office, lab, studio, light To promote local investment, attract industrial and commercial at grade with high technology, new media & opportunities for increased height where biotechnology industries while there is substantial benefit to the community. increasing employment density. Institutional Schools, community centres, fire halls, To provide for institutional uses that health centres and other associated uses. support governance, health, culture and learning. Parks and A variety of public, accessible green and To preserve significant natural areas and Natural Areas natural spaces. provide diverse recreation opportunities. Agricultural A range of farming, crop cultivation, and To support the community’s agricultural other food-related production activities, and heritage and foster a local food system other agricultural uses. for greater self-sufficiency, economic development and local food security. Resource Land A range of natural resource, recreation To steward the economic, environmental, and agricultural related uses. heritage and habitat values on these
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Comprehensive Pending further study, potential land uses To align development opportunities with Development remain to be determined as per the Growth CWK’s Land Use Analysis and Growth Area Management Designation (See Section Management designations and strategy; 3.2.12). and to protect visually prominent, hillside, and environmentally sensitive areas.
Accretion Applications
1. Where a survey plan approved by the Surveyor General indicates the adjustment of a parcel boundary due to accretion, the land use designation applicable to the land parcel is deemed to extend to the new parcel boundary despite the land use designation of the accreted area on Schedule 1.
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3.3.1 Residential
A number of Residential Land Use Designations, including Rural Residential, Single Family Residential, Westbank Centre Low Density Residential, Low Density Multiple family, Medium Density Multiple family and Core Centre Multiple family, apply to the Residential areas of CWK. These designations are intended to allow development of a diversity of housing types appropriate to the areas in which they are located with higher densities considered appropriate in locations closer to Centres.
Residential Objectives
1. Focus residential development in designated Boucherie/Westbank Centres, Neighbourhood Centres and Neighbourhood GMD areas with appropriate density for that GMD area (see Section 3.2 Growth Management Designations).
2. Ensure that housing development is appropriate and sensitive to the surrounding uses and to the surrounding form and character of the area.
3. Encourage the sensitive integration of different housing forms in all residential growth areas in support of neighbourhood diversity and healthy communities.
Residential Policies
1. The housing forms and associated densities outlined in Table 4 Land Use Designation Summary are not necessarily achievable in all areas. Consideration should be given to the density and form of surrounding development, the GMD of the land, optimizing infrastructure provisions, and in accordance with DPA 3 Multiple Family and Intensive Residential Guidelines, where applicable.
2. Support development in Boucherie/Westbank Centres by allowing higher density residential uses in the core of these Centres and generally decreasing density moving away from the core.
3. Zoning amendments to permit future subdivisions within the Rural Reserve Growth Management Designation and/or outside the Rural Reserve Boundary are not supported.
4. No new low density single detached residential zones are to be created or permitted in areas designated as multiple family within the Westbank Centre.
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5. Low density multiple family developments located within residential neighbourhoods should be ground-orientated housing such as semi-detached and attached town home and row housing forms with at-grade private entrances.
6. Medium density multiple family developments will be focused in Neighbourhood Centres, Boucherie Centre, and along main arterial roads where appropriate. Within this Land Use Designation ground oriented multiple family developments, as opposed to apartment type forms, are encouraged but apartments will be considered where appropriate.
7. Higher density multiple family development will be focused in Westbank Centre, where up to 4 storey apartment type forms are encouraged but increased heights to 6 storeys may also be considered in specific circumstances.
8. All multiple family residential development should utilize pedestrian scale massing, form and detailing.
9. In Neighbourhood GMD areas with a Low Density Multiple family Land Use Designation, encourage non-residential activities such as neighbourhood parks and minor utility/public service uses which do not cause substantial increases in traffic, parking demands or noise.
10. Where appropriate, consider infill within existing Neighbourhood GMD areas to permit smaller lot sizes, and ground-oriented multiple family housing (2-4 units) through zoning amendment applications.
11. Ensure infill housing is sited to complement the type, form, scale, use and character of adjacent buildings and ensure private outdoor spaces are respected.
12. Mobile home parks are recognized as an affordable housing form, and any proposed zoning amendment of existing mobile home parks will be considered in accordance with the Manufactured Home Park Redevelopment Policy, and in light of surrounding development, Land Use Designation and optimizing infrastructure provision.
13. Discourage residential developments enclosed on all sides with walls or other physical/visual barriers to access as such developments compromise the principles of Crime Prevention Through Environmental Design (CPTED) guidelines and hinder efforts to create more pedestrian, bicycle and transit-friendly communities and may inhibit the efficient use of infrastructure. 60 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
4. Where multiple family development along waterfront is permitted, strive to maintain view corridors to the Okanagan Lake from inland locations, as well as from the Okanagan Lake to prominent hillsides or other view corridors; and ensure that the public enjoyment of the lakefront is enhanced as a result of the development by securing public access.
15. Mitigate the impact of residential uses on non-compatible industrial sites or agricultural sites and ensure adequate buffering measures are utilized.
16. Encourage green building strategies for all residential development to reduce the use and waste of water and energy resources as well as to reduce greenhouse gas (GHG) emissions (see also Sections 3.4 built Form and 3.7.4 Building Performance, Energy and Emissions).
17. Consider a variety of ground-oriented residential housing forms, up to a maximum of three stories in height, in hillside conservation areas where appropriate.
3.3.2 Mixed Use
The Mixed Use Land Use Designation applies to areas in CWK where it is intended for development to include a mix of residential and commercial uses - where homes, shops, and workplaces are blended together in either the same building or adjacent to each other. The Mixed Use Land Use Designation supports smart growth principles and suggests a denser arrangement of buildings characterized by overlapping live/work opportunities, and clearly defined, human scaled external spaces where people can conduct their business and meet and mingle freely with others.
Mixed Use Objectives
1. Create an adequate density to allow a mixture of residential and commercial uses to thrive. This will result in an environment where walking is a viable mode of transportation for those who live, visit and work within Westbank, Boucherie, and other Neighbourhood Centres.
2. Support mixed-use development as a key element of smart growth principles advocating for higher density development within pre-defined areas rather than growing in a continuing outward expansion, especially where appropriate land is scarce.
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3. Meet the needs of residents for employment, shopping and personal services in Westbank, Boucherie and Neighbourhood Centres by encouraging residential densities and amenities necessary to support walkable service.
Mixed Use Policies
1. Mixed Use development should respect the form, character and sense of community in surrounding areas.
2. Encourage a high-standard of urban design to bring order, clarity and a pleasing harmony to the Mixed Use development consistent with or exceeding Development Permit Guidelines where applicable.
3. All commercial development is subject to the DPA 1 Commercial Development Permit Design Guidelines and all multiple family housing is subject to the DPA 3 Multiple Housing and Intensive Residential Development Permit Design Guidelines, which establish objectives for form and character in acknowledgement of the importance for making a place attractive and viable (see Section 4.3 Development Permit Areas and Guidelines).
4. Support the retention of compatible service-related and low intensity commercial uses that are essential elements of a liveable community within Mixed Use developments in Westbank, Boucherie and Neighbourhood Centres.
5. Support Mixed Use development that creates an appropriate transition from less intense to more intense land uses.
6. Use ground-oriented residential use as a design component within the Mixed Use Land Use Designation to create a sensitive transitional area where the designation occurs next to institutional uses, such as schools.
7. Provide interest at the street level to encourage walking and to enhance the pedestrian experience.
8. Support a variety of housing forms and tenure within a Mixed Use development.
9. Mixed Use development should incorporate transit- oriented and active transportation design elements.
10. Encourage commercial uses that are compatible with residential uses in terms of noise, odours and nature of use.
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3.3.3 Commercial
Two Commercial Land Use Designations - Tourist Commercial and Commercial - indicate where Commercial areas are desired in CWK. These two designations are intended to offer a choice of location with a focus on Westbank and Boucherie Centres while recognizing that there are uses catering to tourists that foster economic development and provide facilities that benefit the community.
Commercial Objectives
1. Focus commercial development in areas for commercial use according to the GMD (see Section 3.2 Growth Management Designations).
2. Improve the form, character and public realm amenities of existing and future commercial developments.
Commercial Policies
1. Support Boucherie/Westbank Centres as the focus of community commercial activity and services.
2. Support the economic viability of the Westbank Centre with the undertaking of the Westbank Centre Revitalization Plan, which will review the 1999 Westbank Town Centre Plan and provide information regarding commercial land use needs of the area.
3. Direct commercial uses with a regional appeal to Boucherie/ Westbank Centres.
4. All commercial development is subject to the DPA 1 Commercial Development Permit Design Guidelines which establishes objectives for form and character in acknowledgement of its importance for making a place attractive and viable (see Section 4.3 Development Permit Areas and Guidelines).
5. Permit small scale convenience commercial and community services compatible with and in support of residential use in locations on a collector or arterial road and within a walkable distance for the majority of residents within Neighbourhoods (as shown on Schedule 2 Growth Management Designations).
6. Support form and character enhancement of the existing small Neighbourhood Centres at Shannon Lake, Rosewood Drive, Highway 97 and Boucherie and Glenrosa (as shown on Schedule 2) by allowing limited commercial and service use that supports the local neighbourhood. Consider the Section 3: Objectives and Policies 63 West Kelowna Official Community Plan Bylaw 2011 No. 0100
establishment of new Neighbourhood Centres only as part of broader area planning processes.
7. Allow a broader range of commercial uses in the Lakeview Village Centre on Anders Road than what will be allowed in other Neighbourhood Centres, keeping within the boundary identified in the Lakeview Village Concept Plan. Expansion of commercial areas into adjacent residentially zoned properties is strongly discouraged.
8. Encourage commercial businesses to use available technology to reduce/eliminate noise, odours, greenhouse gas and other emissions and meet the conditions and limitations set out in the Good Neighbour Bylaw 0071, 2009.
9. Avoid zoning that would result in commercial or tourist accommodation uses on Crown or private lands abutting the road between Upper Glenrosa area and Crystal Mountain Resort.
10. Discourage “Big box” auto–oriented commercial development in Boucherie/Westbank Centres in favour of the establishment of compact, complete, human-scaled centres with a well-defined streetscape that supports pedestrian, bike and transit orientation (see Boucherie/Westbank Centre section above).
11. Encourage green building strategies for all new development to reduce the use and waste of water and energy resources as well as to reduce greenhouse gas (GHG) emissions (see also Sections 3.4 Built Form and 3.7.3 Building Performance, Energy and Emissions).
12. Ensure that all Tourist Commercial development includes the creation of facilities and amenities for the tourists that they draw to the area, that also benefit the surrounding local community. They should also generate opportunities for interaction with and employment for members of the community.
13. Projects developed primarily for tourist use should be sensitive to the environmental impacts of their placement and a primary emphasis should be placed on high quality green building design and extensive well maintained landscaping. Buffering of abutting uses and service areas as well as transit and pedestrian connectivity will be encouraged.
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3.3.4 Industrial
The Industrial Land Use Designation indicates where industrial areas are desired in CWK. It is intended to accommodate a range of light and heavy industrial development. The OCP recognizes CWK’s increasing role as a regional industrial centre and also looks to diversify the industrial land base with new uses that add to the employment base and economy of CWK.
Industrial Land Use Objectives
1. Preserve and optimize the industrial land base by supporting existing industry and encouraging new industrial business, as well as encouraging land use decisions consistent with Industrial GMD & LUD policies and objectives.
2. Ensure that there is an adequately serviced industrial land supply. The level of service is to be determined as part of future Industrial Land Inventory studies or as part of the applicable Area/Centre Plans (See Section 3.2.5).
3. Provide space and opportunities for a diverse local economy.
4. Provide an opportunity for high profile industrial uses, such as company head offices, to locate in CWK.
5. Encourage a broad range of industrial and industrial-related uses in industrial areas.
6. Protect the environment through consideration of the impact on air, water and land quality as a result of new uses, redevelopment or additions to existing industrial properties.
7. Improve the form and character of industrial parks through promotion of redevelopment and revitalization of the built environment in accordance with DPA 2 Industrial Development Permit Guidelines.
Industrial Land Use Policies
1. Preserve the industrial focus of the primary industrial area north of Highway 97 between Westlake Road and Daimler Road.
2. Integrate and, where required, consider allowing transitional industrial uses to support the new Boucherie Centre and Corridor GMDs.
3. Consider revising existing industrial zones to promote land uses which:
a. Generate only limited shopping and retail traffic; b. May have a public retail sales area for products manufactured or assembled on site; c. Require large enclosed display and storage areas; d. Require access to major roads for supply and distribution; e. Are not compatible with residential uses.
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4. Discourage non-industrial land uses in the area of Gorman Bros. Mill that would lead to long- term conflict with the operation of the mill. A buffer area, including at minimum landscaping, fencing and the consideration of specific land uses, should be established for any proposed non- industrial development in this vicinity.
5. Encourage industrial businesses to use available technology to reduce/eliminate noise, odours, greenhouse gas and other emissions and meet the conditions and limitations set out in the Good Neighbour Bylaw 0071, 2009.
6. Support businesses in developing and maintaining an eco-industrial network to build efficiencies in energy, resource use and waste management.
7. Encourage green building strategies for all new development to reduce the use and waste of water and energy resources and to reduce greenhouse gas (GHG) emissions (see also Sections 3.4 Built Form and 3.7.3 Building Performance, Energy and Emissions).
8. Continue to participate in the development of a comprehensive management strategy for the aggregate industry within the Central Okanagan, which will inform designated aggregate supply areas for West Kelowna.
3.3.5 Business Park
The Business Park Land Use Designation is intended to encourage economic development, attract investment and generate employment in CWK. Through the development of high quality, high amenity business parks, CWK seeks to attract new uses and a skilled labour force, and to increase the value of its centrally located Corridor lands located along the major provincial route of Highway 97.
Business Park Objectives
1. Preserve and enhance the employment land base that supports existing and emerging high-tech industries.
2. Ensure that there is an adequately serviced business park land supply. The level of service is to be determined as part of future Industrial Land Inventory studies or as part of the applicable Area/Centre Plans.
3. Encourage high quality building and landscape design to attract investment, new uses and a skilled, diverse labour force.
4. Support opportunities to meet the needs of emerging industry sectors for a diverse local economy.
5. Protect the environment through consideration of the impact of new uses on air, water and land quality of new uses.
6. Improve the form and character of business parks through promotion of redevelopment and revitalization of the built environment in accordance with DPA 2 Industrial Development Permit Guidelines.
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Business Park Policies
1. Permit a mix of light industrial, technology, laboratory, office and ancillary commercial uses.
2. Recognize the needs of local entrepreneurs by considering smaller lots and the development of small scale “incubator” facilities in the Business Park Land Use Designation.
3. Where appropriate, incorporate accessible green space in site planning and require appropriate landscaping, as per the Development Permit Area Guidelines.
4. The public realm, including sidewalk and landscaping design, should enhance and create a positive and attractive community image appropriate to a business park.
5. Provide primary parking through a combination of underground parking, parking at the rear of buildings or in central parking facilities. Primary parking areas between the front face of buildings and the street is discouraged.
6. Encourage green building strategies for all new development to reduce the use and waste of water and energy resources and to reduce greenhouse gas (GHG) emissions (see also Sections 3.4 Built Form and 3.7.3 Building Performance, Energy and Emissions).
Business Park Actions
1. Amend the Zoning Bylaw to accommodate Business Park use (see Section 3.2.3 Corridor GMD) and encourage biotechnology, high technology, film/television/new media, regional headquarters, research and development and specialized manufacturing uses and secondary commercial uses in maximum four-storey, or possibly six- storey building forms. Examine regulations related to site coverage, setbacks, parking requirements and maximum density to ensure efficient human scale development and access to amenities while maintaining a viable business enterprise.
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3.3.6 Institutional
West Kelowna contains a significant network of major institutional services which serve a critical role in supporting the education, health and spiritual well-being of the citizens of West Kelowna. As the local and regional populations increase, the institutions that support the population will need to grow in size, both physically and in services provided, in order to maintain their current levels and quality of services. This Land Use Designation is intended for a variety of public and private institutional and community services including schools, churches, community halls, medical centres, and includes community landfill, transfer station and sewage treatment operations. [Refer also to Section 3.8.4 Schools for specific objectives and policies on schools under the Social Sustainability section.]
Institutional Objectives
1. Support institutional uses in areas that are accessible to the broader community and which complement neighbouring uses in terms of form and character, and potential user groups.
Institutional Policies
1. Encourage the acquisition of large parcels of land to accommodate future expansion, to provide adequate parking or loading areas and to maintain landscape screening buffers.
2. Future school sites should be located appropriately, based on the size and composition of the school age population, as well as the ability of children and families to travel safely to and from the site. Area Plans must consider future school sites, as applicable.
3. Prioritize the location of new library facilities within the core areas of the Boucherie, Westbank and Neighbourhood Centres.
4. Where possible, encourage partnerships between institutional uses and the surrounding neighbourhood for the provision of community uses including park or public open space and indoor community facilities.
5. Encourage institutional uses to use available technology to reduce or eliminate noise, odours, greenhouse gas and other emissions and meet the conditions and limitations set out in the Good Neighbour Bylaw 0071, 2009.
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6. Encourage the provincial and federal governments to locate their offices and service facilities within Boucherie/Westbank Centres.
7. Encourage green building strategies for all new development to reduce the use and waste of water and energy resources and to reduce greenhouse gas (GHG) emissions (see also Sections 3.4 Built Form and 3.7.3 Building Performance, Energy and Emissions).
8. Require setbacks for development from the existing landfill site as per the Landfill Closure Plan undertaken by the Regional District of Central Okanagan.
3.3.7 Parks and Natural Areas
A well connected system of publically accessible and diverse parks and natural areas is a valued amenity in West Kelowna, and serves a joint mandate of public recreation and environmental conservation.
There are currently approximately 125 hectares of City-owned parks and open space, divided into several types (steep/flat, treed/open grassland, urban/rural, active/passive) and different park classifications (see Table 5 Parks Summary).
CWK is responsible for determining the location and type of new park acquisition. The LGA provides several mechanisms for park acquisition at the time of subdivision, or CWK can accept funds in lieu of park dedication. Parkland can also be acquired at any time by donation, lease or purchase. The West Kelowna Parks and Recreation Master Plan outlines the parks needs of the community and further outlines an acquisition strategy for proposed parks and greenspaces.
Development Cost Charges (DCCs) can be used to purchase new parks or to develop and enhance existing parks. DCCs ensure that the Parks and Natural Areas needs of new and existing residents are fairly contributed to by new development.
Table 5: Parks Summary
Park Classification Total Area (ha) Total Area (ac) No. of Parks Community Park 18.9 46.9 7 Athletic Park (Sports Fields) 23.7 58.6 8 Neighbourhood Park 23.2 57.4 43 Waterfront Park 13.9 34.3 17 Natural Area 38.2 94.4 16 Linear Park 5.1 12.7 17 Waterfront Road End Parks 0.5 1.2 5 Waterfront Road End Open Space 2.2 5.4 13 (undeveloped) Total Area (2009) 125.5 310.1 124
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The Regional District also manages several Regional Parks that have a total area of 376 hectares (Raymer Bay, Shannon Lake, Glen Canyon, Kalamoir, Gellatly Heritage, Gellatly Nut Farm, Rose Valley and Mt. Boucherie). These have been acquired primarily for their importance as regionally significant heritage, conservation and recreation areas. All residents of the Regional District of Central Okanagan, including member municipalities of the RDCO, contribute to funding existing Regional Parks.
Parks and Natural Areas Objectives
1. Provide adequate recreational opportunities to improve the health and well-being of all CWK residents.
2. Improve access to parks and open space through acquisition of lands for future parks in ways that achieve an equitable distribution of parks throughout CWK, linkages between natural areas and a variety of park types.
3. Conserve West Kelowna’s natural and cultural heritage through the acquisition of environmentally and culturally significant areas for protection as park.
4. Provide adequate parks and open space to support both residential use and the local tourism industry.
5. Pursue partnerships, joint uses with other agencies and other opportunities to provide and fund additional parks and recreational facilities and services.
6. Consider a variety of alternatives to help offset costs associated with purchasing parkland.
Parks and Natural Areas Policies
1. Consider the policy and implementation direction established by the Parks and Recreation Master Plan.
2. Upon subdivision, the minimum 5% dedication of land or funds in lieu of dedication for parks will be used to complement CWK’s park system in accordance with the provincial regulations of the Local Government Act, and the City’s Parks and Recreation Master Plan.
3. Seek to protect natural areas for its conservation value and where it complements the existing park and trail system through park dedication above the maximum 5% at subdivision. Subdivision applicants can dedicate more than 5% at their discretion where portions of the parcel are largely undevelopable, and the proposed dedicated area can serve some park or open space functions, protect environmentally sensitive areas and/or avoid natural hazards. 70 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
Table 6: Location of 10 Metre SRW for Public Access Adjacent To Creek Corridors Creek Location Creek Reach Powers Creek Both Sides Okanagan Lake to Municipal Boundary Smith Creek Both Sides Okanagan Lake to Boundary with WFN IR #9, and the north boundary of WFN IR9 to Municipal Boundary McDougall Creek Both Sides Okanagan Lake to Boundary with WFN IR #9, and the north boundary of WFN IR #9 to Municipal Boundary Keefe Creek Both Sides Headwaters to boundary with WFN IR #10 Bowen Creek Both Sides Okanagan Lake to Boucherie Road Faulkner Creek Both Sides Rose Valley Reservoir to boundary with WFN IR #10
4. Through a variety of strategies aim for 20% of land area within West Kelowna to be in the form of natural areas and publicly accessible open spaces such as parks, trails, and plazas. As Boucherie/Westbank Centres, Corridors and Neighbourhoods develop, ensure sufficient open space is provided to offset the increased densities. (Refer also to Schedule 3, Greenbelt and Greenways Data table, which outlines the current area attributed to each of the six types of greenbelt or greenway that contribute to the 20% goal within the Rural Reserve Boundary of CWK.)
5. Require Area Plans and development applications for new Neighbourhoods to include parks, open space, pedestrian and linear corridors and major recreation facilities. These must include consideration of the 2010 West Kelowna Parks and Recreation Master Plan, park pre-plans, community and staff input.
6. Encourage efforts by community organizations, Trusts and Service Groups to partner in the acquisition, maintenance or management of publicly owned spaces including parks, boulevards, foreshore, community gardens, trails, greenways and greenbelts.
7. Coordinate park planning initiatives with regional partners to ensure the efficient and effective provision of parks and recreation services, and to ensure that, whenever possible, linear parks connect across municipal boundaries.
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8. Where appropriate, consider negotiation with agricultural landowners and appropriate provincial ministries and agencies, for provision of linear park linkages and public right of ways adjacent to or along the edge of, but not necessarily within, agricultural lands.
9. Consider acquiring significant large natural areas that are less than 30% slope through purchase, donation, negotiation at time of zoning or use of density bonusing, where such action is believed in CWK’s best interest.
10. At time of subdivision for all development types, and at time of zoning amendment for multiple family, commercial, industrial and institutional developments, secure a Statutory Right of Way (SRW) for public access, up to 10 metres in width, where trails are included in a Greenways and Greenbelt Plan, or adjacent to creek corridors listed in Table 6, or as otherwise identified during the development application process. The 10 metre corridor may be in addition to, and outside, any riparian management area requirements imposed through Environmental Development Permit Guidelines.
Parks and Natural Areas Actions
1. Strive to acquire parkland in locations and according to park acquisition priority consistent with the 2010 Parks and Recreation Master Plan.
2. Assess and consider the use of a range of tools for natural area and conservation area management, including the use of covenants, dedication to land trusts, purchase by conservation organizations, municipal dedication and park acquisition.
3.3.8 Agricultural
Agriculture holds a significant place in the history, identity and future sustainability of West Kelowna. Agriculture has contributed to the creation of land use patterns, transportation routes, community identity and the economy.
Much of the most viable agricultural land in West Kelowna is protected by the Province within the Agricultural Land Reserve (ALR). The ALR limits non- farm uses or subdivision of land without the permission of the Agricultural Land Commission (ALC). There are approximately 1,441 hectares (3,560 acres) of agriculturally zoned land and approximately 1,171 hectares (2,893 acres) of ALR land within the CWK. The nature of this agriculture is primarily tree fruit, grape, and nursery production, with a small proportion being berries, vegetables, field crops and pasture. As a result of the importance of agriculture in CWK, the protection of agricultural capacity, production and access to agricultural products is supported by this OCP.
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Agricultural Objectives
1. Support the preservation and enhancement of the agricultural land base through land use decisions consistent with identified agricultural policies, Agricultural Land Commission policies and decisions where applicable, and the Agricultural Plan when completed.
2. Promote and support innovative community agricultural activities and their connection to local and regional markets.
3. Support consultation with the Agricultural Land Commission regarding the use of ALR land for community land use needs, as described in the Agricultural Land Commission Act and the Subdivision and Development Act.
Agricultural Policies
1. Support in principle the diversification of the agricultural economy in CWK through such activities as farm-gate marketing and other agri-tourism opportunities, which are ancillary to primary farming activities and do not impact the agricultural capability of farmland.
2. Where conflict exists between non-agriculture uses and agriculture, attempt to resolve the conflict with minimal negative effect on agriculture, consistent with the Farm Practices Protection (Right to Farm) Act.
3. Support cultivation, production, improvement, processing or marketing of plants and animals, agri- tourism and other agricultural industries in support of the agricultural sector and a diverse and mixed use of agricultural lands.
4. Applications to the Agricultural Land Commission to remove lands from the ALR will not be supported except in extraordinary circumstances where such exclusion would otherwise be consistent with the goals, objectives and other policies of the OCP.
5. Preserve agricultural land by directing development into designated Boucherie/Westbank Centres, Corridors and existing Neighbourhood areas.
6. With regard to Agricultural Land Use Designation outside of the ALR, the CWK will:
a. Prefer retention of these lands for agricultural use that is in accordance with CWK’s Zoning Bylaw;
b. Consider trail development, low intensity recreation activities and open space areas in conjunction with agri-tourism uses.
7. Evaluate and consider the effect of any drainage patterns that would be altered by development proposals on down slope agricultural areas.
8. Discourage plantings that may harbour diseases and insects that affect commercial agricultural operations through the administration of applicable Development Permit Guidelines and other regulation, such as the RDCO Sterile Insect Release Program and Noxious Weed Control Bylaws.
9. Support the ALC objective of retaining agricultural lands and consolidating them in larger parcels to maintain their viability for agricultural use and further support consolidation of farmland.
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10. Further subdivision of agricultural lands is not supported. Although CWK endeavours to protect larger lot sizes, it also fully recognizes the contribution and viability of all sizes of farms, including existing small farms, in its jurisdiction.
11. New roads and utility corridors should not be located on agricultural lands unless no suitable alternative exists. In those cases where no suitable alternative exists, land excluded from the ALR should be replaced with land of equal or greater agricultural value.
12. Discourage the proliferation of non-farm residential development or use, except as provided for by the Homesite Severance Policy within the ALR. Accessory homes should be limited to legitimate use by farm help.
13. Require an Official Community Plan amendment to a Land Use Designation other than “Agricultural” if land is excluded from the ALR in order for further non-agricultural development to occur.
14. Encourage lower intensity and complementary agricultural uses as a transition between existing urban development and farm operations. Consideration of such uses should not be construed as support for subdivision to smaller parcels.
15. Encourage innovative farming practices on smaller parcels within agricultural areas.
16. Encourage farms to participate in the Environmental Farm Plan Program.
Agricultural Actions
1. Recognizing the impact that farming activities can have on environmentally sensitive areas and adjacent residential land uses. The CWK, working with the Ministry of Agriculture and the ALC, will investigate the development of a Farm Bylaw through community consultation as authorized by the Local Government Act.
2. In discussion with the appropriate Provincial authorities, develop criteria to guide the establishment and location of supportive, seasonal (temporary) farm worker housing. Explore, through the Agricultural Plan, the need and opportunity for establishing long-term, on-farm housing.
3. Consider amending the zoning bylaw and supporting policies to:
• facilitate and to encourage innovative agricultural practices and secondary activities that contribute to farm income.
• guide maximum lot coverage and setbacks for non-agricultural buildings and structures in agricultural zones.
• ensure that accessory homes and other non-farm uses permitted in the A1 – Agricultural Zone are only permitted on lands with provincial farm classification.
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Map 3: Agricultural Land Reserve Areas
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Agricultural Land Reserve Areas MAP 3
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3.3.9 Resource Land
The developed areas of West Kelowna are bounded by private and publicly owned (Crown) lands which the OCP designates as Resource Land. Provincial forest, community watersheds, recreation tenures, open grazing, transportation networks and mineral resources are managed by provincial resource agencies through consultation with the local community and resource operators (see Map 4 Community Aggregate Areas).
Prior to incorporation of CWK in 2007, the Province authorized a lease under the Forest Act to the Westbank First Nation in the CWK area (see Schedule 1 Land Use Plan for the Westbank First Nation Community Forest). Rose Valley and Powers Creek Community Watersheds are licensed under the Water Act, and contribute to our local water supply. The management of Resource Lands is complex, involving local, regional, provincial and WFN jurisdictions and multiple regulatory requirements.
Resource Land Objectives
1. Protect environmentally sensitive areas to maintain their ecological function.
2. Preserve significant view sheds of West Kelowna.
3. Protect and enhance agricultural resources.
4. Protect community water resources and prevent negative downstream impacts.
5. Support the use of Crown lands within the CWK boundary for rural resource values where they are consistent with the community’s values.
6. Demonstrate and encourage transparent and inclusive decision- making for Resource Lands with the WFN and other government agencies.
Resource Land Policies
1. The Resource Land designation allows for agricultural and rural resource uses, including agriculture, forestry, sand and gravel extraction, as well as park and open space uses, including natural parks, recreation areas and environmentally sensitive areas (ESAs).
2. Support and seek to protect agricultural land and agricultural activities in Resource Land areas.
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3. In order to minimize road access and to protect resource and environmental values, subdivision is not supported within the Resource Land designation, where lands are outside the Rural Reserve Boundary and require any zoning amendment allowing parcel sizes less than 30 hectares.
4. Provincial resource development activities will be considered in this designation subject to compatibility with tenure holders, consideration of neighbouring land uses and adherence to Development Permit Guidelines, as well as consideration of impact on transportation infrastructure and view corridors, where applicable.
5. Sand and gravel extraction and forestry activities in or adjacent to environmentally sensitive areas, in areas with prominent community views to the site or within riparian areas are not supported.
6. Any transition of land from Crown to private tenure requires zoning amendment approval to appropriately review impacts on the environment, public services, roads, sewage and waste disposal and community water resources.
7. Where subdivision, long-term lease or transfer of tenure to private ownership is proposed in the Resource Land area, encourage the boundaries to be defined by natural terrain features.
8. Continue to participate in the development of a comprehensive management strategy for the aggregate industry within the Central Okanagan, which will inform designated aggregate supply areas for West Kelowna.
9. Work with relevant provincial agencies to develop a long- range plan for Crown land that supports growth in West Kelowna consistent with community values and vision.
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Map 4: Community Aggregate Areas
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OFFICIAL COMMUNITY PLAN BYLAW 2011, No. 0100 COMMUNITY AGGREGATE AREAS
Existing Gravel Extraction Areas MAP 4
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3.3.10 Comprehensive Development Areas
The Comprehensive Development Area is both a Land Use and Growth Management Designation which applies to lands which have not been thoroughly assessed for development potential or where significant constraints have been identified which may affect the potential development of the site (i.e. servicing, infrastructure, topography, visual impacts or environmentally sensitive areas). For these reasons, these areas must be planned on a comprehensive basis. Within the structure of this OCP, specific growth management policy has been developed to address these areas and potential land uses remain to be determined (see Section 3.2.12 Comprehensive Development Area GMDs for additional detail).
Comprehensive Development Area Objectives
1. Align development opportunities with the City’s Land Use Analysis and Growth Management strategy.
Comprehensive Development Area Policies
1. Pending further study, potential land uses remain to be determined as per the Growth Management Designation (see Section 3.2.12).
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3.4 Built Form
The Guiding Principles of this Plan are intended to apply to all scales of planning from Growth Management and Land Use Designations to the detailed design of the built environment. The policies in this section are established to foster a sense of place and a high quality, high performance built form for development within West Kelowna.
3.4.1 Urban Design and Public Realm
While the Growth Management Designations address the larger development pattern in West Kelowna, the following policies focus on the finer-grain organization of future growth as it supports the development of functional and liveable urban environments.
Urban design pertains to the form and character of individual buildings and development sites, as well as the larger context of neighbourhoods and the community as a whole. Successful urban design creates places that are both beautiful and functional, combining “look and feel” of both the natural and built environments and giving a community a distinct sense of place. Form and character of private development is implemented through Development Permit Guidelines (see Section 4.3 Development Permit Areas and Guidelines).
The public realm - spaces that are accessible to the general public – includes the spaces between privately-owned buildings, plazas, the civic structure of streets and boulevards, sidewalks, parks and trails, natural areas and scenic vistas, civic buildings and community facilities. CWK will strive to ensure that development in the public realm is attractive, human-scaled and enjoyable to spend time in and contributes positively to the community’s sense of place. It is especially important to use urban design principles to develop strong and identifiable Boucherie/Westbank Centres and Neighbourhoods. CWK should be active, inspiring, welcoming and create a feeling of safety for its residents and visitors. Design should include visible links to the community’s natural and cultural past.
Urban Design and Public Realm Objectives
1. Facilitate mixed use development in Boucherie/Westbank Centres.
2. Ensure high quality design and a built form that reflects the natural landscape, which draws on the attributes of regional architecture and incorporates the design attributes identified in Area or Comprehensive Development Plans, or specific Development Permit Areas.
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3. Include development of well integrated parks and natural areas in Boucherie/Westbank Centres and throughout the community.
4. Encourage opportunities for public gathering spaces and active living, as well as other identified amenities, as part of future development.
5. Ensure all public and private development is accessible and safe for all users.
6. Ensure design is attentive to and interactive at the pedestrian level, encouraging multi-use spaces.
Urban Design and Public Realm Policies
1. Encourage an architectural identity that responds to the unique regional context in a sensitive, sustainable, aesthetic and rational manner, as defined in applicable Area or Comprehensive Development Plans and Development Permit Area Guidelines.
2. Strive to improve the quality of the built environment and design within CWK.
3. Enhance the safety and security of community members by preventing and reducing the opportunities for criminal activity through informed urban design, such as Crime Prevention Through Environmental Design (CPTED).
4. Encourage the use of edible landscaping and the use of vertical and rooftop growing spaces for urban agriculture in all buildings.
5. Work with the Province and utility agencies to develop and implement programs for the removal and relocation of the existing overhead wiring in the Boucherie/Westbank Centre and other Neighbourhood Centres.
Landscaping City Streets (Refer also to Greenbelts and Greenways, Section 3.2.9)
6. Pursue improvement of the streetscape, especially in Westbank, Boucherie and Neighbourhood Centres, through the installation of street trees, boulevards and centre medians. Incorporate xeriscaping and drought resistant native plant species wherever possible.
7. Encourage the protection and retention of trees on CWK property and private lands wherever possible, including rights-of-way and highways, and during road improvements and upgrading. Section 3: Objectives and Policies 81
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8. Approach the Ministry of Transportation and Infrastructure regarding increasing funding for streetscape improvements in Boucherie/Westbank Centres and to provide boulevard maintenance on tourist routes such as Highway 97.
Land Use along Major Roads (Refer also to DPA General Guidelines – Section 4.3.1)
9. Support building and site design that orients buildings to front Major Roads with parking areas to the rear.
10. The design of land uses adjacent to roads will be encouraged to enhance the visual character of the street.
11. Require buffering between major roads and land uses, where appropriate.
Urban Design and Public Realm Actions
1. Develop a set of design guidelines for urban design and the public realm, and energy and water efficiency for Boucherie/Westbank Centre, Corridor and Neighbourhood Centre GMDs. Development and implementation of these guidelines will be essential to accommodate future growth in a manner that is attractive, human- scaled and contributes to West Kelowna’s unique sense of place.
2. Prepare a policy on public art for the Boucherie/Westbank Centres and seek participation from other public agencies, businesses and community groups in its implementation.
3. Develop a Neighbourhood Identification Strategy and signage plan.
4. Work with the Ministry of Transportation and Infrastructure to improve the pedestrian environment along Highway 97 within Boucherie/Westbank Centre and at all major intersections and crossings.
5. Review road and walkway designs and standards to ensure they are pedestrian and active-transport friendly.
6. Identify existing areas or roads in designated Boucherie/Westbank Centres that require improvements to make them pedestrian and cycling friendly.
7. Review the Subdivision and Development Servicing Bylaw to consider development of requirements for boulevard street tree and planting programs consistent with the General Guidelines for all Development Permits.
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8. Establish a Tree Management Plan that:
a. Prioritizes streets for tree plantings, and includes planting specifications and location standards;
b. Identifies tree species, inventories location, type and life expectancy of trees in the CWK street tree program; and
c. Outlines a systematic maintenance program.
9. Investigate incentives for public participation in planting programs in existing developed areas void of street trees.
10. Develop a Community Tree Canopy Target and Street Tree Policy and Plan to meet the target.
11. Review fencing and street interface policy within the Development Permit Guidelines to ensure they reflect best-practice and proposed Street Tree Policy and Plan, when developed.
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3.5 Transportation Network
Transportation and land use are integrally connected. Transportation networks for all modes need to support transportation demands by appropriately providing required linkages within and between residential, commercial, industrial, parks and other areas of the community.
Efficient, multi-modal transportation networks can help to reduce vehicular travel by encouraging the use of transit and active transportation modes such as walking and cycling. This, in turn, will help the community to meet targets for greenhouse gas emissions and promote healthy lifestyles. The current transportation network in CWK consists mainly of rural standard roads developed largely under the jurisdiction of the Ministry of Transportation and Infrastructure, who were the road authority prior to incorporation of CWK. The CWK now has jurisdiction over the road system within its boundaries however, the Ministry still maintains jurisdiction over Highway 97 and Westside Road. CWK roads are currently maintained by a contractor under the authority of the Ministry. This contract was entered into prior to incorporation and expires in 2013.
The existing road network consists mainly of rural standard facilities, with open ditches for drainage. This network lacks continuity and is built to varying standards. Road standards are influenced by constraints including topography (e.g. hillside development), watercourses and the Highway 97 corridor, including the couplet through the Westbank Centre. Highway 97 is a provincial primary highway and is designated as part of the National Highway System. Highway 97 carries relatively high volumes of traffic, notably during the summer tourist season. Bus transit is provided on several routes within CWK with connectivity to the District of Peachland and the City of Kelowna.
Publically operated air and water transportation facilities are not currently provided within CWK boundaries, however there are several private helicopter services operating within the industrial areas of the CWK. The Kelowna International Airport is the closest facility providing public air transportation. There is no regular, public water transportation provided in the area.
The Preparation of the Master Transportation Plan is required to assess future requirements for all transportation modes, and to establish plans to address current deficiencies. This plan needs to be consistent with and support other plans, including the OCP and the Westbank and Boucherie Centre Plans. It also needs to be coordinated with BC Transit, the Ministry of Transportation, WFN and other local communities. Amendments to the OCP will ultimately be 84 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
required to reflect standards and policies contained in the CWK Master Transportation Plan (scheduled for completion in 2011).
Creating appropriate links between land use and transportation will help to address local transportation challenges by minimizing the number and length of individual single occupancy vehicle trips and providing alternative, convenient, and attractive travel alternatives. Policies, goals, and objectives that help to address transportation issues including traffic calming, transit priority, improving cycling and pedestrian infrastructure, and parking management will also help to achieve a more sustainable, efficient, and safer transportation system.
CWK road standards will be developed in consideration of projected demands, local topography and associated capital and operating costs.
3.5.1 General Transportation Objectives and Policies
General Transportation Network Objectives
1. Work with the Province and WFN to provide a safe, cohesive and efficient road network that connects neighbourhoods and adjacent communities, and has the potential to reduce local trips on Highway 97.
2. Promote the safety, efficiency and viability of the transportation system.
3. Develop a safe, integrated system of community trails and commuter pedestrian and cycling routes.
4. Enhance mobility by providing reasonable transportation choices to all residents.
5. In coordination with provincial mandates, consider the reduction of greenhouse gases in the design and operation of the transportation system.
6. Promote a higher degree of mixed land uses in order to reduce vehicular travel, in combination with the promotion of healthy choices in the transportation system.
7. Promote active transportation (e.g. walking, cycling) and public transit as priority over all other modes of transportation within Boucherie/Westbank Centres, Corridors, and Neighbourhood Centres.
8. Coordinate Land Use Planning and Transportation Planning to reduce transportation demands.
General Transportation Network Policies
1. A multi-modal transportation system will provide for the following designated transportation features: Pedestrian and cycling routes; local, collector and arterial roads; and, provincial highways. The general concept for a future mobility network is generally shown on Schedule 7 – Road Network and will be updated upon completion of the Master Transportation Plan (Additional Transit, Bicycle and Pedestrian Network maps will also be completed with the Master Transportation Plan and will be included for reference with this OCP – See Schedules 8 to 10.)
2. Provide funding for the installation and upgrading of transportation infrastructure and facilities in consideration of targets for modal splits, as defined in the CWK Master Transportation Plan.
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3. Promote partnerships and work with the Province toward improvements on Highway 97, specifically regarding the couplet, pedestrian overpasses and intersection improvements.
4. Promote development in Boucherie/Westbank Centres, Corridors and Neighbourhood Centres with the intention of establishing a sufficient concentration of population to make walking, cycling and transit viable.
5. Consider partnering with other provincial agencies and other jurisdictions to provide transportation system continuity. At a minimum, the Ministry of Transportation and Infrastructure, WFN, RDCO, City of Kelowna and District of Peachland will be encouraged to participate in mobility network planning in order to integrate and improve regional and inter- municipal multi-modal travel.
6. Coordinate land use planning and transportation planning to reduce transportation demand.
General Transportation Network Actions
1. Prepare a Master Transportation Plan to address current and future needs for all transportation modes, including pedestrian, bicycle, transit and vehicle.
2. Consider the provision of funding proportionate to achieving any mode split targets.
3. Develop asset management inventories, software and programs for all facilities and assets.
4. Develop maintenance schedules for all transportation facilities.
5. Develop operational plans to achieve the mode split targets, as defined in the CWK’s Master Transportation Plan.
6. Develop and maintain a computer based traffic model of the CWK’s transportation network.
3.5.2 Transportation Demand Management
This OCP recognizes that travel by vehicle will continue to be both necessary and important to lifestyles and the economy for the foreseeable future. Over time, the goal of concentrating and mixing uses in Boucherie/Westbank Centres and Corridor GMD will assist in reducing reliance on vehicle travel. In the meantime, OCP policies will create incentives to use alternative modes of travel. Though road improvements will continue, the OCP seeks to reduce the use of the private vehicle as a strategy to reduce traffic congestion, while accommodating growth. Reducing automobile dependency will be essential to controlling municipal expenditure on new roads, decreasing energy consumption and reducing road and traffic impacts on air quality and the environment. Additionally, transportation demand management requires the consideration of setting targets for all of the various forms of alternate travel modes on and off West Kelowna’s road system, rather than continuing to expand the road network to accommodate projected vehicle usage alone. These targets need to be assessed and established in consideration of the associated plans of other regional and local agencies.
Transportation Demand Management Objectives
1. To reduce per capita vehicle trips in comparison to current levels, especially at peak hours.
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2. Encourage less single occupancy vehicle travel, especially at times of greatest road congestion.
3. Promote travel alternatives to single-occupant vehicle use, such as walking, cycling, motorcycling, transit and carpooling.
4. Ensure adequate connectivity and access to neighbourhoods for the public and emergency response.
Transportation Demand Management Policies
1. Where appropriate, promote transit use, walking and cycling over motorized modes of transport.
2. Consider the adoption of peak hour mode split target.
3. Plan for enhanced connectivity between West Kelowna’s existing neighbourhoods.
4. Support provincial efforts to establish future transportation and utility corridors that are consistent with CWK objectives.
5. Consider developing and funding a Transportation Demand Management (TDM) Program in partnership with businesses and institutions to achieve transportation mode split targets.
6. Promote transit and high occupancy vehicle (HOV) modes over single occupancy vehicle (SOV) modes.
7. Develop measures to mitigate the impact of truck traffic, where necessary and appropriate.
8. Consider reduction of vehicle parking requirements where TDM practices are used.
9. Promote the shared use of public and private parking facilities.
10. Promote parking allocations/facilities for bicycles and HOV vehicles.
11. Development proposals must include safe emergency access/egress.
Transportation Demand Management Actions
1. Consider a policy for preferred parking allocations for electric, hybrid and high occupancy (HOV) vehicles.
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3.5.3 Active Transportation
A successful walkable community requires a safe and enjoyable pedestrian environment, especially in areas of sustained vehicle traffic. Facilities and services must also be accessible and within a reasonable distance. The average person is willing to walk 400 metres (5 minutes) before choosing to make a trip by automobile. A safe, efficient and visually pleasing network of sidewalks and trails that connect neighbourhood to neighbourhood destinations and activity centres is important to making walking a viable alternative to vehicle usage over short distances.
A network of cycle routes and trails also provides an alternative for commuters and recreationalists alike. A network consisting of a mix of on and off-road segments accommodates both commuter and recreational users providing linkages to move people safely, efficiently and enjoyably around the community. Considering the rural nature of much of the community, an active transportation network may take some time to develop.
Active Transportation Objectives
1. Identify and develop a system of designated pedestrian and cycle routes that use both street (e.g. sidewalks and bike lanes) and off- street (e.g. trails) infrastructure.
2. Promote safe pedestrian travel by incorporating provisions for walkability and universal accessibility in CWK standards.
3. Promote cycling as an integral part of the transportation and street system.
4. Support education and awareness programs to promote active transportation for all ages and abilities.
Active Transportation Policies
1. At subdivision and zoning amendment stage, ensure that walking and cycling paths and lanes link to adjacent major natural areas, parks, schools, other public institutions, employment nodes, transit stops and community activity areas.
2. Provide pedestrian and cycling facilities in all new developments.
3. Prioritize pedestrian and cycling facilities for all schools and community centres.
4. Collaborate with other government and non-government organizations to promote the health, environmental and fiscal benefits of cycling and to encourage cycling participation and safety.
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Active Transportation Actions
1. Develop a long-range Pedestrian/Cycle Network Plan, which identifies infrastructure, routes and standards that will optimize safe travel and minimizes conflict with other modes. This plan will include policies that prioritize development of pedestrian facilities and amenities on all bus and school routes, as well as at community centres.
2. Develop education and awareness programs to promote walking and cycling as part of an environmentally-friendly, healthy lifestyle.
3.5.4 Transit
The BC Transit System provides service throughout West Kelowna and connections to neighbouring municipalities of Peachland and Kelowna. An objective of the CWK is to increase transit use by making improvements towards a more economical, convenient and practical means of travel. Currently, West Kelowna’s largely single- use, low-density, neighbourhoods challenge the provision of an economical transit service. This OCP’s focus on development of Boucherie/Westbank Centres, Neighbourhood Centres and the Corridor is intended to bring convenience and service uses close to where people live. This proximity is expected to be a significant factor in changing mobility patterns and use.
Transit Objectives
1. To create an efficient transit system that meets the demands of residents and workers in a way that is fiscally responsive.
2. Promote delivery of transit infrastructure and facilities as a means to increase the viability of transit use and reduce greenhouse gas emissions.
3. Prioritize transit and emergency response over private vehicles and truck traffic in road network planning and street design.
Transit Policies
1. Develop a long-range transit network plan with facility and service standards.
2. Require the provision of appropriate transit facilities in all new developments.
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3. Prioritize transit services for commuters in areas of higher density land use, such as Boucherie/Westbank Centres, Corridor and Neighbourhood Centres.
4. Investigate and consider the provision of central transit exchanges with pedestrian amenities.
5. Collaborate with BC Transit in the development of a Transit Future Plan.
Transit Actions
1. Establish criteria for future transit exchange/‘park and ride’ facilities in conjunction with transit corridor planning and comprehensive Area Plans for Boucherie/Westbank Centres.
2. Participate in the planning and development of bus rapid transit to ultimately link CWK to the Bus Rapid Transit system being implemented in the City of Kelowna (West Kelowna phase scheduled for implementation by 2013).
3.5.5 Transportation Infrastructure
Meeting the demands of growth will require developing appropriate transportation infrastructure to meet travel demands and minimize negative impacts, including road congestion and associated greenhouse gas emissions. Future and existing roads should be developed to appropriately encourage all modes of travel - walking, cycling, transit and vehicle use.
Streets are essential elements of a community. They serve to unify the private and public realm and can either enhance or compromise a neighbourhood’s safety and character. The frequently steep topography as well as the existing development pattern of West Kelowna affects how the street network has developed and can be developed in the future. The existing and possible street network is an important constraint on new development.
Road corridors accommodate essential infrastructure services, including travel by pedestrians, cyclists, transit and vehicles, and underground services, such as sewers, water mains, drainage, gas, telecommunications and power facilities.
Transportation Infrastructure Objectives
1. Develop and maintain an integrated road, transit, pedestrian and cycle route network as identified in the Master Transportation Plan. It is expected that updated transportation maps, Schedules 7 to 10, including the Pedestrian, Bicycle, Transit and Road Networks, will be
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adopted into the OCP upon completion of the Master Transportation Plan.
2. Strengthen the existing road infrastructure to achieve a road system that provides practical interconnections between neighbourhoods, from neighbourhoods to Boucherie/Westbank Centres and along Corridors, minimizing negative impacts on neighbourhood areas or their natural environment.
3. Provide CWK street and sidewalk networks to meet the mobility needs of the community for all forms of transportation.
4. Improve street appearance, walkability and safety.
5. Encourage urban structure and development designs that make CWK streets attractive people places; encourage development along major roads that contributes positively to their visual appearance and pedestrian friendliness.
6. Provide access to major roads in consideration of traffic safety and efficiency.
7. Coordinate and invest in transportation infrastructure improvements that also result in the revitalization of streetscapes within existing developed areas, such as development in Boucherie/Westbank Centres, the Corridor and Neighbourhood Centre GMDs (see Schedule 2).
8. Minimize vehicle impacts created by traffic travelling through neighbourhoods.
Transportation Infrastructure Policies (See also Urban Design & Public Realm, Section 3.4.1.)
1. Major roads will be developed or redeveloped on a priority basis for multimodal use, including pedestrian, cycling and transit use.
2. Plan for alternate access and egress routes for existing and new neighbourhoods. Require a traffic impact analysis for infill or new development that demonstrates safe movement in and out of the neighbourhood in the event of an emergency as well as considers network continuity and ensures that local network connections are enhanced to support the proposed development.
3. Develop standards consistent with applicable Development Permit Guidelines to preserve desired existing significant vegetation, including trees along roadways and topographic features wherever possible.
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4. Develop traffic reduction and calming measures that achieve a balance between vehicle, pedestrian and cycle traffic. These measures must be considered in Area Plans for Boucherie/Westbank Centres and Neighbourhood Centres, and may be required in other development areas.
5. Encourage new roadways to be located and designed to avoid disruption and fragmentation of agricultural land.
6. Investigate road designations through the Agricultural Precinct consistent with CWK goals towards the preservation and enhancement of agricultural values.
7. Develop agricultural street standards with design speed, reduced cross-sections with separated bicycle trails and boulevard landscaping that enhances the visual amenity and character of the lands, while ensuring ease of passage for farm vehicles.
8. When planning major roadways, CWK will explore opportunities to construct the roads on the boundary between urban and agricultural uses to provide buffers between these land uses.
Transportation Infrastructure Actions
1. Develop a Master Transportation Plan that includes a long-range road network plan for all modes of transportation, and associated facility and operational standards.
2. Develop a long-term capital plan for upgrading and extending all transportation modes.
3. Establish CWK road standards that consider objectives for future development, traffic calming, multi- modal use, environmental protection, hillside development and aesthetic and ‘pedestrian- oriented’ facilities, where appropriate.
3.5.6 Aircraft and Marine
West Kelowna’s rugged topography and waterfront location on Okanagan Lake makes air and water transportation, whether for emergency response, tourism or other purposes, important alternative modes of transportation.
Aircraft and Marine Transportation Objective
1. Protect future opportunities for development of new aircraft and marine transportation facilities and linkages.
Aircraft and Marine Transportation Policies
1. Support the functional integrity of existing aerodrome designations by limiting building heights and interference with flight beacons, where appropriate.
2. Support opportunity for future marine transit systems such as a summer tourist/commuter route between Kelowna and future commercial or amenity areas in West Kelowna.
3. Consider multi-modal transportation connections to aircraft and marine transportation facilities, where applicable.
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3.6 City Infrastructure & Services
West Kelowna infrastructure was installed over many years and in accordance with the rules and requirements of several authorities, including the RDCO, the provincial Ministry of Transportation and Infrastructure, and private water utilities. Consequently, some of this infrastructure does not conform to current standards and requirements. As the current condition of the infrastructure also varies, there is a corresponding need to repair and upgrade many of the roads, drainage, sewer and water facilities to a more appropriate standard and to meet the anticipated demands of future development and growth in accordance with community objectives.
As such, CWK infrastructure requires upgrading to address issues such as:
• Emergency access (roads);
• Fireflow requirements (water);
• Environmental Impacts (drainage); and
• Surface-water contamination (sewage disposal).
3.6.1 General Objectives and Policies
City Infrastructure Objectives
1. Develop orderly, efficient and integrated infrastructure plans to meet current and future community needs in an efficient and sustainable manner.
2. Support efforts toward water conservation and protection.
3. Develop and implement appropriate infrastructure plans in association with the WFN, RDCO and other surrounding municipalities.
4. Encourage the provision of services that support energy efficiency, reduction of greenhouse gas emissions and minimize waste, and that are responsive to local environmental conditions.
5. Support infill development as a means of efficient use of existing infrastructure.
City Infrastructure Policies
1. Utilize Development Cost Charges (DCCs) as a means of financing infrastructure expansion required to accommodate growth and development.
2. Plan, design and develop infrastructure in co- operation with the Westbank First Nation, the RDCO and adjacent municipalities, where such infrastructure is of mutual benefit.
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3. Consider opportunities for non-traditional approaches to infrastructure development and management that may be of community benefit, including:
a. Waste heat recovery from the sanitary sewer utility;
b. Power generation on watercourses or at dam facilities;
c. Applying LEED standards to building projects and vehicle purchases to meet green- house gas reduction targets;
d. Incorporating recreational opportunities (e.g. pedestrian and cycling trails);
e. Environmental design (e.g. bio-swales).
4. Encourage power and communication utilities to install underground utilities for all new installations, and to replace overhead networks with underground facilities in the Boucherie/Westbank Centres.
City Infrastructure Actions
1. Complete a life cycle analysis of infrastructure to assess the differential costs of alternative investment options to maintain and develop infrastructure in a cost effective and sustainable manner.
2. Complete an integrated resource management strategy during the planning and development of infrastructure to maximize opportunities for minimizing waste and/or conserving or generating energy.
3. Develop a Water Conservation Program, which explores new and alternative methods of water conservation.
3.6.2 Water
Water continues to be a precious resource in the Okanagan Valley. Local efforts to manage this resource began in the last century through the formation of the Westbank Irrigation District in 1922 and the Lakeview Irrigation District in 1951. Irrigation districts were originally established with the primary purpose of providing irrigation water to the burgeoning agricultural industry, but have evolved to include the provision of potable water to the community within their servicing boundaries. The water source for both of these utilities is from upland surface creeks and lakes. Under the CWK Letters Patent, the Lakeview and Westbank Irrigation Districts transferred to the authority of the municipality January 1, 2011. Current services areas include Lakeview, Pritchard, Sunnyside, Westbank and West Kelowna Estates.
From the 1950s through to the 1970s, as pockets of residential growth occurred along the lakeshore, three independent water systems were also established to provide potable water to their respective service areas, with Okanagan Lake as the source. These utilities, which are now located within the boundaries of CWK, are known as the Pritchard, Sunnyside and the West Kelowna Estates water systems.
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Managing water systems has become more complex over time, largely due to the on-going changes to the regulatory environment to address water quality issues. In an effort to ensure these water utilities are appropriately operated and maintained over the long term, the utilities were transferred to the jurisdiction of the RDCO, West Kelowna Estates in 1994, Pritchard in 1997 and Sunnyside in 2005 (see Map 5 Water Service Areas). In accordance with the CWK Letters Patent, they were then transferred to the jurisdiction of CWK, effective December 8, 2007. Two independent water utilities, Casa Loma and Jennens, remain operating within the boundary of the CWK (see Map 5).
A key responsibility of CWK is to ensure that the water supply is appropriately maintained and developed to provide a safe and adequate water supply to meet current and future community needs. In an effort to achieve this, a Master Water Plan was adopted to document the conditions and capacities of the existing utilities, and to assess future needs to maintain and expand the related infrastructure to meet future demands.
The Master Water Plan also addresses longer term issues related to climate change, such as reduced rates of precipitation and the impact of the pine beetle on the runoff characteristics of local watersheds. These trends will affect water supply and reservoir storage, and may require specific policies and regulation to address possible impacts to the water supply, including efforts to reduce per capita water consumption through conservation or water rates.
Water Servicing & Conservation Objectives
1. Provide clean, safe drinking water to all customers connected to the water system, in an efficient and cost effective manner.
2. Maintain and protect the water resource and ecosystem, including lakes, streams, reservoirs and watersheds.
3. Efficiently maintain and develop the water utilities to provide appropriate supplies of water to meet community needs, including potable water, agricultural requirements and fire flows.
4. Minimize and reduce water demands in an effort to address the impacts of climate change and to defer and reduce future capital and operating costs.
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Map 5: Water Service Areas
TSINSTIKEPTUM INDIAN RESERVE 10
TSINSTIKEPTUM INDIAN RESERVE 9
O k a n a g a n L a k e
0 1 2 4
Kilometers OFFICIAL COMMUNITY PLAN BYLAW 2011, No. 0100 WATER SERVICE AREAS Sunnyside Pritchard-Shanboolard Jennens Westbank
West Kelowna Estates Casaloma Lakeview MAP 5
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Water Servicing & Conservation Policies
1. Efficiently expand water servicing to existing residences and other developed and developing properties based on consideration of the following:
a. Public health;
b. Available funding;
c. Cost effectiveness; and
d. Growth Management Plans.
2. Assess and manage future development and growth in consideration of the feasibility and cost of providing and maintaining water servicing.
3. New water service outside existing developed areas or approved phasing programs will be discouraged except for health or environmental reasons.
4. Manage the water resource in consideration of regional concerns and objectives.
5. Encourage all developed properties to connect to a community water system.
6. Discourage the establishment of new private water system providers within West Kelowna, except for non-potable water systems for agricultural use only.
7. Participate in the development of and support federal, provincial, local and private efforts to protect watersheds and the water resource. Continue to support Okanagan Basin water management strategies, including the activities of Okanagan Basin Water Board.
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Map 6: Community Watersheds
ROSE VALLEY
CREEK COMMUNITY WATERSHED POWERS CREEK Text COMMUNITY WATERSHED
TREPANIER CREEK TSINSTIKEPTUM COMMUNITY INDIAN RESERVE 10 WATERSHED
TSINSTIKEPTUM INDIAN RESERVE 9
O k a n a g a n L a k e
0 1 2 4
Kilometers
OFFICIAL COMMUNITY PLAN BYLAW 2011, No. 0100 COMMUNITY WATERSHEDS Water Intakes Rose Valley Creek
Powers Creek Trepanier Creek MAP 6
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Water Servicing & Conservation Actions
1. Update water servicing standards to meet current requirements.
2. When appropriate, participate in stakeholder discussions related to water resources and utilities at all levels (e.g. federal, provincial, local), such as natural drainage patterns and flood protection.
3.6.3 Stormwater Management
Stormwater management must balance flood prevention with the protection of water bodies and aquatic habitat. Until incorporation of the municipality in 2007, new drainage facilities were managed under the jurisdiction of:
• The RDCO, which was responsible for administration of planning and zoning functions; and
• The Ministry of Transportation and Infrastructure, which processed applications for subdivision and acted as Subdivision Approving Officer, and was the local road authority (this authority extended to associated roadside ditches and related drainage facilities).
The Storm Water Management Plan assesses the current drainage network in the municipality and identifies opportunities for improvements within the system. The plan will address issues such as flooding, water quality and aquatic habitat and will help to ensure that stormwater is properly managed within the CWK.
Stormwater Servicing Objectives
1. Manage stormwater to mitigate risks and damages associated with flooding.
2. Use an integrated approach to stormwater management that considers issues such as local development and infrastructure, topography, habitat, aquatic life, flood protection, groundwater and the environment.
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Stormwater Servicing Policies
1. Update servicing standards to meet current requirements.
2. Efficiently upgrade and expand City stormwater management facilities based on identified issues including:
a. Flood Protection;
b. Environmental Factors; c. Available funding; d. Cost effectiveness; and
e. Growth Management Plans.
3. Assess and manage future development and growth in consideration of the feasibility and cost of providing stormwater management facilities.
4. Where beneficial, encourage private properties to connect to the municipal drainage system.
Bylaw Stormwater Servicing Actions 100.42
1. Continue to explore partnership opportunities with the Westbank First Nation regarding stormwater management planning where drainage basins cross jurisdictional boundaries.
2. Mitigate the impacts of urban development through the employment of Best Practices for drainage faciliites and compliance with the City’s works and Servicing Bylaw No. 0120.
3.6.4 Waste Water
CWK owns, operates and maintains the sewage collection system within its boundaries. The system, which was previously under the jurisdiction of the RDCO, consists of a pipe network and associated lift stations, force mains and appurtenances. Under the CWK Letters Patent, ownership of this infrastructure was transferred to CWK effective January 1, 2009. CWK retained the services of the RDCO to operate and maintain the collection system until May 15, 2010, at which time CWK took over direct control of these functions.
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electoral areas of the RDCO and are operated and maintained as a ‘sub-regional’ service by the RDCO.
In the 1990’s, the provincial government indicated it would no longer provide financial grants for community sewer expansions unless local authorities prohibited subdivision of lots less than 1 hectare in size that had only on-site septic fields. This was a pre-emptive strategy by provincial authorities to avoid the creation of small, scattered lots where eventual septic tank failure would be likely and future sewer servicing would be costly. This strategy was a policy of previous Official Community Plans and is supported on a West Kelowna wide basis for reasons including cost effectiveness, environmental protection, and related overall efficiencies.
Waste Water Servicing Objectives
1. Protect public health and the environment.
2. Operate and maintain the sewage collection system in a safe, cost effective, efficient and sustainable manner.
3. Encourage the use of existing sewer servicing in the short and medium term where available to potential users.
4. Develop and implement required upgrades and expansion of the sewage collection system, in a cost effective and efficient manner, to accommodate existing development and planned future growth within the CWK Growth Management Designations (see Section 3.2).
5. In co-operation with the RDCO and other stakeholders, develop and implement, in a cost effective and efficient manner, required improvements and upgrades to the sewer trunk mains and the Westside Regional Wastewater Treatment Plant to accommodate future growth within the sub- regional areas served.
6. Develop and implement initiatives that improve efficiencies, defer future capital expenditure requirements and reduce operating costs for both the sewage collection system, and, in consultation with the other stakeholders, for the sewer trunk mains and the treatment plant.
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Waste Water Servicing Policies
1. Efficiently expand and upgrade sewer services to existing residences and other developed and developing properties based on consideration of the following:
a. Public health;
b. Available funding;
c. Cost effectiveness; and
d. Growth Management Plans.
2. Assess and manage future development and growth in consideration of the feasibility and cost of providing sewer servicing.
3. Encourage connection to the sewer system in all serviced areas and for all lots of 1 hectare or less in size.
Waste Water Servicing Actions
1. Complete the expansion of the sewage collection system in accordance with the adopted Sewer Servicing Strategy dated April, 2009.
2. Develop a Sewer Servicing Strategy, in cooperation with other stakeholders, for the expansion of services to areas not identified for service in the 2009 Sewer Servicing Strategy.
3. Update sewer servicing standards to meet current requirements.
4. Develop and implement actions to reduce inflow and infiltration of stormwater into the sewer system.
5. Locate and eliminate cross-connections between the storm and sanitary sewer networks.
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3.6.5 Solid Waste
Solid Waste Management refers to the collection and disposal of garbage, and the “three R’s” of reducing, reusing and recycling wastes. The function is coordinated through the Waste Reduction Office of the RDCO. Bylaw 100.42 The Westside Residential Waste Disposal and Recycling Centre (formerly the Westside Landfill) is owned and operated by the Regional District of Central Okanagan and is located on Asquith Road in West Kelowna, between Shannon Lake Road and Smith Creek. All garbage from the City is disposed of at the Glenmore Landfill in Kelowna, which is a regional facility, owned and operated by the City of Kelowna.
As part of solid waste service, CWK pays into RDCO who provides residents with weekly curb-side garbage pickup and biweekly curb-side collection for a variety of recyclables. Green waste is also collected on a biweekly basis between March and October.
Solid Waste Objectives
1. To meet and exceed the community’s basic needs for the collection and disposal of solid wastes and recyclables.
2. To reduce solid waste generation.
3. To promote and encourage the “three R’s” of reducing, reusing and recycling wastes.
Solid Waste Policies
1. Encourage solid waste reuse, recycling and composting strategies through education and development requirements.
2. Work towards finding a long term solution to the landfill in the City of West Kelowna or alternative technologies.
Solid Waste Actions
1. Develop and maintain a Solid Waste Management Plan for the CWK in cooperation with other stakeholders.
2. Investigate alternative ways of collecting, transporting and disposing of solid wastes, recyclables and green-wastes, in an efficient and cost effective manner.
3. Increase public awareness of and participation in solid waste management practices and the “three R’s” reduction, reuse and recycling.
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3.7 Environment and Climate Action
West Kelowna has a distinct community character that is created, in part, by its natural environment. A healthy natural environment supports the quality of life enjoyed by residents and visitors.
The Okanagan has more threatened endangered and rare species than any other area of the Province. Both scenic and fragile, the natural environment is sensitive to the pressures associated with community development and CWK has such a wide diversity of affected landscapes ranging from aquatic to hillside.
The health of the natural environment - ecosystems, biodiversity, and water and air quality - is a shared responsibility. The choices we make in managing the environment, such as the amount of water we use, the type of plants we landscape with, how and when we burn debris, the types of buildings we build and how we heat them and the way we design our community will directly affect the quality of our lives in the future.
In recognition of this shared responsibility, the province has introduced legislation requiring municipalities to set targets to reduce greenhouse gas (GHG) emissions in their community and to promote energy and water conservation. Building on strong planning principles in support of compact, complete community development, CWK aims to support GHG emission reductions and climate friendly initiatives that support the health and long- term viability of the community.
Bylaw 3.7.1 Natural Hazard 100.42
When a development is proposed, a variety of potential hazards must be assessed, such as: flooding, landslip or rock fall and forest wildfire. CWK will limit development or development intensity in areas identified as being subject to significant risk from natural hazards, unless the risk of damage can be mitigated.
Natural Hazard Objectives
1. Identify potential and existing natural hazards and avoid or mitigate the impacts on people, property and the environment.
2. Raise awareness of wildfire and other natural hazards through public education (also see Section 3.8.5 Public Health and Safety).
Natural Hazard Policies
1. In advance of responding to a referral regarding a Crown land lease application, CWK may request a detailed hazard report for the site and the potential effect upon development in areas neighbouring the site.
2. Support measures designed to improve forest health on Crown lands (e.g. tree spacing, control of pine beetle) and encourage complementary measures on rural lands adjacent to provincial forest.
3. Continue to consult with relevant provincial agencies and the Westbank First Nation to identify where fire hazard reduction should occur on lands adjacent to the OCP boundary.
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4. Coordinate wildfire hazard reduction (including silviculture practices and private land interface management) with enhancement of wildlife populations historically associated with local ecosystems.
5. Encourage wildfire hazard reduction methods that support restoration of the natural environment. Such as, thinning and spacing trees and vegetation, removal of debris and dead material from the ground, removal of lower tree branches and using fire as a fuel management tool.
6. Continually to review policies and procedures with relevant government agencies, emergency service providers and other local stakeholders for wildfire emergency response.
7. An assessment of the susceptibility of land and development to wildfire hazard may be required wherein conditions both on and off-site are considered by a professional forester licensed in BC, specializing in forest wildfire assessment.
8. In advance of responding to a referral regarding a Crown land lease application, CWK may request a detailed hazard report for the site and the potential effect upon development in areas neighbouring the site.
Natural Hazard Actions
1. Provide public presentations and demonstrations to raise awareness of the risk of wildfires and recommend measures for wildfire prevention.
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3.7.2 Biodiversity and Environmentally Sensitive Areas Bylaw 100.42
The Okanagan is recognized as one of the most ecologically diverse regions of Canada. The rarest ecosystems, and those under the most threat, are in the valley bottom and consist of open grasslands, pine savannahs and dry southerly oriented lands. The watercourses in these areas are an important oasis that provide for connectedness between ecosystems and support biodiversity. Schedule 4 shows the extent of environmentally sensitive areas, which corresponds with DPA 5 Aquatic Ecosystem and DPA 6 Sensitive Terrestrial Ecosystem Development Permit Areas (see Section 4.3).
Biodiversity and Environmentally Sensitive Areas Objectives
1. Integrate measures to identify, protect, enhance and restore environmentally significant areas and biodiversity in all land use decisions.
Biodiversity and Environmentally Sensitive Areas Policies
1. Maintain and update Sensitive Habitat Inventory and Mapping (SHIM) information for West Kelowna and apply the information when considering development applications.
2. Development should avoid sensitive areas and be designed to retain important ecosystem features and functions.
3. Protect ground water, streams, ponds and lakes using methods and processes that include Development Permits, restrictive covenants, zoning amendment, subdivision, development servicing bylaws, and park dedication.
4. Evaluate development and servicing proposals in consideration of the Regional District inventories4, as well as provincial and federal Best Management Guidelines and publications, as outlined in Section 4.3.1, General Guidelines That Apply to All Development Permits.
5. Area planning and zoning amendment proposals should consider opportunities to utilize transfer of density, park dedication, land trusts, covenants or development agreements to conserve corridors of sensitive ecosystems (refer to the Regional District’s Sensitive Ecosystem Inventory, 2001), and manage these areas in a manner that provides connectivity and allows movement of rare and endangered species. Natural areas intended to support
4 Inventories including: Sensitive Habitat Inventory Mapping (SHIM), RDCO 2006/ Sensitive Ecosystem Inventory (SEI), RDCO 2001/Foreshore Inventory Mapping (FIM), RDCO 2006 and 2010
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biodiversity should have characteristics in accordance with provincial best management practices, as outlined in Section 4.3.1, General Guidelines That Apply to All Development Permits.
6. Conserve, enhance and promote the protection of wildlife corridors and ecosystem connectivity with interfacing Crown lands and Regional Parks, as well as within the community.
7. Maintain and protect natural linkages. Prefer for protection as open space those lands which are riparian areas, ravines, hillsides and sensitive ecosystems in a way that provides for overall ecosystem connectivity in West Kelowna.
8. Encourage and support the retention of land within a development as natural open space through methods such as clustering, density averaging, comprehensive development zones and density bonusing. Make it logistically easy for development to provide additional open space.
9. Support provincial management of endangered species by discouraging the sale of Crown land and the extension of community water, public roads or sewer services to Crown lands in the grasslands (NDT4 dry ecosystems), as established in the Okanagan Land and Resource Management Plan, until such time as a land analysis is completed by the CWK (see Rural Reserve Section 3.2.11).
10. Encourage and support voluntary habitat conservation and restoration. Raise public awareness of best practices to promote an ethic of environmental stewardship within West Kelowna.
11 Continue to support regional pest management regulations, including measures to control the spread of weeds.
12. Co-operate with senior governments to develop a coordinated strategy for the stewardship of riparian assessment areas, in keeping with the general intent of the Riparian Areas Regulation, to ensure that no harmful alteration, disruption and/or destruction of fish habitat occurs.
13. Conduct a joint process with Integrated Land Management Bureau and the Ministry of Natural Resource Operations to identify wildlife corridors, ecosystem connectivity and forest interface management areas, and develop a long-term strategy for Crown lands in advance of considering urban expansion.
Biodiversity and Environmentally Sensitive Areas Actions
1. Work with relevant provincial agencies to develop a plan which identifies and protects provincially significant habitat and rare biological and physical features on Crown land within the OCP boundary.
2. Develop a wildlife corridor map that identifies existing and desired corridor linkages within CWK.
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3.7.3 Building Performance, Energy and Emissions
Green building is the practice of designing, constructing and operating buildings, and their associated site and landscaping, to minimize environmental impacts. Green building design considers energy efficiency, water conservation, waste minimization, recycling, pollution prevention, material resource efficiency and indoor air quality for all phases of the building’s life. Focusing on green buildings and each building’s overall performance is critical for reducing the City’s greenhouse gas emissions and minimizing local and regional environmental impacts.
Building Performance Objectives
1. Improve the energy efficiency and environmental performance of new and existing buildings.
2. Explore incentives to encourage green buildings and innovative performance designs.
Building Performance Policies
1. As per the Development Guidelines (see Section 4.3) and requirements permitted under the Local Government Act, require green building and/or energy efficiency measures.
2. Consider establishing green building and/or increased energy efficiency requirements at the time of zoning amendment through covenants or development agreements.
Building Performance Actions
1. Establish a lighting policy to reduce glare or light pollution above the horizontal plane and research possible requirements for a Full Cutoff/Flat Lens (FCO/FL) luminaire to light road, parking lots and building exteriors.
3.7.4 Energy and Emissions Management
Beginning in 2007, the Province of BC has moved forward with a number of legislated and policy actions designed to encourage energy efficiency and reduce emissions of greenhouse gases (GHGs). These are driven by a legislated target to reduce the total GHG emissions in BC by 33% from 2007 levels by 2020, and 80% by 20505.
Of specific relevance to local governments is the Local Government (Green Communities) Statutes Amendment Act (Bill 27, 2008). Bill 27 amends the Local Government Act to read:
Bylaw • LGA 429: Required Content of a Regional Growth Strategy (2)(d): To the extent that these are 100.42 regional matters, targets for the reduction of greenhouse gas emissions in the regional district, and policies and actions proposed for the regional district with respect to achieving those targets.
• LGA 473 (3): An official community plan must include targets for the reduction of greenhouse gas emissions in the area covered by the plan, and policies and actions of the local government proposed with respect to achieving those targets.
5 This target is defined in the Greenhouse Gas Reduction Targets Act (Bill 44, 2007)
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In addition, Bill 27 provides some additional enabling powers to local governments intended to assist them in achieving reductions of community-wide emissions. In support of these provincial initiatives, CWK has also signed on to the Climate Action Charter.
Community Energy Consumption and GHG Emissions
The Province has developed community-wide energy use and emissions inventories for all municipalities and regional districts in BC. These Community Energy and Emissions Inventory (CEEI) reports provide the total of the electricity and natural gas consumed in the community and an estimate of the vehicle fuel consumption for the baseline year of 2007. As well the associated GHG emissions are calculated6.
Estimated community consumption, and associated GHG emissions are shown in Table 7 (buildings)7, Table 8 (transportation) and Table 9 (solid waste), consumption based on CEEI inventory. Total estimated emissions in CWK in 2007 were 199,919 tonnes of CO2. For CWK’s approximate population in 2007 of 27,000 residents, this is about 7.4 tonnes per person. The value of the energy consumed is over $80,000,000 annually - about $3,000 per resident. Virtually all of that expenditure leaves the community. The relative distribution of GHG emissions from the different sources is shown in Figure 2.
Figure 2: Distribution of GHG Emissions by Source
Industrial Buildings
Commercial Buildings Passenger Cars (small & large)
Residential Light Trucks, Vans and Buildings SUVs
Community Commercial Solid Waste Vehicles (incl. Tractor Trailers)
Other Vehicles
6 Inventories available at www.env.gov.bc.ca/epd/climate/ceei/index.htm. 2007 Version 1 inventories were updated and revised estimates were issued in early 2010. The updated 2007 report released in 2010 included a version for the City of West Kelowna and it is expected that subsequent inventories will be released biannually hereafter.
7 No inventory exists for Large Industrial Buildings in the updated 2007 CEEI.
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Table 7: Estimated Building Energy Consumption and GHG Emissions
Type Estimated Energy (GJ) CO2 (t) Energy (GJ) CO2e (t) Consumption Residential Electricity 134,193,773 kWh 483,097 3,310 1,273,929 43,642 Buildings Natural Gas 790,832 GJ 790,832 40,332 Commercial Electricity 70,565,660 kWh 254,036 1,741 8 393,838 8,871 Buildings Natural Gas 139,802 GJ 139,802 7,130 Industrial Electricity withheld kWh withheld withheld 9 withheld withheld Buildings Natural Gas withheld GJ withheld withheld Totals Electricity 204,759,433 kWh 737,133 5,051 1,667,767 52,513 Natural Gas 930,634 GJ 930,634 47,462
Table 8: Estimated Vehicle Energy Consumption and GHG Emissions
Estimated Consumption Energy (GJ) CO2e (t) All Fuels (L) Small Passenger Cars 7,466,402 261,990 17,848 Large Passenger Cars 7,519,087 263,671 17,862 Light Trucks, Vans, and SUVs 27,858,403 982,280 67,160 Commercial Vehicles 1,220,579 46,217 3,208 Tractor Trailer Trucks 9,648,298 369,472 25,956 Motor Homes 339,690 12,083 813 Motorcycles and Mopeds 190,658 6,673 445 Buses 229,172 8,312 566 10 Total 54,472,289 1,950,698 133,858
Table 9: Estimated GHG Emissions from Solid Waste Generated
CO2e (t) Community Solid Waste 13,548
8. Commercial Buildings also includes Small-Medium Industrial buildings. 9. Industrial Buildings include Large Industrial buildings, where data is withheld in CWK from the CEEI report in accordance with privacy laws under the Freedom of Information and Privacy Protection Act.
10. CEEI values are estimates based on vehicle registrations
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Emissions Forecast
Emissions forecasts are based on projected population growth tempered by expected improvements in efficiency. Expected improvements in energy consumption included in the forecast are that:
11 • Residential buildings will reduce emissions 20% by 2020
12 • Commercial buildings will reduce emissions by 9% by 2020
13 • Vehicles will become 15% more fuel efficient by 2020
A forecast of GHG emissions by sector is shown in Figure 3. The forecast indicates that GHG emissions are expected to grow as a result of population growth. In the period from 2010 to 2020 this growth will be tempered somewhat by the proposed efficiencies listed above. After 2020, with no new efficiency increases, the emissions grow proportional to population growth.
Figure 3: Forecasted GHG Emissions by Sector
300,000
250,000
ns r) o i a 200,000 s e y
is r e m p E
150,000
GHG CO2e
of
ity 100,000
n s e u n
m n 50,000 (to
Com
0 2007 2009 2011 2013 2015 2017 2019 2021 2023 2025 2027 2029 2031
Waste Industrial Commercial Residential Transportation
11 Target of the BC Energy Efficient Buildings Strategy (see www.energyplan.gov.bc.ca/efficiency)/
12 Target of the BC Energy Efficient Buildings Strategy (see www.energyplan.gov.bc.ca/efficiency)/
13 Transport Canada estimates.
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Potential Reduction Opportunities
Reductions in GHG emissions can be made through a variety of mechanisms– e.g. land use planning, program activities, retrofitting buildings, high efficiency buildings (i.e. more efficient than the building code requires). The effectiveness of these measures will depend on how they are implemented:
• Soft Measures: Education and outreach measures will have low uptake, but will not require much effort or resources.
• Medium Measures: Incentive measures (both financial and non- financial) will increase the uptake. These are commonly voluntary and encouraging in nature.
• Firm Measures: Using strong policy and regulatory measures, and incentive programs, the community is developed in a way that minimizes energy use and GHG emissions. At present, not all of the firm measures shown below in Table 10 Scoping Scenarios could be accomplished through regulation, however strong incentives could be provided.
To demonstrate this, Table 10 Scoping Scenarios shows how a variety of ‘Actions’ could reduce GHG emissions in CWK and the degree to which each Action could reduce emissions depending on whether Soft, Moderate or Firm measures are undertaken.
The outcomes shown in Table 10 would not be achieved solely by CWK actions, but would be the result of many partnerships, utility incentives, provincial and federal programs. CWK can act as a key facilitating agent.
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Table 10: Scoping Scenarios
This represents only a sample of possible actions used to highlight what could be achieved. Other actions are also possible. Assumes all measures are achieved in the period from 2011 to 2030.
Area Action Description Soft Moderate Firm Land Use Density/Smart Residents in higher 5% reduction 15% reduction 25% reduction in Growth/Mixed Use density mixed use in passenger in passenger passenger vehicle communities use less vehicle vehicle emissions transportation emissions emissions Residential Retrofits Retrofitted homes use 10% of 50% of homes 90% of homes are Buildings about 30% less energy homes are are retrofitted retrofitted over retrofitted over 20 years 20 years over 20 years New Homes become Energuide 85 homes use 10% of new 50% of new 90% of new Energuide 85 (EG85) 35% less energy than a homes are homes are homes are EG85 new home built to code EG85 by EG85 by 2020 by 2020 2020 Commercial Retrofits Retrofitted buildings use 10% of floor 50% of floor 90% of floor Buildings about 30% less energy space is space is space is (including retrofitted in retrofitted in 10 retrofitted in 10 Multiple 10 years years years family)
New Buildings New commercial 10% of new 50% of new 90% of new LEED Gold energy buildings with LEED commercial commercial commercial equivalent Gold energy standards is LEED Gold is LEED Gold is LEED Gold use 40% less energy & (or energy (or energy (or energy emissions equivalent) equivalent) by equivalent) by by 2020 2020 202 Transportation Package of workplace Various TDM measures Low level of Moderate level High level of Reduction measures & programs can reduce effort of effort effort amount of travel to work trips (10 identified measures) Waste Enhanced capture of Reduces methane 10% 50% reduction 90% reduction landfill gas & organics emissions from landfill reduction separation reduces GHG emissions from waste Energy Supply Alternative energy District heating & cooling, 5% uptake 25% uptake 50% uptake supply biomass energy & solar heating replace a portion of the fossil fuel energy currently used
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The scenarios examined in Table 10 are based on existing technologies and activities and do not address technologies that might become commercialized over the next 20 years. For example, the scenarios do not include electric vehicles, or other technologies that are still being developed.
The three scenarios are further compared in Figure 4, as projected GHG Emissions. Comparison of the forecasted emissions associated with each scenario highlights the following:
1. Continued population growth will drive increased GHG emissions.
2. Soft Measures, combined with provincial initiatives may be able to hold the line on emissions to 2020. Continued growth will eventually overwhelm the reduction measures.
3. Moderate and more firm measures would be required to achieve long term reductions, but substantive reductions could be achieved over the next 20 years.
4. In the long term, other measures will have to be implemented. This could include new and emerging technologies, or more aggressive behavioural changes.
Figure 4: Forecasted GHG Emissions Three Scenarios 300,000
250,000
s n r)
a io e s 200,000 y
er p Emis
G 150,000 O2e GH C
of
unity es n 100,000 m on t
( Soft measures Com 50,000 Moderate Measures
Firm Measures Other measures not yet defined
0 2006 2011 2016 2021 2026 2031 2036 2041
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The three scenarios are meant to describe possible outcomes and are not detailed predictions of the future. The scenarios showcase that emission reductions can be made, but that greater reductions will not be made without support.
Defining a Reduction Target
Reductions in fossil fuel energy use and GHG emissions are possible with a consistent effort and a long term outlook. Achieving targets will require concerted effort, and many of the actions that will be required are not yet known. However, from the perspective of today, the key activity is to establish a target and to use it to align efforts toward that target objective. The path to making substantive reductions is a long, multi-decade scale process. Setting a target for GHG emissions is the first step.
Energy and Emissions Objectives:
1. To demonstrate municipal leadership in energy conservation, energy efficiency and greenhouse gas emission reductions.
2. To promote reduction of energy consumption and encourage energy efficiency in planning, design and construction of neighbourhoods and buildings.
3. To foster the development of renewable energy supply options.
4. To reduce local air pollution.
5. To encourage local sources of energy that reduce GHG emissions and energy costs and create jobs in the community.
Energy and Emissions Policies
1. Overall targets for GHG emissions reduction should reflect provincial targets, and achieve:
a. A 33% reduction in GHG emissions by 2020 from 2007 levels; and
b. An 80% reduction in GHG emissions by 2050 from 2007 levels.
2. Support and maintain an active staff-based Climate Action Committee.
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3. Collaborate with and support partners that raise awareness and provide education on energy and emissions to local businesses, residents and other organizations in the community.
4. Continue to support and participate in a regional air quality program.
5. Incorporate greenhouse gas reduction evaluation and pricing criteria in both modelling and procurement for all municipal infrastructure, including infrastructure which relates to waste management.
6. Encourage the investigation and development of renewable energy supply options, such as city energy, ground source heat pumps, solar and heat recovery systems, particularly in the Boucherie/Westbank Centres, Corridors and Industrial areas where opportunities might be present.
7. Where an energy system is planned, implement a Service Area Bylaw to ensure new buildings in the service area are required to connect to the city energy system.
Energy and Emissions Actions
1. Complete a Corporate Energy and Emissions Inventory.
2. Establish a Corporate Energy and Emissions Plan that identifies actions to reduce emissions and energy consumption in CWK’s own operations. Commit to become carbon neutral in local government operations by 2012.
3. Establish a Community Energy and Emissions Plan that identifies actions to reduce emissions and energy consumption throughout the community.
4. Establish and continue to review and revise Energy Conservation Development Permit Area Guidelines to reflect current best practices in energy conservation.
Transportation Energy and Emissions
Refer to Section 3.5
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3.8 Social Sustainability
CWK recognizes that effective social planning is integral to creating a healthy community. While the responsibility for financing health and social programs rests with senior levels of government, CWK will support initiatives designed to meet the needs of all residents in the community for a range of social considerations such as housing, food security, schools, arts, culture and recreation and heritage.
A highly liveable community is one that allows for the equitable distribution of services and facilities to residents throughout CWK. Social, recreational and cultural opportunities should be widely available in family, child, youth and elderly-friendly settings. There should be no barriers to access – physical, social or economic – including access to effective public transportation.
3.8.1 Arts, Culture, Recreation and Community Services
Arts, cultural and recreational development is considered to be a key element that adds to the quality of community life. CWK recognizes the integral community contributions generated by these activities to local social and economic progress, as well as the value of artistic expression and enjoyment by its residents.
Cultural organizations, in partnership with CWK, will be instrumental in further developing the aesthetic environment and cultural activities that residents require and desire. CWK is committed to the provision of a range of recreational opportunities for residents through community programs and facilities, and will consider investment in the arts and culture.
Arts, Culture, Recreation and Community Services Objectives
1. Foster community interaction and bring together people of different backgrounds, generations, physical abilities and interests through a variety of inclusive leisure, arts, culture and recreational opportunities.
2. Ensure facilities are designed to be flexible and adaptable in order to meet changing community needs and interests.
3. Encourage investment in arts and culture for the purposes of strengthening the economic base, improving quality of life and enhancing community identity and pride.
4. Strive to make arts and culture viable, visible and accessible throughout the community.
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5. Acquire and provide suitable land for arts, cultural and recreational opportunities.
6. Comprehensively plan a system of recreational facilities.
7. Implement Parks and Recreation Master Plan priorities and policies.
8. Develop strategic alliances and partnerships, making the best possible use of facilities through cooperative use arrangements, and pursue other opportunities to provide and fund additional arts and recreational facilities and services.
9. Strengthen partnerships with community service organizations and agencies.
10. Support economic development by encouraging private arts, culture and recreational opportunities that augment the public system.
Arts, Culture, Recreation and Community Services Policies
1. Support the expansion of public health and medical facilities to a future community facilities precinct, located either in the area of Brookhaven Extended Care or Westbank Centre.
2. Continue to invest in community arts, culture and recreation. Consider the expansion of existing and provision for new community facilities in order to meet the needs of a growing and changing population and to provide equitable access.
3. Engage in joint planning with School District No. 23 for the joint use of school and CWK facilities.
4. Situate public recreation facilities, including neighbourhood halls, in close proximity to other community services and facilities, commercial nodes and public transit routes.
5. Support the efforts of volunteers and volunteer organizations that operate community facilities and services and promote the understanding of arts, culture and history within West Kelowna.
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6. Pursue and continue to support public, community and private partnerships in facilities and services that maximize community benefit and promote artistic, cultural and recreational initiatives in West Kelowna.
7. Where possible, integrate locally-sourced public art into civic infrastructure, public spaces, plazas and private development.
8. Aim to coordinate the provision of educational, recreational and cultural programs and activities to ensure that a full range of opportunities are reasonably available at all stages of a person’s life, regardless of socio-economic status, in accordance with community needs and initiatives.
9. Encourage government services and civic facilities, including schools, to remain and/or locate within the Boucherie/Westbank Centres, in close proximity to public transit, and to incorporate site design that complements street level activity, accessibility and safety.
10. Encourage, where possible, joint use or multi-function facilities to increase public use and enhance facility programming. Compatible uses might include the continuing education programs, community health services and community recreational programs.
11. Support the RDCO’s Crime Stoppers Program, Crime Prevention Program, and Victim Witness Services Program.
12. Consider working with development applicants to identify areas suited to community service uses and facilities, including future churches, fire halls, day cares, transit transfers, schools, community care facilities or other community uses in plans for new neighbourhoods.
Arts, Culture, Recreation and Community Services Actions
1. Implement the 2010 Parks and Recreation Master Plan, which outlines the future needs and objectives for recreational facilities.
2. Identify cultural planning and development priorities to facilitate the growth and economic impact of arts and culture in CWK, and consider annual funding provisions to assist local groups in the production and growth of arts and cultural events.
3. Partner with community organizations to develop a Cultural Master Plan which would include specific objectives and an action plan aimed at defining the sense of place in West Kelowna and ensure the evolving needs of the community are met.
3.8.2 Heritage and Archaeology
West Kelowna’s heritage resources include historical and architecturally significant buildings, structures, trees, natural landscapes and archaeological features. These resources enrich and give a distinct character to our neighbourhoods and contribute to the community’s sense of place and identity. The plan recognizes the importance of identifying and protecting CWK’s natural and cultural heritage resources for ongoing stewardship.
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made. Archaeological sites and oral tradition are the only vestiges of this rich history extending back thousands of years.
The plan area contains 28 recorded archaeological sites and has the potential to contain more. The Province protects these sites, whether known or unrecorded, through the Heritage Conservation Act. This protection applies to both private and Crown land and requires a permit should any development be proposed within an archaeological site.
Heritage and Archaeology Objectives
1. Foster a sense of our past and a vision for our future through recognition of, and appreciation for, our natural and built heritage.
2. Identify and consider commemoration and protection of significant heritage resources.
3. Use heritage resources to maintain the distinct identity of CWK and its neighbourhoods.
4. Promote the link between heritage conservation and smart growth.
5. Foster civic pride by improving public awareness of and support for heritage preservation.
6. Encourage collaboration for heritage planning with the Westbank First Nation.
Heritage and Archaeology Policies
1. Protect individual properties using heritage conservation covenants, heritage revitalization agreements, heritage impact assessments, financial assistance and other incentives.
2. Integrate a Community Heritage Register, when completed, with other policies regarding heritage assets into CWK’s development approval process and set community priorities around conservation issues.
3. Support the Province in its management of archaeological resources in accordance with the Heritage Conservation Act and the provincial permit system.
4. Continue to support and encourage the continued growth and development of the Westbank Museum.
5. Celebrate West Kelowna’s agricultural heritage by supporting agricultural festivals and events.
Heritage and Archaeology Actions
1. In consultation with community stakeholders, undertake a Heritage Master Plan to determine what the community values about its heritage, inventory heritage assets and create a plan to steward these assets.
2. Develop a Heritage Strategy for West Kelowna.
3. Continue to explore funding opportunities for heritage planning initiatives where possible.
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4. Consider establishing a ‘City of West Kelowna Heritage Advisory Commission’ with membership sought from residents of a variety of age brackets.
5. In consultation with community organizations, develop a Community Heritage Register and Management Program, which includes mapping.
6. Consider providing annual funding for a heritage interpretation and planning program.
7. Increase public awareness, understanding and appreciation of West Kelowna’s history through promotional and educational materials such as interpretive signage and brochures.
3.8.3 Affordable Housing
In order for West Kelowna to remain home for people from all demographics, it is critical to maintain the existing stock of affordable housing and increase opportunities for the development of new affordable housing.
Housing affordability is a function of cost and household income; affordable housing is usually defined as housing that costs less than 30% of the household income after tax per year. Affordable housing includes a variety of tenure forms including home ownership, co-housing, cooperative and rental housing.
In the context of the Plan, affordable housing falls into one of three broad categories: affordable home ownership; affordable rental accommodation; and affordable housing which includes support that goes beyond a financial subsidy. Housing in all three of these categories may be provided by the private sector in the absence of government support, but it is more likely that the provision of new affordable housing will result from partnerships between the public and private sectors. The OCP encourages diversity in CWK’s housing stock primarily through development regulations that address housing form, density and development incentives. Any available federal, provincial and municipal programs will be used to address the needs of low income households or those on fixed incomes.
Working together with other levels of government and community-based, non-market housing providers, CWK will strive to create and maintain a community with housing types and tenures suitable for residents from a range of incomes, ages and abilities.
Affordable Housing Objectives
1. Encourage a range of housing choices — by type and tenure — in West Kelowna’s neighbourhoods.
2. Encourage more complete and compact neighbourhoods, and thereby, more affordable communities.
3. Encourage the private market to increase the supply of affordable housing, especially to ensure affordable options for families with moderate incomes and first-time purchasers.
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4. Support regional initiatives to increase the amount of transitional and supportive housing for West Kelowna residents who have the least choice in the housing market - people with special needs, single parent households and seniors with low, fixed incomes.
5. Build capacity within CWK, and partner with community organizations and other levels of government to support and advance CWK’s affordable housing objectives and policies.
Affordable Housing Policies
1. Support the provision of housing choices for people of varying ages and incomes, across the housing continuum, from emergency and transitional housing to affordable homeownership, and support regional initiatives that work toward the provision of this spectrum of non-market housing choices.
2. Support secondary suites as a form of affordable infill housing.
3. Continue and extend the practice of permissive tax exemptions for housing which is governed by a non-profit society in accordance with the Community Charter.
4. Continue to build relationships, and foster and support partnerships with the Westbank First Nation, community partners, service providers, the Interior Health Authority, the development community, non-profit housing organizations and BC Housing that assist in the development of affordable housing within the community.
5. Through its existing channels of communication, CWK will aim to assist other levels of government in the distribution of information about housing and tax programs, helping to raise community awareness and increase CWK residents’ and developers’ access to potential grants, loans and other benefits that assist the development and attainability of affordable housing.
6. Encourage development of affordable rental housing.
7. Consider inclusionary zoning regulations that support the development of affordable housing in areas close in proximity to services and alternative transportation when creating new zones.
8. Establish measurable targets for social housing.
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9. Explore opportunities for alternate housing for displaced low income households residing in low income or affordable housing where redevelopment is carried out.
Affordable Housing Actions
1. Consider amending the strata building conversion policy to discourage the erosion of the community’s existing rental housing stock.
2. Consider amending the Manufactured Home Park Redevelopment Policy. Consider strengthening the policy by increasing the time requirement for tenant notification from 30 days to six months, and requiring the applicant to prepare a relocation assistance plan. Also consider including a requirement for the inclusion of some affordable housing units in redevelopment or a cash in- lieu contribution toward affordable housing. The development of draft policy revisions will include a review of similar policies in other regional municipalities and will include consultation with BC Housing, the Urban Development Institute and other stakeholders.
3. Undertake a detailed investigation of subdivision and housing forms that lead to more affordable ownership possibilities and market rental housing suitable for rental by small households, including small lots, freehold town homes, and flex units. Consider amending the Zoning Bylaw to promote the development of these housing and subdivision forms. Consider undertaking a communication plan to raise awareness among local builders and developers.
4. Consider establishing a Housing Reserve Fund to accumulate funds that would be used for non- market or ‘perpetually affordable’ housing providers.
5. Consider establishing an Affordable Housing Committee to advance the CWK’s affordable housing goals, with representation from Council, staff, the development community, the business community, the non- profit housing community and social service providers.
6. Consider opportunities for CWK to acquire residential land to utilize for affordable housing opportunities.
7. Explore and implement, where possible, incentives to encourage developers to provide affordable housing units.
3.8.4 Schools
West Kelowna has a history of successful partnerships with the School District and community groups for the development of programs and facilities. As sustained shared use practices will ensure the best possible use of our land and facilities, CWK will continue to invest in and support these important partnerships. Fostering partnerships and participation in joint initiatives will help to address the intergenerational needs of the future.
The Local Government Act states that OCP’s must address the land use needs of schools and school support services. In addition, recent amendments to the Act allow local governments and school districts to enter into agreements regarding the dedication of land or cash-in-lieu of land for school sites as part of subdivision approval. CWK and School District No. 23 will work together to determine the need for and location of future school lands, addressing trends in school enrolments, and integrating the use of school lands and facilities into the recreational and cultural fabric of the community.
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Schools Objectives
1. Maximize the use of school sites for the benefit of the community.
2. Work collaboratively with School District No. 23 regarding the planning and provision of new or expanded schools.
3. Where possible, form partnerships with and integrate educational and community needs for schools community facilities, parks and open space.
Schools Policies
1. Maintain a close, collaborative relationship with School District No. 23 to maximize the use of school facilities and services for the benefit of the community.
2. Recognize and support the role of schools as neighbourhood focal points and social centres.
3. School sites are generally permitted within the Neighbourhood Growth Management Designation. The specific location of future schools will be determined in consultation with School District No. 23.
4. Consider the following when selecting a location for new school (private or public) facilities:
a. Location near, but not on, a designated major road;
b. Joint use for neighbourhood park or athletic facility;
c. Connection to pedestrian walkways, sidewalks or local roads providing safe pedestrian access;
d. Service boundaries that do not require primary age students to cross Highway 97;
e. Avoid sites immediately adjacent to Agricultural Land Reserve where agricultural operations may include spray drift or operation of machinery that impedes pedestrian access;
f. Relatively flat sites (less than 5% slope), approximately 2.8 hectares (7 acres) in size for primary, 4.8 hectares (12 acres) for middle schools and 6 hectares (15 acres) for secondary schools.
5. Work with School District No. 23 to support other community uses at school sites to ensure their continuing function as community centres in neighbourhoods.
6. The planning and development of sidewalks, crosswalks, cycle routes and trails will take into account the need to provide safe routes to and from schools.
7. Lobby to discourage the sale of public school sites no longer in use that meet the criteria in this section. Long-term lease, re-use of the sites and construction of temporary buildings or structures may be supported (subject to temporary use permit or zoning amendment) so that the sites are maintained until such time as they may be again needed for school use or other community function.
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8. Support strategies for housing and services to attract young adults and young families with children.
9. Promote community partnerships and joint-use arrangements for schools and community facilities.
3.8.5 Public Health and Safety
Safe and healthy communities are diverse, convenient and sustainable. They have a sense of place and neighbourliness, a clean, accessible, attractive and stable built environment, and good access to health, housing, education, employment, mobility and the arts. They offer a wide variety of community-based services that are intergenerational, accessible, prevention-oriented, supportive, coordinated, responsive to change and effective. They provide protection and enhancement of the natural environment.
Community health is measured not only by population health outcomes, but also by the evaluation of health determinants. Health determinants as defined by Health Canada include income and social status, social support networks, education, employment and working conditions, social environments, physical environments, biology and genetic empowerment, personal health practices and coping skills, healthy child development, health services, and gender and culture.
Community safety is more than the absence of crime – it requires a secure physical environment, supportive social surroundings, and a strong community foundation. West Kelowna provides a number of high-quality services that contribute to making the community a safer and healthier place. In support of services such as those noted below, CWK works closely with emergency service providers to ensure that infrastructure and capital investments are planned in accordance with projected population growth.
The West Kelowna RCMP Detachment, opened October 2010 and owned by CWK, houses 21 officers funded in a 90/10 split between CWK and the Province. Additionally, the building houses rented space for 3 WFN allotted officers paid 100% by the Province and other provincial policing services, along with volunteers such as Community Policing. The housing of these other RCMP services also provides an added benefit to the community with increased police presence and related services.
West Kelowna Fire Rescue operates 4 fire stations within the CWK boundary, and also provides service to WFN’s IR#9 and IR#10 through a joint services agreement. Additional mutual aid agreements with our adjacent regional departments and coordination of regional fire rescue allows increased efficiency in the provision of specialized rescue services such as high angle rope rescue, hazardous materials response, marine rescue, auto extrication, confined space and ice rescue, along with a regional emergency plan and Section 3: Objectives and Policies 125
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dispatch. An additional ladder agreement with the District of Peachland is in place to deal with fire incidences involving the need for a ladder truck.
Additionally, CWK is a member of a regional emergency response program under the auspices of the Provincial Emergency Program (PEP). Emergency planning is a special service that focuses on community preparedness for coping with natural and human induced disasters. Whether it is dealing with floods, extreme weather conditions or wildfires, the Regional Emergency Response team coordinates all service providers who recognize the importance of having a planned and practiced emergency response program. As a result of this program, CWK regularly updates policies and procedures to maintain best-practice in emergency response.
The following initiatives support collaborative community action and public awareness of these services and community health objectives.
Public Health and Safety Objectives
1. Support the Regional District of the Central Okanagan and emergency service providers in the provision of emergency services, and help anticipate and plan for expansion of those services as necessary.
2. Foster the development of a community that is healthy, safe, diverse and inclusive and where social interaction, physical activity, sense of place and neighbourliness are actively promoted and supported.
Public Health and Safety Policies
1. Work with residents, neighbourhood associations, and the Interior Health Authority to address public health and safety and crime prevention.
2. Work with School District No. 23 to provide safe routes to school, including walking and cycling options.
3. Continue to improve transportation safety through the implementation of infrastructure, design and construction best management practices (also see Section 3.5 Transportation Network).
Emergency Services
4. Support the ongoing training and development of CWK staff and emergency services personnel in support of the Regional District of Central Okanagan’s Emergency Response Plan and Program.
5. Increase community disaster preparedness through public awareness and education.
6. Aim to ensure that all neighbourhoods maintain a minimum of two access routes in and out of the neighbourhood.
Public Health and Safety Actions
Emergency Services
1. Implement a Comprehensive Emergency Preparedness Strategy involving emergency services, municipal staff, business and neighbourhood associations. 126 Section 3: Objectives and Policies West Kelowna Official Community Plan Bylaw 2011 No. 0100
3.8.6 Food Security
Producing enough food for the increasing global population must be done in the face of changing consumption patterns, the impacts of climate change and the growing scarcity of water and land. Crop production methods should also sustain the environment, preserve natural resources and support the livelihoods of farmers and rural populations. West Kelowna recognizes the value of farms and garden- scale urban agriculture. Growing food and non-food crops in and near cities contributes to healthy communities by engaging residents in work and recreation that improves individual and public well-being. This further enhances West Kelowna’s rich history of agricultural production and the agricultural way of life.
Food Security Objectives
1. Foster opportunities to provide local food security.
Food Security Policies
1. Minimize negative impacts of urban land uses on neighbouring agricultural land.
2. Support secondary and tertiary activities that contribute to farming income (farmers markets, agri-tourism, secondary processing and others).
3. Support efforts to acquire and protect agricultural land within the community in order to increase local sustainable food production and create opportunities for new farmers.
4. Support efforts of farm operators and other agencies to enhance farmland and increase crop yield by improving water supply, undertaking drainage improvements and improving soil capabilities, while considering environmental impact.
5. Support backyard farming and opportunities for small-scale hobby farming within non-ALR or non-agriculturally zoned parcels (e.g. community gardens, alley cropping).
6. West Kelowna will continue to encourage community food access opportunities, introduce new techniques for assimilating agriculture into the urban experience, the wholesaling and retailing of horticultural plants and related gardening items, agri-tourism and on-farm product sales.
7. Encourage the development of agricultural market locations as part of ongoing planning and development.
8. New institutional buildings and uses such as schools,hospitals, residential care facilities, cultural facilities and fire or police services should not be located within the Agricultural Land Use Designation.
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9. Encourage development of community gardens in all commercial and residential zones and in public places (parks, rights-of-way, utility corridors and other appropriate areas). Promote tidy and attractive urban agriculture in highly visible, public or semi-private spaces. Ensure urban agriculture spaces are highly accessible.
10. Encourage the inclusion of community gardening plots in all multi-unit residential projects as a means to improve food growing opportunities.
11. Area Plans shall include consideration of infrastructure for food preparation, outdoor eating and special event areas that enable people to build community and celebrate food.
12. Support community access to food, with specific emphasis on local farm products and encouraging increased capacity for local food production and marketing.
13. Support consultation with the Ministry of Agriculture to ensure CWK bylaws support agriculture in the community.
14. Continue to support an Agricultural Advisory Committee to advise Council on land use and economic development matters relating to agriculture and agri-business, and to act as a liaison between Council and the agri-business community.
15. Encourage environmentally sound agricultural practices by promoting the BC Environmental Farm Program.
16. Support innovative farming and local marketing techniques such as vacant residential lot non- intensive farming and pocket farm markets, which help improve the economic viability of food production in the community.
Food Security Actions
1. As part of the preparation of an Agricultural Plan, work with the provincial ministries to ensure CWK’s development permit guidelines and Zoning Bylaw reflect the latest Agricultural Edge Guidelines for development on lands adjacent to agricultural lands that are shown designated as Agricultural Land on Schedule 1, Land Use Plan. The Agricultural Edge Guidelines are intended to foster the viability of agriculture and protecting agricultural landscapes.
2. Develop an Agricultural Plan to address agricultural issues, including overlapping regional, provincial and federal management tools and Agricultural Precinct areas, with actions and policies within the mandate of CWK that are supportive of agriculture.
3. With the assistance of other regional partners, investigate and pursue implementation of Non- Active Farms Bylaw to promote increased methods to ensure management of pest control in non- active farm areas (e.g. implementation of Sterile Insect Release (SIR) programs, removal of codling moth infected trees, removal of soft fruit trees not being sprayed, etc).
4. Investigate future implementation strategies for the development of a Farm Bylaw for CWK in accordance with the Local Government Act.
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3.9 Economic Sustainability
A robust, sustainable local economy that provides employment, attracts investment and contributes to a fiscally strong local government is essential to quality of life in West Kelowna. Economic sustainability in this OCP means the growth and diversification of the local economic tax base to afford new opportunities for residents while planning within the capacity of the natural environment. The economy, community and the environment are fundamentally linked, and affect social well-being. All three should be taken into account in land use planning and planning for the provision of public amenities. Policy development is central to understanding and promoting the connection between economic prosperity and quality of life.
This OCP proposes designated Boucherie/Westbank Centres, Corridors, Industrial Lands and Neighbourhood Centres to accommodate CWK’s growing economic activity (see Section 3.2 Growth Management Designations).
The large industrial area located on the north side of Highway 97 between Daimler and Westlake Road is one of the region’s largest contiguous and intact industrial areas. The protection of existing industrial areas is important to maintaining a diversified economy, providing employment opportunities and providing an industrial tax base. With the demand for relatively flat, easily developable land on the rise, there will be continued pressure on industrial lands for unrelated land uses.
Today, residential neighbourhoods comprise a significant portion of the land base in West Kelowna. These neighbourhoods are supported by the main commercial area of Westbank Centre, several small commercial neighbourhood nodes and the commercial development extending along Highway 97 on Westbank First Nations IR #9.
The economy in West Kelowna is experiencing a transition from a resource-based economy to one that is more diverse; however, the local businesses within CWK boundaries are now competing with extensive commercial development on IR#9. Commercial and residential developers are pursuing development on WFN land, which puts extensive pressure on the limited land resources available within CWK and is drawing business and money away from the Westbank Centre and the larger West Kelowna area.
Acknowledging the challenges facing local businesses, CWK is committed to fostering economic growth while focusing on diversification, revitalization and redevelopment to create a complete community where residents and visitors can live, work, shop and play. Further to this commitment, the Economic Development Plan was completed in 2010.
3.9.1 General Objectives and Policies
Economic Sustainability Objectives
1. Foster a diverse and balanced economic base of good quality employment and high paying jobs.
2. Encourage economic development that supports the unique character of the community.
3. Encourage employment generating land uses that provide a balanced mix of jobs and housing in the community. Section 4: Implementing the Plan 129 West Kelowna Official Community Plan Bylaw 2011 No. 0100
4. Encourage a sustainable tourism economy with a strong economic mix.
5. Encourage economic development that provides services to a broad range of user groups, acknowledging the current and future demographics and associated markets.
6. Increase the diversity of the local economy in order to be economically robust, to contribute to social diversity and to create employment opportunities in a wide variety of sectors and occupations.
7. Support growth and change in the local economy so that it contributes positively to the quality of life and the quality of the natural environment.
8. Recognize and capitalize on the economic assets of the region.
9. Provide a diverse tax base and supportive climate for business and industry in West Kelowna.
10. Foster a business-friendly environment that attracts and supports business.
Economic Sustainability Policies
1. Support a balanced economy by encouraging a mix of retail, commercial, service and industrial uses.
2. Encourage new commercial and residential development specifically in the Westbank and Boucherie Centres to create vibrant, pedestrian-friendly commercial centres encouraging economic vitality.
3. Support business parks within Corridor GMDs to attract high-technology investment and development.
4. Encourage a wide range of commercial businesses, but ensure that new retail and services uses are consistent with the objectives and policies of the appropriate GMDs.
5. Support the development of small, pedestrian-oriented neighbourhood commercial sites to serve the local population. Ensure these neighbourhood centres maintain the residential character of the neighbourhoods (see Section 3.2.7 Neighbourhood Centre).
6. Support the Strategic Plan of the Economic Development Commission and its three key objectives of business retention, business attraction and business facilitation within CWK.
7. Support the Chamber of Commerce, Business Improvement Area Societies and Tourism Functions in local community and business development, improvement projects, implementation of local initiatives and the promotion of community identity as they align with Economic Development plans.
8. Encourage improved efficiency for all modes of transportation and servicing within the community, including the continued upgrading of electronic communications infrastructure that supports high- technology businesses and industry.
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9. Ensure that transportation plans and networks accommodate land use objectives and integrate with long-term multi-modal infrastructure priorities, such as considering comprehensive road and intersection improvements, lane widening and turning lanes, where such improvement enhance access to businesses and industry.
10. Ensure that all new commercial and industrial development contributes to the necessary upgrading of municipal services, including, but not limited to, roads, bicycle paths, pedestrian sidewalks and trails and utilities.
11. Support affordable housing initiatives that facilitate worker relocation and retention.
12. Maintain and enhance existing and designated industrial areas to ensure adequate land for industrial uses.
13. Avoid any changes in land uses in the area of Gorman Bros. Mill on Highway 97 in Glenrosa that would lead to long-term conflict with the smooth operation of the mill.
14. Support agricultural land owners by exploring opportunities to support agri-business and enterprises, with consideration of the Agricultural Land Commission Act where land is in the ALR.
15. Support the development and operation of specialty crop farms to diversify production, increase economic development, increase local food production and improve agricultural income.
16. Support economic development that protects and promotes the community’s natural assets (e.g. Okanagan Lake).
17. Support the development of festivals and community events that will build West Kelowna as a tourist destination for a broad range of visitors.
18. Support zoning amendments or variances where they are consistent with the GMD and Land Use Designation and the proposed facilities are a desired us in the community.
19. Explore innovative approaches for funding public realm and economic development.
Economic Sustainability Actions
1. Implement and maintain the Economic Development Plan for CWK, which explores opportunities to provide a competitive advantage to businesses within CWK.
2. Work with Westbank First Nation toward a comprehensive approach for economic development, the sharing of relevant information and clarification and pursuit of common interests.
3. Pursue development of a Memorandum of Understanding with the Westbank First Nations to encourage a common approach to economic development.
4. Through the development of a Waterfront Plan, create and maintain public access to West Kelowna’s waterfront, and encourage tourist commercial development on the waterfront that enhances the community’s natural assets.
5. Work with the Chamber of Commerce, Westbank First Nation and the Economic Development Section 4: Implementing the Plan 131 West Kelowna Official Community Plan Bylaw 2011 No. 0100
Commission to encourage new, clean and high-tech industries.
6. Develop and implement a Westbank Centre Revitalization Plan, which may include updated revisions to Land Use Designations within the OCP. 7. Develop and implement a Boucherie Centre Plan, which may include updated revisions to Land Use Designations within the OCP.
8. Explore alternative funding opportunities to assist in community redevelopment and business attraction (e.g. senior government funding, grants, Public-Private Partnerships, etc).
9. Review Development Permit fee structure and/or consider other incentive mechanisms so that minor façade improvements are encouraged within Centres and Neighbourhood Centres, where consistent with guidelines and Area Plans.
3.10 Financial Framework
The 2006 Westside Governance Study (restructuring assistance fact sheet) projected capital reserves for the new municipality at $15.28 consisting of $7.13 million in per capita grant funding, $1.55 million in a one-time rural area tax rebate and a further $6.6 million in property tax contributions. In actuality, the experience of the new “City of West Kelowna” over the first three years of existence resulted in the projected level of reserves being substantially achieved by the end of 2010 (estimated at $14.9 million).
Major additional contributions to the financial success of CWK over the first three years of existence were achieved through Police Service Cost Assistance of $7.5 million (2009 – 2012), Ministry of Transportation Roads Assistance funding valued at $960,000 per year through 2012 and $5.9 million in transfers from Regional District of Central Okanagan surplus and reserves.
CWK is well positioned to face the challenges of the end of transitional financial support in addition to the major infrastructure needs of the community. The City’s financial planning framework is anchored upon the five-year financial plan which is prepared, debated and updated annually. That process is guided by provincial regulations and involves multiple opportunities for public input with the two major input tools being the annual Citizen’s Survey (in the fall of each year) and public consultation sessions (scheduled for the January/March time frame). The initial community visioning process as well as ongoing consultation with the public indicate that residents place a high value on an affordable community, which balance the need for new and improved facilities and services with fiscal prudence. Achieving this balance involves a variety of strategies designed to create a realistic and long-term financial planning framework while seeking ongoing opportunities to use alternative to traditional forms of revenue generation and expense containment.
Traditional funding sources for municipal services, facilities and programs centre on property taxation and a wide range of permit, license and user fees. While it is recognized that, 132 Section 4: Implementing the Plan West Kelowna Official Community Plan Bylaw 2011 No. 0100
in the municipal environment, not all programs and services can realistically involve full cost recovery, subsidies from other sources such as property taxation ought to be fully evaluated and justified. Balancing economic and fiscal realities with service expectations and growth needs requires partnerships, alternate sources of funding from other levels of government as well as the private sector, new or increased fees and charges as well as existing levels of cost recovery.
Ultimately, the annual results achieved by the City of West Kelowna are reported in the provincially- mandated Annual Report which is required to include the annual audited financial statements. The Annual Report is presented to Mayor and Council in the spring of each year and made available to the public for review and comment culminating in adoption by Council.
3.10.1 General Objectives and Policies
Financial Framework Objectives
1. Manage public funds to effectively balance available resources with community priorities.
2. Operate an efficient and self-sufficient municipality while maintaining a well-serviced, safe and liveable community.
3. Provide maximum effectiveness while minimizing taxation as much as possible.
4. Investigate new and alternative means of revenue generation.
5. Offer excellent customer service, and provide many avenues for obtaining municipal information and flexibility in how payments to the municipality can be made in consideration of the requirements of both local residents and out-of-town property owners.
Financial Framework Policies
1. Provide for public involvement in ongoing financial planning and budgeting, including the development of capital and business plans as follows:
a. Conduct a comprehensive annual budget, which includes a five and ten year capital plan process that includes a public consultation component;
b. Annually review and update all current and long-term financial plans based on current conditions, with the assistance and completion of an annual citizens survey;
c. Provide meaningful documentation of all financial plans, budgets and long-term tax policies; and
d. Ensure that the policies and priorities identified in the OCP are consistent with municipal financial planning.
2. Ensure that infrastructure renewal and replacement are provided for on an appropriate basis by reviewing and amending five and ten year infrastructure maintenance plans as part of the annual budget process.
3. Consider the full life cycle cost of infrastructure, in particular off-site services and transportation, and the need for adequate funding for future infrastructure replacement. Section 4: Implementing the Plan 133 West Kelowna Official Community Plan Bylaw 2011 No. 0100
4. Monitor and participate in decision-making at a regional level by continuing to be involved at both the staff and political levels in regional forums and organizations, and to assume leadership roles on regional issues that affect CWK.
5. Ensure that new development achieved through zoning amendment pays its own way without financial impact on existing residents, and provides community benefits when appropriate, by:
a. Reviewing Development Cost Charges on an annual basis, and amending them as necessary to ensure that they are equitable and adequately cover the associated costs of development; and
b. Reviewing OCP and zoning amendment proposals for financial impact, especially as they relate to expanding the tax base and provision of new community amenities.
6. Ensure that service levels respond to changing community demographics through an annual service level review during the budget process.
7. Annually review fees and charges to ensure that they keep pace with changes in the cost of living as well as changes in the methods or level of service delivery.
8. Actively pursue alternative revenue sources to help minimize property taxes.
9. Implement CWK’s Surplus Funds, Debt and Reserve Fund Policies in respect of capital expenditures, potential borrowing, debt repayment, stabilization of property tax and utility rates and other financial matters as these policies are set in place for the protection of the taxpayer and community values.
Financial Framework Actions
1. In respect of transportation, prepare separate capital programs for pedestrian, bicycle, transit and road infrastructure, and consider the provision of funding proportionate to achieving any transportation mode split targets.
2. Review user-pay initiatives to reflect appropriate methods for a user-pay policy.
3. Explore the Community Charter for new revenue/cost reduction opportunities and for opportunities to minimize potential new service burdens.
4. Establish cost recovery policies for services provided to other levels of government.
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Section 4 Implementing the Plan
1. Implementation Overview
2. Implementation, Monitoring & Review
3. Development Permit Areas & Guidelines
4. Glossary
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4.1 Implementation Overview
This Official Community Plan (OCP) establishes objectives and policies related to growth management, objectives and policies to regulate land use and servicing, and outlines the relationship between the plans and bylaws that govern development (see Figure 1). The implementation of this OCP requires a comprehensive application of the interconnected policies at increasing levels of specific detail. The following section details how this comprehensive hierarchy of policies and regulations will be implemented.
4.1.1 General Objectives and Policies
Development Implementation Objectives
1. Ensure that the community’s vision is reflected in new growth and (re)development.
2. Ensure that the policy direction of the OCP is realized through monitoring and annual reporting.
3. Provide a trusted, fair and reliable governance structure that reflects and complements the high level of community participation.
4. Ensure future development is implemented in a safe and orderly manner. Bylaw 5. Preserve and enchance views and the natural quality of 100.42 hillsides, which contribute to the positive images of West Kelowna, providing aesthetic, social, cultural and economic community benefits.
6. Where feasible, strive to develop public amenities as the community grows and develops. Bylaw
100.42 Development Implementation Policies
1. CWK will ensure consistency with the policies of the West Kelowna Official Community Plan, as amended based on other Master Plans, when considering land use, servicing and development decisions.
2. It is recognized that growth imposes a financial burden on the community by creating a need or demand for new or upgraded public facilities or amenities. Applicants who are applying for a zoning amendment may be requested to address this unique financial burden by making contributions to the appropriate CWK amenity reserve fund to assist in the
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funding of new or upgraded public facilities or amenities. Community amenity contributions negotiated during the zoning amendment application process will be rationally connected to and proportional to the proposed development.
3. Community amenity contributions will be established:
a. During the consideration of a new zone that includes options for amenity contributions as per Section 482 of the Local Government Act;
b. As part of a Phased Development Agreement as per Section 483.1 of the Local Government Act; or
c. As a condition of zoning amendment. Community Amenities could take the form of an in-kind amenity, for example a child care facility or park space, or as a cash contribution toward an off-site amenity.
4. In recognition of the need for the provision of public amenities to keep pace with development, the provision of priority amenities will be encouraged through the zoning amendment process, and will include items such as:
a. Community, cultural, school, library or recreation facility or facility improvements;
b. Child care, youth, children or family facility or facility improvements;
c. Provision of cultural and event amenities, such as an outdoor stage or venue, art gallery, wayfinding signage, community information kiosks or public art;
d. Acquisition and/or public access to waterfront land; and
e. Affordable, rental, or special needs housing or land for the housing.
5. Preferred amenities for each project will be determined on a case by case basis. Criteria for determining the priority among amenity contribution options may include, but are not limited to (not in order of priority):
a. Site characteristics such as natural features that are environmentally, historically or archaeologically sensitive and needing protection; viewscapes; outdoor recreational opportunities;
b. Development type (such as for seniors or family), size, physical context and/or potential impacts of the proposed development;
c. Needs of the surrounding neighbourhood(s); and
d. Other priorities as identified in the OCP, Master Plans, Area Plans, and other CWK Plans.
6. Prior to the consideration of amendments to OCP Land Use Designations or to a Zoning Bylaw, CWK may require preparation of an Area Plan or Comprehensive Development Plan (see Section 3.1 Objectives and Policies Overview).
7. Pursuant to the Local Government Act, CWK may require an applicant to provide reports and impact studies prepared by qualified professionals, including but not limited to studies such as the following: Bylaw 100.42 Section 4: Implementing the Plan 137 West Kelowna Official Community Plan Bylaw 2011 No. 0100
a. Environmental Impact Assessment;
b. Biophysical constraints c. Geotechnical Assessment; d. Traffic Impact Assessment;
e. Traffic and Circulation Analysis
f. Site access and servicing (including sensitive habitat and natural hazards, accessibility, energy and water conservation)
g. Visual Impact Assessment h. Stormwater Management Study; i. Wildfire Hazard Assessment;
j. Local Infrastructure Assessment; k. Municipal Infrastructure Impacts; l. Tree Assessment Study m. Servicing Report; and n. Other studies as deemed necessary, In order to evaluate development applications such as subdivision, zoning amendment, development permit, area plans and comprehensive development plans.
9. All Area Plans and Comprehensive Development Plans will be developed with community input and will include as a minimum the following general components:
a. Assessment of the plan area with respect to historical/archaeological features, significant landforms, hydrological function and downstream impacts, geotechnical constraints, environmentally sensitive areas, significant habitat and wildlife corridors including opportunities for off-site corridor connections;
b. Identification of areas proposed for dedication as park land or to be protected as natural open space through public dedication and/or restrictive covenants;
c. Evaluation of the current and potential future land uses in the surrounding areas to address any requirements for connectivity, buffering and/or transitional land uses;
d. Identification of possible community linkages, including a hierarchy of interconnected trails, pathways, emergency connectors and streets;
e. Specification of areas for each land use type and identification of their associated density, form and character;
f. Evaluation of local needs for community services, amenities and parks;
g. Evaluation of opportunities to design for water conservation and reduced rates of water use on a neighbourhood level; and
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h. Identification of phasing for new neighbourhoods, including proposed phasing for services and connections to established servicing infrastructure.
10. On Schedule 1 Land Use Plan, where a map boundary between Land Uses does not follow a legally defined line such as a road right- of-way or property line, the location of the boundary is outlined on Schedule 1 and can only be precisely determined by CWK staff through the City’s Geographic Information System, as applicable. The location of the map boundary between Growth Management Designations on Schedule 2 is approximate.
11. Public utilities, public parks and the use of Comprehensive Development Zones (zones written specifically for a particular site in consideration of OCP policies) may be considered in any Land Use Designation.
12. In accordance with the Local Government Act Section 502, CWK will require security to ensure the completion of landscaping, environmental rehabilitation or other conditions of development for which a security may be held.
13. The entire CWK municipality is designated as an area where temporary use permits may be considered based upon the following guidelines:
a. The use must be clearly temporary or seasonal in nature;
b. The use should not create an unacceptable level of negative impact on surrounding permanent uses;
c. An applicant must submit an outline detailing when and how the use in that location will be ended, the buildings to be used, the area of use, the hours of use, appearance, landscaping and buffering, and site rehabilitation. CWK may require security to ensure compliance;
d. No temporary use permit for industrial uses will be considered for sites located within any of the Residential or Parks and Natural Areas Land Use Designations, nor will they be permitted in the Boucherie/Westbank Centre or Neighbourhood Centre Growth Management Designation.
e. A temporary use permit may not exceed three years and may only be renewed as per the Local Government Act.
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Development Implementation Actions
1. Upon completion of any Area Plan or Comprehensive Development Plan, consider amending the Zoning Bylaw to reflect conditions of zoning amendments established in the endorsed Plans and consider a Phased Development Agreement, where appropriate.
a. Examine regulations related to site coverage, setbacks, parking requirements and maximum density to ensure that human scale development, access to amenities and viable commercial enterprises can be achieved.
2. Consult with the Westbank First Nation regarding development of a process for development referrals to coordinate adjacent land use for the betterment of both communities.
3. Undertake a Needs Assessment with the community and inventory existing major public amenities. The Needs Assessment will provide the development community with a clear expectation of community amenity needs.
4. Undertake a comprehensive Official Community Plan review within a three to five year time frame.
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4.2 Implementation, Monitoring and Review
4.2.1 Implementation
Achieving the Community Vision described in this OCP depends on successful and consistent implementation of the policies identified in this OCP. Achieving this vision will also require completion of a number of new community planning initiatives that will provide a greater level of analysis and detail, and are required to address operations and management level concerns. In order to fully realize the vision and goals set out in this OCP in accordance with Council’s Strategic Priorities, a number of long range and strategic planning processes have been commenced or have been identified as priorities, as follows:
• Parks and Recreation Master Plan
• Master Transportation Plan
• Agricultural Plan
• Waterfront Plan
• Sewer Servicing Strategy
• Master Stormwater Management Plan
• Master Water Plan (Phase 1)
• Economic Development Plan
• Westbank Centre Revitalization Plan
• Boucherie Centre Plan
• Transit Plan
• Property Acquisition Strategy
• Zoning Bylaw Update
Additional short term planning, policy and bylaw changes are being undertaken or have been identified as priorities, as follows:
• Water Conservation Program
• Many other key initiatives, many noted as “actions” within each section of the OCP.
This OCP contains many action items that require further work by CWK, but does not necessarily commit to future timelines or include priority statements about the actions. The identification of these action items will assist with future priority planning for the implementation of the OCP.
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4.2.2 Monitoring
Successful implementation of the Plan and its policies can be enhanced through effective monitoring of key performance indicators. Indicators may be adjusted over time to ensure that monitoring is effective and efficient. The following indicators are based on the OCP’s Guiding Principles (see Section 2.5) and are proposed as a starting point for ongoing analysis:
1. Respect the varied needs of West Kelowna’s Citizens a. Amount of park acreage b. Number of new residential units c. Number of new jobs 2. Create Compact, Complete and Safe Neighbourhoods
a. Development by location (proximity to transit, recreation, and commercial services), Type (single family, townhouse, apartment, rental, and Special needs), Cost (median value by type) and Size (average size of dwelling by type)
b. Crime rates
c. Average residential dwelling unit size
3. Recognize and Help Create the Positive and Unique Characteristics of Place, Protect and Enhance Ecological Integrity, and Create an Integrated Network of Parks and Natural Areas
a. Number and area of CWK parks and natural areas, including Greenbelts and Greenways b. Number and area of conservation covenants registered for the protection of sensitive areas c. % change in impervious surface cover d. % change in tree canopy cover
4. Protect and Enhance Agriculture
a. Agricultural Land Reserve lands (acres excluded, acres included) b. Number of community gardens and plots c. Amount of local farm receipts d. Number of opportunities for local food access e. Water volume allocated to agricultural properties 5. Support and Celebrate Community Health, Culture and Heritage a. Number of properties on the Heritage Register b. Number of grants applied for and awarded
c. Number of and type of services provided by new community facilities
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6. Use Natural Resources in a Responsible Manner
a. Number and energy output in (GJ or kWh) from green buildings producing and/or consuming on-site renewable heat (e.g. biomass, solar thermal, geo-exchange) and/or electrical (e.g. solar photovoltaic, small wind, small scale hydro) energy
b. Water, electricity and natural gas consumption per capita
c. Number and energy output (e.g. buildings connected, energy consumed in GJ or kWh) of district energy systems by energy type (e.g. renewable or non-renewable)
d. Carbon emissions by local government operations e. Kilometres of upgrades to sewer, storm, roadways f. New kilometres of new sewer, storm and roadways
7. Plan for Alternative Methods of Transportation a. Transit trips/service hours per capita b. Boardings per service hour and per service km c. Farebox recovery ratio d. Number of cars per capita e. Mode Split f. Parking stalls per capita g. Kilometres of sidewalks, cycle routes and trails constructed per year 8. Support an Economically Sound Community a. Number of new jobs b. Local fiscal surplus/deficit c. Number of local businesses d. Commercial tax revenue For those issues which are the shared responsibility of Central Okanagan governments and communities, or other agencies or levels of government, including such issues as air quality, transportation, parks, recycling, solid waste management, economic development and the broader protection of agricultural opportunities, it is recommended that indicators and annual reporting be identified and monitored by the appropriate agency as an indication of overall progress.
Monitoring Actions
1. Complete an annual review of key performance indicators in order to monitor OCP implementation outcomes and the effectiveness of specific policy alignment to the OCP’s Guiding Principles.
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4.2.3 Amendment
To become an “Official” Community Plan, the Plan must be adopted by CWK Council as a bylaw. The Plan is not a static document and CWK may amend the Plan in accordance with the Local Government Act to adapt to new trends and changing conditions in the community at the discretion of Council.
Changes to the OCP may be required in response to significant changes in trends or shifting community priorities. Where such changes are consistent with the community vision and Guiding Principles of the OCP, Council may wish to approve an amendment to the OCP. Where the changes are substantial or are inconsistent with the community vision and Guiding Principles, Council may wish to conduct a comprehensive review and update of the Official Community Plan. The Guiding Principles will thus be utilized to consider and to evaluate applications for OCP amendments.
4.2.4 Comprehensive Review
This foundational OCP will be reviewed in three to five years, at which time the results of other master plans currently underway will be merged into the OCP. Following this initial review of West Kelowna’s first OCP, comprehensive review and update of the Official Community Plan will be initiated every five years. Community participation and consultation will be sought during the update process.
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4.3 Development Permit Areas and Guidelines
Under the authority granted by the Local Government Act (LGA), an OCP may designate development permit areas and associated guidelines to achieve particular objectives or address specific conditions. Development permit areas may be designated to safeguard community goals for architectural and site form and character; protection of the natural environment; protection of development from hazardous conditions; revitalization of commercial areas; water and energy conservation; and for the reduction of greenhouse gas emissions.
The City of West Kelowna has established seven development permit areas (DPAs) as follows:
• DPA 1 Commercial
• DPA 2 Industrial
• DPA 3 Multiple Family and Intensive Residential
• DPA 4 Hillside
• DPA 5 Aquatic Ecosystem
• DPA 6 Sensitive Terrestrial Ecosystem
• DPA 7 Wildfire Interface
DPAs 1 to 3 apply to lands based on use of the land and address building and site design, but may also address other objectives such as protection of the natural environment and protection of development from hazards.
DPAs 4 to 7 are shown generally on the maps contained in Schedule 4 Aquatic and Sensitive Terrestrial Ecosystem Development Permit Areas and Schedule 5 Hillside and Wildfire Interface Development Permit Areas. These DPAs address environment and natural hazard objectives, but may also address form and character objectives.
This section also contains General Guidelines that apply to all DPAs (see Section 4.3.1 General Guidelines That Apply to All Development Permit Areas).
Where land is subject to more than one DPA designation only one development permit application is required. However, the application should address the requirements of each applicable DPA (as well as the General Guidelines That Apply to All Development Permit Areas). In some cases, it may be possible to process small scale development applications using a Minor Development Permits process. Applicants should review their proposal with staff at a pre-application meeting in the early preparation stages of assembling an application to determine the scale of process required.
All development within designated DPAs will be reviewed by CWK and shall be considered in accordance with the applicable DPA objectives and guidelines. Conditions or restrictions may be imposed on the development accordingly.
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4.3.1 General Guidelines For All Development Permit Areas
AREA
The guidelines in this section apply to all development on lands within CWK that require a Development Permit under any specific Development Permit Area. The General Guidelines must be read in conjunction with individual DPA Guidelines.
DESIGNATION
Refer to each specific Development Permit Area for the designated purpose of each area in accordance with Section 488(1) of the Local Government Act (LGA).
JUSTIFICATION
The General Guidelines are consolidated in this section to reduce duplication within each of the specific Development Permit Areas. These general guidelines establish a basic framework for all development for purposes as identified within each specific Development Permit Area.
General Guidelines - Objectives
1. To meet the combined objectives of the specific Development Permit Areas, as applicable.
2. To protect the natural environment.
3. To ensure that development design enhances the overall character and aesthetics of the community.
4. To encourage site and building design that incorporates ‘green’ features and is energy and water efficient.
5. To minimize negative impacts of new development on adjacent uses and, where possible, respect the view from neighbouring residential properties.
6. To encourage development to incorporate design features that deters crime.
7. To encourage adaptive reuse of existing structures.
8. To ensure that signage and wayfinding are considered at the early stages of development.
9. To ensure that development incorporates accessibility features.
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General Guidelines - Exemptions
The General Guideline Exemptions must be read in conjunction with individual DPA Exemptions. A Development Permit is not required where:
1. The proposal is for maintenance or repair of existing landscape only that does not include excavation;
2. Emergency works, including tree cutting, is necessary to remove an immediate danger or hazard, where rehabilitation and restoration work will occur following the emergency;
3. The activity involves removal of trees and shrubs designated:
a. as hazardous by an ISA Certified Arborist; or
b. as host trees by the Sterile Insect Release Program;
4. Regular and emergency CWK maintenance of municipal infrastructure is proposed where the works are conducted in a manner that is consistent with the objectives of the Development Permit Guidelines;
5. The implementation of a fish habitat mitigation or restoration plan is authorized by the senior government ministry or agency with jurisdiction;
6. The activity is conducted under direction of the Provincial Emergency Program;
7. The site has been assessed by a qualified professional who has provided a report (to the satisfaction of CWK) which concludes that the proposed development would have no significant impact on the environment and/or is not subject to a hazardous condition; or
8. The activity occurs on land designated provincial Agricultural Land Reserve and is considered normal farm practice as designated by the Ministry of Agriculture.
General Guidelines That Apply to All Development Permit Areas
All development permit applications shall be considered in accordance with the following “General Guidelines”, in addition to any specific guidelines further outlined in Development Permit Areas 1 to 7.
Bylaw Framework (General Guidelines) 100.42
1. DP Required Before Development. In all Development Permit Areas, a Development Permit must be approved before land is subdivided or development occurs, including but not limited to land clearing, preparation for the construction of services or roads, blasting, and construction of, addition to or alteration of a building or structure.
2. DP Compliance Required During Development. For all developments which have been issued a Development Permit, development of the site and related impacts of adjacent properties must be carried out in accordance with the conditions stipulated within the applicable Development Permit(s).
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3. Area Plan Additional Guidelines. Where a development proposal is located on lands affected by a specific Area Plan or Comprehensive Development Plan, (e.g. Westbank Centre Revitalization Plan), the Development Permit application should address the additional objectives and guidelines contained in the specific Area Plan.
4. Security Required for Works. In accordance with the Local Government Act, security may be required as a condition of Development Permit issuance to ensure that permit conditions are met. For example, security will be required for landscaping, erosion control works, site grading, and installation of a barrier fence, habitat restoration works, or any other requirements of a DP.
5. Best Management Practices. In general, development permit conditions will reflect the objectives and guidelines of the Best Management Practices produced by the Province of BC.
Protection of the Natural Environment (General Guidelines)
Preservation of Environmental Values and Features
6. Development may be Regulated to Protect the Environment. To protect the environment, including groundwater quality, watercourses, riparian areas and leavestrips, significant trees and vegetation, and steep slopes and areas subject to erosion, CWK may regulate all land clearing, land grading, irrigation works, and landscaping, and may require lands to remain free of development.
7. Protect Environmental Features. All development, including buildings and landscaping, should be situated so that it does not unduly impact the environmental features of the site, such as riparian areas and sensitive areas. Trees and native vegetation will be retained where possible. Environmental features and formations should be incorporated into site design where possible.
8. Protect Watercourses and Riparian Areas. Watercourses and riparian areas should be protected, and an applicant may be required to provide a plan prepared by a qualified professional showing the location of all watercourses, Riparian areas and watercourses drainage patterns and ephemeral streams. Natural drainage that provide habitat for many patterns should be maintained where possible. Where fish, birds and other species needs possible, streams that have been buried should be to be protected [See G 6-8]
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daylighted. Prior to development or subdivision of land, CWK may encourage the dedication of watercourses and riparian areas to CWK or to the Crown.
9. Protect Mature Stands of Trees. Mature stands of trees should be protected. CWK may require a plan prepared by an ISA certified arborist and/or qualified environmental professional detailing measures required to preserve and maintain trees and vegetation before, during and after site maintain trees and vegetation before, during and after site development.
10. Protect Significant Trees. Significant and landmark trees and associated understory vegetation be protected where possible. CWK may require a plan prepared by an ISA certified arborist and/or qualified environmental professional detailing measures required to preserve and maintain trees and vegetation before, during and after site development.
11. Protect Native Vegetation. Existing native vegetation should be preserved where possible for habitat value and to protect against erosion and slope failure. Where a site has been previously cleared or will be cleared during development, a Re-vegetation Plan prepared by a qualified environmental professional may be required. Areas of undisturbed bedrock exposed to the surface or natural sparsely vegetated areas may not require planting. Vegetation species used in replanting, restoration and enhancement should be selected to suit the soil, light and groundwater conditions of the site, should be native to the Okanagan Valley, and be selected for erosion control and/or fish and wildlife habitat values as needed.
12. Coordinate Environmental and Wildfire Hazard Plans. Where environmental features such as watercourses, riparian areas, trees and native vegetation will be preserved, the following must also be considered:
a. How the preservation of environmental features can be coordinated with wildlife values to preserve habitat and wildlife corridors; and
b. How wildfire risk can be minimized.
Grading and Drainage
13. Retain Natural Site Topography. Site development should not dramatically change the natural topography of the site, and grading requirements should be resolved within the property boundary. Cut and fill should be minimized and blended to the existing terrain.
14. Grading Plans may be Required. Where environmental features such as watercourses, riparian areas, trees and native vegetation will be preserved, CWK may require grading plans and restrict the manipulation of existing grades in these areas.
15. Buffer Water Reservoirs and Intakes. A 50-metre wide buffer is required between development and any watercourse upstream of any water reservoir or water reservoir intake. Development should be designed to direct storm drainage away from the reservoir and intakes, or treat stormwater on site, and to discourage human activity on or adjacent to a water intake or reservoir. Development should be designed to minimize road crossings over the watercourse.
16. Sediment and Erosion Control Plan. All applications must include a Sediment and Erosion Control Plan outlining measures to reduce the risk of the release of sediment overland or into any watercourse or storm sewer prior, during and after development.
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17. Stormwater Management. All applications must include a Stormwater Management Plan and/or Drainage Plan. This plan must address long-term water quality, water quantity and erosion control measures required to minimize negative impacts on fish habitat and demonstrate compliance with CWK’s stormwater management policies and plans. The plan should include, where possible, on-site detention and slow release into the system, and/or rainwater harvesting for on-site needs (such as landscaping). Use of Low Impact Development techniques is encouraged.
Steep Slopes
18. Erosion Control. In areas where slopes are in excess of 20%, CWK may require that tree preservation zones be established to control erosion and/or protect the banks.
19. Slopes Exceeding 30%. Slopes in excess of 30% carry inherent geotechnical risk and therefore development is not generally supported in these areas.
Public Trails
20. Dedication and Construction of Trails. To provide for the protection of and access to natural features, and to promote pedestrian rather than vehicular access in as many areas as possible, where possible, public trails should be continued, created and secured on the lands. CWK may require or accept the grant of trails as a condition of subdivision or Development Permit approval. Trails should be designed and constructed to the trail standard specified in applicable CWK bylaws, or to the satisfaction of CWK. Wherever possible, public trails such as these should be
incorporated into new Environmental Monitoring development plans [See G20]. 21. Requirement for Monitoring. Where an Environmental Report is required, the Report must include a monitoring plan to aid in compliance with the terms of the assessment during and post construction. Monitoring must be performed by a qualified consultant.
Form and Character (General Guidelines) Bylaw
22. Site Design. Site planning and building design should: 100.42
a. Include design features that create a strong sense of arrival;
150 Section 4: Implementing the Plan West Kelowna Official Community Plan Bylaw 2011 No. 0100 b. Preserve natural and environmental features such as watercourses, unique rock formations and significant trees and highlight those features through site design; c. Minimize impacts on agricultural lands; d. Preserve and incorporate views; e. Maximize opportunities for solar exposure, daylight penetration, natural ventilation and utilization of green technologies; f. Exhibit a cohesive appearance and architectural character both on-site and with surrounding development, while still allowing for new aesthetic and other standards; g. Consider appropriate orientation and relationship to adjoining uses; h. Maintain the scenic beauty and hillside character of West Kelowna. Where acceptable, development should be sufficiently set back from ridgelines and building heights adjacent to ridgelines minimized so that ridgelines are seen predominantly as a continuous line of natural terrain and / or vegetation. i. Where the process of site development causes unavoidable gaps or interruptions in the ridgeline, trees and vegetation should be planted so that the ridgeline is continuously vegetated. j. Visually integrate buildings into the natural hillside setting and reduce the perceived massing of structures through the following design considerations: i. Cut buildings into hillside and use stepped foundations ii. On downhill elevations, avoid the use of single plane walls exceeding one story. iii. Terrace multi-story buildings down slopes. iv. Avoid monolithic structures and encourage smaller clusters with the appearance of individuated units and decreasing massing. v. Buildings should be comprised of small components and should include architectural design treatments that provide three dimensional relief and shadows (eg. Overhangs, corners, minor projections, reveals, recesses and varied offsets). vi. Use reflective roof and building materials is not permitted. Reflective glass may be permitted in unique circumstances. vii. Encourage roof pitches that reflect the slope of the natural terrain. k. Blend buildings and structures visually into natural vegetation. The construction of solid fences that impose highly visible and artificial lines on the hillside should be avoided. l. Be tailored to the physical character of the site as much as possible. On steeper sites, the building mass should be modulated and stepped with the natural slope as much as possible to minimize vegetation removal, grading and excavation. Wherever possible the alignment of buildings and road should run parallel to the natural contours. Building height and mass may be limited to minimize visual impacts. m. Locate outdoor amenities to take best advantage of the climate (e.g.: include spaces that allow the sun and shade, or screening from rain), and views; n. Every effort should be made to ensure that service bays, loading areas, recycling containers, garbage storage and most parking areas are contained within, or at the rear of, the Section 4: Implementing the Plan 151 West Kelowna Official Community Plan Bylaw 2011 No. 0100
building(s) and are suitably screened or located out of public view in order to reduce negative visual impacts while still allowing for natural surveillance opportunities.
23. Building Design and Materials. Where possible, building design and materials should:
a. Be designed to be solar ready; b. Consider solar-compatible heating systems; c. Include a connection point as well as space for mechanical systems required to accommodate future geothermal exchange systems and/or district energy systems; d. Utilize sustainable, local or ‘green’ building materials; e. Consider adaptive reuse of existing building stock before considering demolition of existing buildings. Where possible, materials should be salvaged, recycled and reused wherever possible; f. Consider providing landscaping on flat roofs or green roof technologies to: i. Soften the visual impact of large expanses of roof; ii. Enhance the environment and reduce the heat island effect; iii. Enhance the energy efficiency of buildings; iv. Provide additional amenity space where feasible; and v. Create diversity in building character. 24. Mechanical Units. Roof top mechanical units should be screened from adjacent buildings, roads, pedestrian corridors and neighbourhoods.
25. Exposed Foundations. Exposed concrete foundations are discouraged and landscaping treatments or finishing is required to soften the visual impact of the foundation.
26. Exterior Lighting. Exterior lighting shall reduce light pollution by adhering to standards to control light pollution above the horizontal plane and requirements for a Full Cut-off / Flat Lens (FCO/FL) luminaire to light private roads, driveways, parking lots, and building exteriors. Exterior lighting should be designed to enhance security and safety, but should not spill over onto or create glare on adjacent properties or the public realm.
27. Crime Prevention Through Environmental Design (CPTED) principles should be considered in the site, building and landscape design. At minimum, all projects should demonstrate how the following principles have been addressed:
a. Natural surveillance i. All units should have views onto all parts of their own property and the street,
ii. The entrances and windows of one unit should be visible from other units,
iii. Doors, stairwells and entrances should be clearly visible and well lit,
iv. Exterior patios and porches should be well defined and of useable size. 152 Section 4: Implementing the Plan West Kelowna Official Community Plan Bylaw 2011 No. 0100
b. Territorial definition i. The boundary between public and private space should be delineated using landscaping, berming, fencing and/or architectural features. Design should create a sense of custodianship of private property while allowing for a positive transition to and interaction with the public realm.
c. Access definition
i. Entrances to a site, as well as to individual units within the site should be well-lit and clearly identified through landscaping, hard surfaces and architectural treatment.
ii. Entrances should create a sense of arrival.
Landscape (General Guidelines)
Landscape Site Design
28. Location of Landscaping. Landscaping is intended to enhance the appearance of private development, but also should respect and improve the streetscape and public realm. All areas not used for buildings, parking stalls, driveways or outdoor storage (where permitted), should be landscaped. Particular landscaping emphasis should be provided in the following locations:
a. All front yard and corner side setbacks and inside property lines which adjoin public areas (such as roads, sidewalks, trails and open space), should be entirely landscaped;
i. Provide a minimum 3m wide landscaped area along all property lines that abut roads. Landscape plans should be coordinated with the landscaping of adjoining developments and with public landscaping (e.g. landscaping in boulevards).
b. At the base of buildings that are seen from public areas; c. Between private and semi-private areas (e.g. between ground-level terraces and common areas); d. Around the perimeter of utility buildings and structures (e.g. electrical kiosks, garbage enclosures); e. To delineate the boundaries of a strata complex. Landscape within a strata complex should be designed so that clear ownership of landscape elements prevents conflict or neglect; f. As a buffer between different land uses. Where a commercial or industrial use abuts a residential use, a minimum 4.5 metre buffer should be landscaped with trees and shrubs, or as otherwise stated in the Zoning Bylaw.
29. Street Trees. Where property is adjacent to a public road or public pedestrian corridor (eg. trails and sidewalks), street trees (i.e.: a line of several high-branching deciduous trees of the same species, running parallel to the road) and/or planting should be provided as follows, or as amended by municipal bylaw or policy: Street Trees provide aesthetic harmony to the streetscape [See G29] Section 4: Implementing the Plan 153 West Kelowna Official Community Plan Bylaw 2011 No. 0100
a. In commercial, mixed-use and industrial areas, provide street trees of at least 6.0 centimetre caliper diameter at breast height (dbh) above the root ball spaced at no more than 7.5 metre intervals.
b. In residential areas, include a planting plan consisting of nodes of planting islands with trees, shrub plantings, boulders and ground cover. Trees should be at least 6.0 centimetre caliper dbh. Planting nodes should occur every 10 metres to 30 metres.
c. In rural and natural settings, a planting plan that uses indigenous trees, grasses and shrubs as well as feature boulders, and is designed to appear natural rather than formally landscaped may be considered. Use of lawn is discouraged.
d. In single family residential areas, a planting plan consisting of street trees adjacent to the public road right of way, where the trees should be consistently located on the front corner of individual lots or where otherwise deemed appropriate.
30. Landscaped Berms. Landscaped berms are generally encouraged, especially where visual screening is desired. Berms required for on-site drainage control should be landscaped.
31. Existing Landscaping. Where possible, retain existing landscaping or native vegetation that meets the intent of these guidelines. This policy is in addition to other development permit guidelines specifically related to existing native vegetation. Landscape plans should:
a. Integrate and augment any existing landscape; and
b. Retain existing trees and integrate them into the proposed site and landscape design.
32. Screen Garbage and Recycling Containers. Garbage and recycling containers should be animal proof and enclosed in order to reduce the impact of noxious odours. In Commercial, Industrial, Multi-Residential and Intensive Residential DPAs, garbage and recycling containers should be screened with landscape buffers and opaque fencing.
Landscape Character
33. Reflect the Natural Qualities of CWK. Landscape design should complement the natural vegetation and hillsides of West Kelowna.
34. Landscaped Focal Points. Create focal points through, for example, utilizing specimen plants or a change in type of plants, increased landscaping, or incorporating a change in the shape of a landscape bed, in the following locations:
a. At entrances to the site for either cars (driveways) or people (sidewalks and trails): b. Near important entrances and doors into buildings;
c. To emphasize changes in architecture;
d. At intersections, if the property is on a street corner; and
e. Around freestanding project signage.
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35. Visual Cohesiveness. Create visual cohesiveness by, for example, choosing a few varieties of plants and use them repeatedly in groups throughout the site, or using an individual variety of plant in odd number groupings (7, 9, 11 etc) for mass planting.
36. Design Interest and Visual Depth. Create design interest and add visual depth by including the following:
a. Plant varieties that add four-season interest. At a minimum, at least one type of evergreen tree or shrub is to be used; b. Plants in a variety of different colours, heights and types; c. A combination of groundcovers, shrubs and trees; d. Staggered plant material so that each plant is slightly offset from the next; and e. Plantings that are visually “layered” by placing different plant species in aesthetic groupings, rather than placing plants in a series of regimented lines. Landscaping in parking should be designed to provide visual intrigue and to capture and Landscaping in Parking and Traffic Areas infiltrate runoff [See G37]
37. Design Considerations. Landscape plans for parking and traffic areas should include:
a. Sight distances should be considered when landscaping and implementing fences adjacent to a roadway;
b. A concrete curb to protect landscaping from damage where landscaping is adjacent to parking or vehicular traffic;
c. Consideration of fire code and building code requirements as well as pedestrian access in design; and
d. Landscape islands of trees and shrubs should be included in parking areas to visually break up large expanses of parking and to capture and infiltrate runoff. Landscape islands should:
i. Include high branching deciduous trees and Off-street surface parking lots hardy shrubs or perennials to provide shade should be heavily landscaped and and accommodate snow storage in winter broken up [See G37] months.
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ii. Be located between internal collectors (not used for direct access to parking stalls) and aisles that provide direct access to parking stalls, at the end of aisles (rows of parking); and mid-aisle to interrupt long rows of parking stalls.
iii. Be located every 15 stalls, at a minimum. Landscape design considering four season interest [See G36]. 38. Snow Deposition. Include within parking areas places for snow deposition that will accommodate storage on a temporary basis but not impact plantings in the long term.
Water Conservation and Energy Efficiency
39. Water Conservation. As water is a limited commodity in the Okanagan Valley, use of water conservation measures are important. The following design elements should be incorporated in landscape plans:
a. The use of xeriscaping, and low maintenance, drought tolerant native landscape materials which require minimal care (e.g. minimal pruning, watering, fertilizer, chemical treatment), or the use of landscape rock is encouraged;
b. All planted areas should be covered with landscape fabric and a minimum of 6 centimetres of organic mulch after settling;
c. All landscape areas should be irrigated using an Storm water source controls like automated, underground irrigation system these rain gardens reduce conforming to IIABC standards. Low volume irrigation pollutant run-off and should be methods are encouraged. Xeriscape landscape design considered in land- scape design. should still include an irrigation system to ensure (See G37) survival during the initial years and to provide water as necessary after establishment; d. As irrigated grass lawns use considerably more water than mulched shrubs, lawns should be used only for a specific effect such as around main entrances or where the lawn will be used as a gathering or play area; f. The use of human-made water features or fountains is discouraged. If used, human-made water features or fountains should utilize recirculated water or be connected to a cistern designed for the collection of natural rain-water collection.
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40. Energy Efficiency. Where possible, utilize landscaping to reduce building energy consumption as follows: a. Incorporate deciduous trees that allow penetration of sunlight in areas that need winter solar exposure;
b. Use landscaping to shade buildings in summer; and
c. Use green roof technologies and climbing vines to further insulate buildings.
Technical Considerations 41. Preparation of Plans. The preparation of landscape plans, inclusive of fencing and screening plans, by a member of the B.C. Society of Landscape Architects or other qualified professional will be required. All plant material and contractor’s work should meet or exceed the standards of the B.C. Nursery Trades Association, the B.C. Society of Landscape Architects, or the standards noted in the BC Landscape Standard (BCLS) as published jointly by the BC Society of Landscape Architects and the BC Landscape and Nursery Association. 42. Content of Plans. Landscape plans should include a proposed planting plan indicating proposed and existing plant material, a grading/drainage plan indicating proposed and existing grades, a materials plan indicating proposed surface treatment (e.g.: asphalt, concrete, exposed aggregate), location of and specifications for fencing. Plans should also show the location of existing trees and landscaping, including retaining walls and landscape beds. 43. Plant Density. The landscape plan should show sufficient plant density to result in the landscape creating the effect of instant permanence. To achieve this, plans must show on-centre spacing (the distance between plants, as measured from the centre of one plant to the centre of the adjacent plant) generally in accordance with the following:
a. Groundcovers – 16 to 60 centimetres (6 inches to 2 feet) on centre; b. Small shrubs – 60 to 90 centimetres (2 to 3 feet) on centre; c. Medium shrubs and junipers – 0.90 to 1.2 metres (3 to 4 feet) on centre; and d. Large shrubs – 1.2 to 1.5 metres (4 to 5 feet) on centre.
44. Standards for Plants and Trees. Landscape plans should show the following:
a. A variety in pot size, and larger pot sizes are preferred; b. Unless a groundcover, all shrub material should be at least a 2 gallon (#2) size pot, coniferous trees a minimum of 1.5 metres in height and deciduous trees a minimum of 6.0 centimetre caliper dbh; c. Plant material in the specified minimum size must meet the British Columbia Landscape Standards;and d. All trees should be staked and mulched in accordance with the BCLS.
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45. Depth of Soil. Except where BCLS designates a greater depth based on severity of compaction and grading at the plant site, the following minimum depth of topsoil or amended organic soils on all landscaped areas of a property is required:
a. Shrubs – 45 centimetres; b. Groundcovers or grass/sod – 30 centimetres; c. Trees – 30 centimetres around and to a depth of 60 centimetre for as large an area as possible.
46. Mulch, Paving and Gravel. All landscape beds should be treated with a minimum 60 millimetre depth of landscape mulch which may include bark mulch, pea gravel or shredded mulch. Paving, gravel or mulch should not be considered primary landscaping elements. 47. Maintenance of Landscaping. All replanting shall be maintained by the property owner for a minimum of 2 years from the date of completion of the planting. During this two-year time period, unhealthy, dying or dead stock will be replaced at the owner’s expense in the next regular planting season.
Disease and Pest Control
48. Trees and Plants not Permitted. Certain types of plants may harbour damaging diseases or pests that can be transmitted to commercial orchards and vineyards in the Okanagan. To reduce the risk of disease or pest damage, the following types of plants are not permitted: a. All trees of the genus MALUS (apples or crabapples, including all ornamental or flowering crabapples); b. All trees of the genus PYRUS (pears, including Asian and ornamental pears); c. All trees of the genus PRUNUS (flowering cherries and flowering plum); d. All plants of the genus CYDONIA (quince); e. All non-native plants of the genus JUNIPERUS (juniper); f. All non-native trees of the genus CRATAEGUS (hawthorn); g. The BERBERIS vulgaris (common barberry) plant; h. All plants of the genus CHAENOMELES (flowering quince or japonica); and i. All plants as outlined in RDCO Noxious Weed Control Bylaw No. 179, 1979, or any subsequent amendment thereof; and j. Other detrimental species as may be defined from time to time by the Ministry of Agriculture, or other agencies as applicable.
Fencing and Street Interface (General Guidelines)
Design Considerations
49. Edge Preference. Fencing and landscape buffers should provide territorial definition, privacy and security, but should also contribute positively to the streetscape and not detract from the public realm. Where fencing and/or buffers are proposed, consider the following hierarchy of “edge preferences:”
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a. Landscaping and berms or a combination of the two is preferred to fences and walls; b. Low fences or walls with landscaping and/or berms are preferred to high fences; c. Visually permeable fencing is preferred to solid fencing or walls, except where permitted for outdoor storage areas or noise attenuation.
50. Design Features. Fencing and screening design should comprehensively consider the following:
a. Fencing should add to the overall visual interest of a site, and should appear as a separate but integrated “layer” of the development design, where “layers” include the natural environment, landscaping, elevation changes, and architecture. b. Fences or walls should follow preferred edge preference priority (see General Guideline No. 49); c. Design and materials should complement the principal buildings on site; d. Fencing and screening should incorporate interesting design detail, and skillful use of multiple colours and multiple construction materials is encouraged; e. Except for security fencing, fences or walls along a property line should include gates and entranceways, as well as design features at regular intervals to avoid the creation of an impenetrable barrier that “turns its back” on the street; f. Where the primary entrance to a site is through a driveway for vehicles, fences should include a well-lit secondary pedestrian access; and g. Fences or walls should have landscaping (within the development property) located on the public side of the fence. Landscaping may be provided as a linear buffer along the fence, but may also be incorporated in well-designed beds at regular intervals along the fence line, or within recesses in the fence line, particularly where fences are very long; h. Fences and associated landscaping should be designed to include focal points at pedestrian and vehicle entrances and key transition areas such as corners. Examples of design elements that can create focal points include architecturally designed gates or arbours, dense landscaping at entrances and corners, and feature corner fence posts. Focal points should be well-integrated into the design of the fence and not create a discordant transition. Screening
51. Visual Barriers. Fences and landscape buffers should be used to screen storage areas and unsightly land uses from view. Fences intended to form a visual barrier should be constructed of solid but attractive materials such as:
a. Wood, stone, masonry or high quality vinyl; b. When combined with a landscape screen, decorative metal and wrought iron is encouraged; c. Black coated chain link or galvanized chain link in industrial areas only combined with landscape; d. Barbed wire and adhoc materials are not permitted, except where barbed wire may be permitted on agricultural zoned land for agricultural uses consistent with normal farm practice as designated by the Ministry of Agriculture.
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Pedestrian and Streetscape (General Guidelines)
52. Pedestrian Access. Site design should include designated pedestrian accesses, especially where the land use is likely to be well-frequented by the public (such land uses would include retail stores, offices, parks and schools). Pedestrian accesses may incorporate design features that signify the transition from public to private property such as porticos, recessing, landscaping, elevation change and visually transparent gates. Pedestrian accesses should be well lit. 53. Internal Sidewalks. Where a site will contain more than one building, buildings should be connected by internal sidewalks and pathways.
Signage (General Guidelines)
54. Sign Bylaw. Signs should be consistent with the CWK sign bylaw; 55. Sign Location. The location of all signs (including wayfinding markers) should be shown on application design drawings and landscape plans; 56. Sign Lighting. Sign lighting and illumination should be oriented so that it does not create glare on public roads, neighbouring buildings or residential areas; 57. Fascia Signage. Fascia signage should be designed as an integral part of the architecture of a building, or where a building is existing, signage design should be well-coordinated with building design; 58. Freestanding Signs. (Monument-style) freestanding signs (where permitted) are encouraged to be ground oriented, mounted on a masonry base and should be unlit or externally lit; 59. Universal Design. Universal Design principles should be incorporated so that signs and wayfinding markers are easy to understand and can be interpreted intuitively by people with diverse abilities; 60. Design Theme. Signage should have a consistent design theme throughout a site; 61. Complementary Signs. Signage should be designed to complement the character of the community and adjacent uses; and 62. Multiple Buildings. For multi-tenant buildings, all lettering and logos on building signage should be of similar size. 63. Sign Plan. A comprehensive sign plan will be required as part of any form and character development permit application and should meet the intent and provisions of this section.
Accessibility (General Guidelines)
64. Incorporate Universal Design. Site planning, building and sign design should incorporate Universal Design principles to accommodate people with different levels of mobility and sensory abilities.
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4.3.2 DPA 1 - Commercial
AREA
The DPA 1 Commercial Development Permit Area designation applies to all lands within CWK where commercial or mixed commercial and residential development is permitted.
JUSTIFICATION
The purpose of this Development Permit Area is to ensure that the building and site design of commercial development and redevelopment is attractive, incorporates a pedestrian scale, and protects the natural environment. Development must also appropriately reflect the design values of both specific neighbourhoods and West Kelowna as a whole while considering the context of hazardous conditions where applicable and promoting water and energy conservation in concert with consideration of reduction of greenhouse gas emissions. Consistent application of these guidelines site by site will, over time, enhance the community’s streetscapes and contribute to business vitality.
DESIGNATION Bylaw DPA 1 is designated in accordance with: 100.42
• Section 488 (1) (a) of the Local Government Act (LGA) – protection of the natural environment, its ecosystems and biological diversity;
• Section 488 (1) (b) of the LGA – protection of development from hazardous conditions;
• Section 488 (1) (f) of the LGA – establishment of objectives for the form and character of commercial, industrial or multiple family residential development;
• Section 488 (1) (h) of the LGA – establishment of objectives to promote energy conservation;
• Section 488 (1) (i) of the LGA – establishment of objectives to promote water conservation; and
• Section 488 (1) (j) of the LGA – establishment of objectives to promote reduction of greenhouse gas emissions.
DPA 1 - Objectives
1. Improve the form and character of commercial development. 2. Ensure that new commercial development is well designed, and appropriately integrated into the community through use of good urban design principles. 3. Improve the streetscape by requiring pedestrian scale design that will contribute positively to the pedestrian experience. 4. Consider how the design of new commercial development can support transit and active transportation modes such as walking and cycling. 5. Ensure that commercial infill development is appropriately integrated into the existing neighbourhood, and reflects preserves and enhances the positive architectural, landscape and sense of place aspects of the neighbourhood. 6. Use siting, landscape and building design to promote appropriate transitions with adjacent uses. Section 4: Implementing the Plan 161 West Kelowna Official Community Plan Bylaw 2011 No. 0100
7. Encourage sustainable design, green building practices and high quality construction. 8. Ensure that energy and water efficiency measures are incorporated into all new commercial developments.
DPA 1 – Exemptions
A DPA 1 Development Permit is not required for:
1. Internal alterations that do not affect the exterior of a building except when off-street parking alterations are required as a result of the internal alterations; 2. Minor exterior renovations involving no additions that do not change the general form and character of a building; 3. Maintenance of existing buildings; 4. Repair or replacement of roofing that does not alter the building form; 5. Repair or replacement of existing windows, doors or fencing of the same size and general type, and in the same location; 6. Additions up to 200 square metres to a principal building as defined by zoning bylaw, provided that: a. The addition results in less than a 10% increase in the floor area of the principal building; and b. There is no change to the required parking, landscaping, environmental measures, or access to the site; or 7. Additions up to 40 square metres to an accessory building as defined by zoning bylaw, provided that: a. The addition results in less than a 10% increase in floor area of the accessory building; and
b. There is no change to the required parking, landscaping, environmental measures, or access to the site.
DPA 1 - Guidelines
All DPA 1- Commercial Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to the General Guidelines contained in Section 4.3.1.
Adjacent Use Consideration (DPA 1)
1. Even while meeting new aesthetic and other standards, new development should be designed to blend harmoniously with the character and scale of the existing area. 2. Development should be carefully designed and sited to mitigate the impact of traffic, noise, lighting, and other environmental conditions particularly where the development is located adjacent to residential areas. 3. Commercial buildings located on lots adjacent to residential properties, public roads or other public spaces should be stepped down toward the residential properties, roads or public spaces.
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4. On-site mechanical equipment, drive through uses, service or car wash bays, restrooms, vending machines and other visually sensitive or high use activities should be oriented away from adjacent residential development and the public realm or streetscape. 5. Development on corner lots should include the following: a. Detailed facades which include street entrances on and/or windows along both street elevations; b. A corner focal point, such as a corner entrance, bay window, tower or similar design feature.
Form and Character (DPA 1)
6. A pedestrian-friendly streetscape is one that feels safe, has interesting and diverse pedestrian-scale design elements, offers opportunities for interaction and is aesthetically pleasing. Development should include elements that help to create a pedestrian-friendly streetscape, as follows:
a. Facades must be well-detailed and incorporate a variety of colours, materials, textures, window details, and architectural features such as awnings, colonnades and roof canopies;
b. Facades should include architectural treatment that distinguishes the building’s base, middle and top;
c. Design interest should be created at the roofline through variation in height or form, inclusion of gables or balconies, addition of a cornice, addition of a specific rooftop architectural element, or other similar design feature;
d. Active outdoor spaces, such as patios, courtyards, performance space and areas for street activities are encouraged and, where possible, should be oriented to achieve maximum solar benefit. Active outdoor space should not obstruct pedestrian circulation and may be created by setting a portion of the building The placement of awnings and canopies should footprint back from the sidewalk. reflect the building façade’s articulation and fenestration pattern (See G.6) e. Building design should include pedestrian-scale variations in height and massing. Long or tall facades should be well articulated (e.g. the building forms should be set forward or back vertically and/or horizontally to create the appearance of a series of smaller buildings;
f. Awnings, light fixtures and other similar features should be architecturally integrated into the design of the building(s); and
g. Long blank walls or long expanses of any one material (including long expanses of window) are unacceptable. However, where long solid walls are unavoidable, changes in the building mass, variations within the façade, materials, textured surfaces, architectural detailing, reveals and colours must be employed to reduce the impact of the solid wall. Section 4: Implementing the Plan 163 West Kelowna Official Community Plan Bylaw 2011 No. 0100
7. To stimulate pedestrian interest, enliven the streetscape and reveal interior spaces and activities, building design should:
a. Include large window areas on the ground floor. Glass should be transparent and not mirrored; b. Incorporate active and inviting entryways and doorways that are clearly identified as the focal point of a building through design by recessing or projecting the entrances and using distinct materials, decorative lighting, pedestrian oriented signage, permanent canopies, distinct paving and architectural features such as columns. c. Include trim and design details that frame doors, windows and building corners; d. Avoid using materials on the ground floor that may interfere with the visual connection between the interior of the building and the street, including the posting of advertisements and notices in window areas; and e. Where applicable, incorporate exterior spaces that encourage use by both businesses and the public such as outdoor cafes, gathering places and public art displays.
8. Buildings should be designed to maintain and enhance existing key viewscapes from public spaces and not restrict sun penetrations or view corridors to public and pedestrian areas. A Visual Impact Assessment may be required. 9. Building forms and floor plans that maximize the number of corner units and units with exterior access on two sides are strongly encouraged to facilitate natural ventilation and daylight access. 10. Building colours should be muted, natural colours that are drawn from the natural environment of West Kelowna. 11. Exterior brick, natural or cultured stone walls or structures should not be painted or stained. 12. Outdoor bicycle parking should be provided for clients and visitors, and should be located near building entrances where surveillance is possible. Consider incorporating interior or enclosed storage space for bicycles in the building design for the use of employees and residents, as well as change and shower facilities.
Form and Character Considerations for Buildings in excess of 3 storeys (DPA 1)
These guidelines apply to all buildings in excess of three stories in addition to all other DPA-1 guidelines.
13. Where building heights are in excess of 3 storeys, the fourth storey and all stories above should be noticeably stepped back to reduce the impact of building mass on the streetscape. Example of appropriate building facade detail and variety at the 14. Facade detail and variety is especially important at the pedestrian level as well as effective pedestrian level, within the first three stories of a building. Above use of stepping back of height the third storey, facades should include distinct architectural storeys (See G6/G13/G14) treatment.
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15. A Shadow Analysis is required for all buildings in excess of 6 storeys. Wind studies may also be required for development sites within Westbank and Boucherie Centres and Neighbourhood Centres.
16. A Visual Impact Assessment that shows the impact of the building on views from adjacent neighbourhoods may be required.
Building Materials (DPA 1)
17. Exterior building materials should complement the natural environment of West Kelowna, and must be sufficiently durable to withstand the typical climate of the Okanagan Valley. Acceptable materials include stone, wood, brick, acrylic stucco, fibre cement siding, and cultured stone. In general, untreated concrete block, and vinyl or plastic siding is unacceptable. Limited use of architectural quality metal siding may be appropriate as accent material. 18. Where possible, all building materials should be sustainable, obtained locally or ‘green’. 19. Storefronts should be transparent; reflective glazing is not permitted.
Pedestrian Streetscape (DPA 1)
20. Weather protection is encouraged to be provided over all exterior pedestrian building entrances. Recessed entries, glazing, weather protection and 21. Developments should include pedestrian scale lighting, ornamentation create garbage and recycling receptacles, shade trees, landscaping and a welcoming frontage along seating areas, where appropriate. the street. (See G 19-21)
22. Where possible, site plans should include new urban pedestrian linkages through sites, or expand and enhance existing linkages. Pedestrian linkages are particularly important in designated Boucherie/Westbank Centres and Neighbourhood Centres. Pedestrian linkages should be welcoming, encourage pedestrian activity, and be integrated into the larger pedestrian network. Pedestrian linkages must:
a. Be of sufficient width for an urban environment; b. Be appropriately lit; c. Be well landscaped, but also create a safe environment for people of all ages and levels of mobility; and d. Include design elements such as street furniture, decorative paving materials, pedestrian scale lighting, traffic calming devices, wayfinding markers, information kiosks and public art. Section 4: Implementing the Plan 165 West Kelowna Official Community Plan Bylaw 2011 No. 0100
23. The pedestrian network should widen in places to create public spaces where appropriate. These public spaces should: a. Provide a diversity of experience in terms of type of amenity, such as seating areas, viewing areas, areas for performances and public art, landscaped focal points, or other special features, and should include both sunny and shaded spaces; b. Be sited to allow natural surveillance from adjacent buildings and the street; c. Foster gathering, contemplation, relaxation and celebration; and d. Be sited to respect, to make use of and enhance enjoyment of important view corridors.
Circulation and Parking (DPA 1)
24. Where possible, vehicular and pedestrian circulation must be separated. Where separation is not possible, special design treatment may be required to ensure safe pedestrian movement. All parking areas must be designed to allow safe pedestrian movement through the parking area, from vehicle to destination. 25. Underground parking, parking at the rear of buildings, or in central parking facilities is supported. Parking areas located at the front of the building is not permitted for new commercial developments. Where there is an existing parking area in front of an existing building, the perimeter of the parking area should incorporate landscaping. 26. All surface parking areas must be defined by concrete curbing and should be screened by a combination of decorative fencing or walls, landscaping, and/or berms. Breaks in curbing or other alternatives that allow for natural infiltration may be considered. 27. Where possible, parking areas should include provisions for alternative modes of transportation (e.g. bicycle parking, change rooms and racks, preferential parking for carpool users).
Fencing and Street Interface (DPA 1)
28. Chain link fencing is generally not permitted in commercial developments, especially along high visibility street frontages. Decorative metal fencing is preferred. If a chain link or solid fence is considered appropriate, a dense landscape material, such as a hedge, must be provided on the street side of the fence within the property boundary.
Signage (DPA 1)
29. Sign plans are required as part of the DPA 1 application Access to underground parking is process. architecturally integrated to minimize impacts on the pedestrian realm (See G25) 30. Mast mounted freestanding signs are not encouraged in the Boucherie/Westbank Centre and Neighbourhood Centres.
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4.3.3 DPA 2 - Industrial
AREA
The DPA 2 Industrial Development Permit Area designation applies to all lands within CWK where industrial development is permitted.
JUSTIFICATION
The purpose of this Development Permit Area is to encourage and sustain industrial development in West Kelowna and to ensure that the building and site design of industrial development and redevelopment is attractive, protects the natural environment, appropriately reflects the design values of both specific neighbourhoods and West Kelowna as a whole and minimizes negative impacts on neighbouring uses. Consideration must also be given to promotion of water and energy conservation in concert with consideration of reduction of greenhouse gas emissions and to the context of hazardous conditions, where applicable.
DESIGNATION Bylaw DPA 2 is designated in accordance with: 100.42
• Section 488 (1) (a) of the Local Government Act (LGA) – protection of the natural environment, its ecosystems and biological diversity;
• Section 488 (1) (b) of the LGA – protection of development from hazardous conditions;
• Section 488 (1) (f) of the LGA – establishment of objectives for the form and character of commercial, industrial or multiple family residential development;
• Section 488 (1) (h) of the LGA – establishment of objectives to promote energy conservation;
• Section 488 (1) (i) of the LGA – establishment of objectives to promote water conservation; and
• Section 488 (1) (j) of the LGA – establishment of objectives to promote reduction of greenhouse gas emissions.
DPA 2 - Objectives
1. Improve the form and character of industrial development to promote the industrial and business parks while reducing the visual impact on the community. 2. Ensure that new industrial development is well designed, and appropriately integrated into the community through use of good urban design principles. 3. Improve the streetscape by requiring pedestrian scale design, where appropriate. 4. Consider how the design of new industrial development can support transit and active transportation modes such as walking and cycling. 5. Ensure that industrial development is appropriately integrated into the existing area or neighbourhood and ensure that development reflects, preserves and enhances the positive architectural, landscape and sense of place aspects of the area or neighbourhood. 6. Use siting, landscape and building design to promote appropriate transitions with adjacent uses.
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7. Encourage sustainable design, green building practices and high quality construction. 8. Incorporate energy and water efficiency measures into industrial developments.
DPA 2 – Exemptions
A DPA 2 Development Permit is not required for:
1. Internal alterations that do not affect the exterior of a building except when off-street parking alterations are required as a result of the internal alterations; 2. Minor exterior renovations involving additions that do not change the general architectural form of a building; 3. Maintenance of existing buildings; 4. Repair or replacement of roofing that does not change the architectural form of a building; 5. Repair or replacement of existing windows, doors or fencing of the same size, general type and in the same location; 6. Additions up to 200 square metres to a principal building as defined by zoning bylaw, provided that: a. The addition results in less than a 10% increase in the floor area of the principal building; and b. There is no change to the required parking, landscaping, environmental measures, or access to the site; or
7. Additions up to 40 square metres to an accessory building as defined by zoning bylaw, provided that:
a. The addition results in less than a 10% increase in floor area of the accessory building; and b. There is no change to the required parking, landscaping, environmental measures, or access to the site. DPA 2 - Guidelines
All Industrial Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to any General Guidelines contained in Section 4.3.1.
Adjacent Use Consideration (DPA 2)
1. Parking and site entrances for heavy vehicles, service vehicles and trucks should be located away from residential properties. Where this is not possible, provide provisions for landscaping, berms, decorative walls, fencing and other measures to reduce noise, fumes, lighting and other potential impacts on adjacent residential uses. An impact study to determine potential impacts and propose mitigation measures may be required.
2. Where industrial sites abut residential properties, a minimum 4.5 metre wide landscape buffer with a minimum landscaping height of 2 metres is required. 3. Industrial buildings located on corner lots, lots adjacent to residential or institutional properties or next to public spaces should be stepped down toward the adjoining street(s), adjacent
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building(s), or public space, or use architectural elements and detailing to give the effect of a stepped down or reduced mass. 4. Outside storage of equipment, machinery, goods or materials, and staging areas are not permitted in the front yard or corner side yard. They may be permitted in the side or rear yard of buildings under the following conditions: a. Outside storage areas do not encroach upon required minimum setbacks and landscape buffers, as applicable; b. Such areas are visually screened from surrounding roads, public thoroughfares and/or adjacent residential uses with landscaping, berms, decorative walls and/or fencing. Screening design and finish should complement site and building design.
Form and Character (DPA 2)
5. Main pedestrian entries should be located at the front of buildings and should be clearly distinguished from street or entry driveways through design elements such as sidewalks and landscaping. 6. Offices, reception, and other public use areas should be located at the front of buildings. 7. Service doors, (e.g. an overhead door at a loading dock) should not be located on a building façade that faces a street. Service doors should fit with the overall design of the building. Loading areas and zones should be located at the side and rear of buildings. 8. Building facades should include articulation, such as recessed or projecting windows and entranceways to create design interest. Long blank walls with no design detail, and long expanses of any one material are not permitted. However, where long solid walls are unavoidable, changes in the building mass, articulation, variations in the façade, textured surfaces, architectural detailing or graphics, reveals and colours should be employed to reduce the impact of the solid wall, in addition to landscaping in front of the wall. 9. Pitched roofs are encouraged on hillsides. 10. Building colours should be natural colours that are drawn from the natural environment of West Kelowna. 11. Exterior natural or cultured stone walls or structures are encouraged and should not be painted or stained.
Building Materials (DPA 2)
12. Exterior building materials should complement the natural environment of West Kelowna, and should be sufficiently durable to withstand the typical climate of the Okanagan Valley. Acceptable materials include stone, wood, acrylic, stucco, fibre cement siding, finished tilt-up concrete, and cultured stone. Metal siding may be permissible in industrial areas provided that it is incorporated into a high-quality overall design and aesthetic. In general, untreated concrete block, and vinyl or plastic siding is not permitted. 13. High visibility areas such as offices should be constructed of higher-quality building materials such as stone, wood, acrylic stucco, fibre cement siding, and cultured stone, while manufacturing and warehousing type facilities may be constructed of more utilitarian materials such as metal siding.
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14. Where possible, all building materials should be sustainable, obtained locally or ‘green.’ 15. Windows, without reflective glazing, and transparent shop fronts/offices are encouraged.
Pedestrian Streetscape (DPA 2)
16. Developments should include pedestrian scale lighting, garbage and recycling receptacles, shade trees, landscaping and seating areas. 17. Where appropriate, site plans should include new urban pedestrian linkages through sites or expand or enhance existing linkages in addition to any frontage improvements required at time of building permit stage. Pedestrian linkages should be welcoming, encourage pedestrian activity, and be integrated into the larger pedestrian network. Pedestrian linkages should:
a. Be of sufficient width for an urban environment; b. Be appropriately lit; c. Be well landscaped, but also create a safe environment for people of all ages and levels of mobility; and d. Consider design elements such as street furniture, decorative paving materials, pedestrian scale lighting, traffic calming devices, wayfinding markers, information kiosks and public art, where appropriate.
18. The pedestrian network should widen in places to create public spaces, where appropriate. These public spaces should:
a. Provide a diversity of experience in terms of type of amenity, such as seating areas for customers, areas for workers to have lunches or take a break, landscaped focal points, or other special features, and should include both sunny and shaded spaces; b. Have natural surveillance from adjacent buildings and the street; and c. Be sited to respect, to make use of and enhance enjoyment of important view corridors, while ensuring pedestrian safety from industrial land use.
Circulation and Parking (DPA 2)
19. Underground parking and parking at the side and rear of buildings is preferred. Parking should not be located within front yard setbacks, but may be located at the front of buildings. Where parking is located at the front of a building, the number of spaces should be limited to the minimum number required to accommodate client and visitor parking. Employee and service parking and all loading areas should be located to the side and rear of buildings. 20. Where possible, consider utilizing shared driveway accesses and/or minimizing the number of accesses to reduce the amount of sidewalk and pedestrian disruption. 21. Site design must consider pedestrian circulation. All parking areas should be designed to allow safe pedestrian movement through the parking area, from vehicle to destination. 22. Internal roadways and accesses should be designed and sized to accommodate all vehicles types anticipated to use the site. This may include trucks and other heavy vehicles, machinery, employee and visitor passenger vehicles.
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23. All surface parking areas should be defined by concrete curbing and should be screened by a combination of decorative fencing or walls, landscaping or berms. 24. Surface parking areas should be constructed of hard surface material. A permeable granular surface is acceptable only if treated to prevent issues with dust and if located to the rear of the development. 25. Where possible, parking areas should include provisions for alternative modes of transportation (e.g. bicycle rooms and racks, preferential parking for carpool users).
Fencing and Street Interface (DPA 2)
26. Chain link fencing along high visibility street frontages is generally discouraged. If necessary, black vinyl coated chain link fence is preferred for security fencing. If a chain link or solid fence is considered appropriate, a dense landscape material, such as a hedge, should be provided on the street side of the fence within the property boundary.
Signage (DPA 2)
27. Sign plans are required as part of the DPA 2 application process. 28. Fascia signage is preferred over mast-mounted freestanding signs.
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4.3.4 DPA 3 - Multiple Family and Intensive Residential
AREA
The DPA 3 Multiple Family and Intensive Residential Development Permit Area designation applies to all lands within CWK where multiple family and intensive residential development is permitted. This includes all multiple family residential, including four-plexes, triplexes and duplexes, bare land strata development with three or more units and compact small lot single-family subdivision (i.e. smaller than 700 square metres).
JUSTIFICATION
The purpose of this Development Permit Area is to ensure that new multiple family and intensive residential development and redevelopment is attractive, incorporates a pedestrian scale, protects the natural environment and appropriately reflects the design values of both specific neighbourhoods and West Kelowna as a whole, while considering the context of hazardous conditions where applicable and promoting water and energy conservation in concert with consideration of reduction of greenhouse gas emissions. Multiple family and intensive residential design should incorporate good urban design principles for the transition between public and private realms, as well as adjacent uses.
DESIGNATION Bylaw DPA 3 is designated in accordance with: 100.42 • Section 488 (1)(a) of the Local Government Act (LGA) - protection of the natural environment, its ecosystems and biological diversity; • Section 488 (1)(b) of the LGA- protection of development from hazardous conditions; • Section 488 (1)(g) of the LGA – establishment of objectives for the form and character of intensive residential development; • Section 488 (1)(f) of the LGA-establishment of objectives for the form and character of commercial, industrial or multiple family residential development; • Section 488 (1) (h) of the LGA - establishment of objectives to promote energy conservation; • Section 488 (1) (i) of the LGA - establishment of objectives to promote water conservation; and • Section 488 (1) (j) of the LGA – establishment of objectives to promote reduction of greenhouse gas emissions.
DPA 3 - Objectives
1. Ensure that residential development is well designed, and appropriately integrated into the community through use of good urban design principles. 2. Improve the streetscape by requiring pedestrian scale design and ensuring that all new development contributes positively to the pedestrian experience.
3. Consider how the design of new residential development can support transit and active transportation modes such as walking and cycling. 4. Ensure that residential infill development is appropriately integrated into the existing
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neighbourhood and ensure that infill reflects, preserves and enhances the positive architectural, landscape and sense of place aspects of the neighbourhood. 5. Use siting, landscape and building design to promote appropriate transitions with adjacent uses. 6. Encourage sustainable design, green building practices and high quality construction. 7. Incorporate energy and water efficiency measures into residential developments.
DPA 3 – Exemptions
A DPA 3 Development Permit is not required for:
1. Internal alterations that do not affect the exterior of a building except when off-street parking alterations are required as a result of the internal alterations; 2. Minor exterior renovations involving no additions that do not change the general architectural form of a building (as determined by the Director of Planning or designate); 3. Maintenance of existing buildings; 4. Repair or replacement of roofing that does not change the architectural form of a building; 5. Repair or replacement of existing windows, doors or fencing of the same size and general type, and in the same location; 6. Additions up to 200 square metres to a principal building as defined by zoning bylaw, provided that: a. The addition results in less than a 10% increase in the floor area of the principal building; and b. There is no change to the required parking, landscaping, environmental measures, or access to the site; or 7. Additions up to 40 square metres to an accessory building as defined by zoning bylaw, provided that: a. The addition results in less than a 10% increase in floor area of the accessory building; and b. There is no change to the required parking, landscaping, environmental measures, or access to the site; DPA 3 - Guidelines:
All Multiple Family and Intensive Residential Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to the General Guidelines contained in Section 4.3.1.
Adjacent Use Consideration (DPA 3)
1. Where multiple family and intensive residential development is located adjacent to single-family residential development or public space, the development should include special design treatment to create separation between the more and less intensive use, as follows:
a. Provide sufficient setback treatment between multiple family or intensive residential and single residential uses;
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b. Include fencing, landscaping, berming and driveways between multiple family or intensive residential and single residential uses. Where possible, use elevation changes, rather than walls, to create a sense of privacy; c. To create a feeling of openness and connection between the site and its surroundings, fence panels should be open and decorative (e.g. wrought iron or custom made wood lattice, or a combination of solid posts and decorative panels) rather than solid and visually impermeable. 2. Development should reflect the positive design and sense of place aspects of the existing neighbourhood. Design aspects of an existing neighbourhood that must be considered include building heights, form, massing, colours and materials, lighting, roof form, signage and landscaping. 3. Development should maintain a strong orientation to the street and be sensitive in scale, height and setbacks to existing development. 4. The design should minimize overlook into neighbouring single-family residential homes and yards through strategic placement of windows and balconies on upper floors, increasing setbacks and stepping down the height of development where it is adjacent to single-family residential development. 5. Where development is located adjacent to agricultural or industrial uses, the development should create separation and screening between the uses.
Form and Character (DPA 3)
6. Building design should incorporate variations in height and massing, as well as significant articulation (i.e. areas where the building projects or is recessed) both vertically and horizontally.
Multiple family design with individual- Multiple family and Intensive Residential ized units and a strong orientation to housing designed to enhance sense of the street [see G3]. place [see G2].
7. Each building or cluster of residential units should have a distinct character. Each residential unit within a cluster or block should also have a distinct identifying character or feature. 8. Development should include architectural focal points, especially at site and building entrances and corners. 9. Sloped rooflines are encouraged. Rooflines should include a variety of architectural features such as peaks, towers, cupolas, or similar design features. Green roofs are encouraged for their environmental, aesthetic, and amenity value.
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10. For compact residential forms, structures should be concentrated with vegetated buffer areas between clusters. 11. For development with more than 2 units, variety, continuity, and pedestrian interest should be expressed in the design of buildings, especially at the ground level. 12. All development should maximize sun penetration to pedestrian levels and to outdoor activity areas. 13. Where applicable, buildings should be stacked to expose more units to sunlight, open space, and views. 14. Monolithic structures and long expanses of straight flat walls Multiple family form and character image should be avoided. indicating a variation in the height and massing of the building design [see G6]. 15. There should be a variety and hierarchy of window shapes, styles and sizes placed in a logical and consistent manner. The use of dormers, bay windows and various types of balconies are encouraged. The windows should include detailing such as decorative trim, shutters and mullions. 16. The main floor should be accentuated through use of materials, paving, and architectural elements that visually “tie” the building together and anchor it to the ground by layering those materials and the design through to the street. It is important on the main ground-level floor: a. To use materials (either different from the rest of the building or in a unique way) that differentiate and accent the main floor;
b. Provide a high level of design detail which relates to the pedestrian scale and has an interconnection and orientation to the street; and
c. Provide a strong visual base to the building. 17. Where a multiple family complex has more than four units, interior storage space for bicycles should be incorporated in the building design and outdoor bicycle parking should be provided for visitors. 18. Building forms and floor plans that maximize the number of corner units and dwellings with exterior access on two sides are strongly encouraged to facilitate natural ventilation and daylight access, while at the same time providing an interactive connection to the street. 19. Patio areas and balconies should be designed to provide privacy for residents and screen stored items. Transparent canopies made of glass 20. For development with more than 2 units, provide and steel are preferred over solid appropriate utility enclosure or screening. Utility metres wood, opaque canopies (See G16) should not be located on the front façade of any intensive Section 4: Implementing the Plan 175 West Kelowna Official Community Plan Bylaw 2011 No. 0100
residential building. 21. Entrances to multiple unit buildings should be designed to include wind and weather protection for pedestrians. 22. Where a multiple unit complex has more than 20 residential units, outdoor recreational facilities and amenities should be encouraged. Facilities such as an outdoor children’s play space, senior’s outdoor amenity areas, and community gardens should be matched to the intended users. 23. Multiple unit residential complexes should identify loading areas that can accommodate large scale moving trucks and the needs associated with moving.
Form and Character Considerations for Buildings in excess of 3 storeys (DPA 3)
These guidelines apply to all buildings in excess of three stories in addition to all other DPA-3 guidelines.
24. Where building heights are in excess of 3 storeys, the fourth storey and all stories above should be noticeably stepped back to reduce the impact of building mass on the streetscape. 25. Facade detail and variety is especially important at the pedestrian level, within the first three stories of a building. Above the third storey, facades should include distinct architectural treatment. 26. Roof line architectural detailing should be used to complete the building and tie the design of the whole building together. 27. A Shadow Analysis is required for all buildings in excess of 6 storeys. Wind studies may also be required for development sites within Boucherie/Westbank Centres and Neighbourhood Centres. 28. A Visual Impact Assessment that shows the impact of the building on views from adjacent neighbourhoods may be required.
Building Materials (DPA 3)
29. Exterior building materials should complement the natural environment of West Kelowna, and should be sufficiently Architectural detail along roof line durable to withstand the typical climate of the Okanagan provides enhanced building charac- Valley. Acceptable materials include stone, wood, acrylic, ter. [See G26]. stucco, fibre cement siding, and cultured stone. In general, untreated concrete block and metal siding is unacceptable. 176 Section 4: Implementing the Plan West Kelowna Official Community Plan Bylaw 2011 No. 0100
30. Where possible, all building materials should be sustainable, obtained locally or ‘green’. 31. Reflective glazing is not permitted. Circulation and Parking (DPA 3)
32. Where possible, vehicular and pedestrian circulation should be separated. Where separation is not possible, special design treatment may be required to ensure safe pedestrian movement. All parking areas should be designed to allow safe pedestrian movement through the parking area, from vehicle to destination. Underground parking areas should include adequate safety features. 33. All surface parking areas should be defined by concrete curbing and should be screened by a combination of decorative fencing, landscaping, and/or berms. Opportunities for the provision of shaded areas should be considered. Breaks in curbing or other alternatives that allow for natural infiltration may be considered. 34. Visitor parking should be easily identifiable and located close to site entrances, or on large sites, conveniently located throughout the site. 35. Design of multiple unit developments should include routes or pathways that will allow maintenance contractors to gain access to all parts of the site that require maintenance with machinery. 36. Parking areas should include provisions for alternative modes of transportation (e.g. bicycle rooms and racks, preferential parking for carpool users, motorcycle parking). 37. Site design shall consider pedestrian desire lines and provide walkway connections to highly utilized locations such as bus stops and common amenity areas, as well as neighbouring properties. 38. The following applies to developments which are accessed from a public street via private driveways, such as compact residential, townhouse, duplex, triplex, and four-plex developments:
Image illustrating use of natural infiltration methods for parking and drive way areas. (see G33)
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a. Driveways should be paired to maximize uninterrupted landscape areas along the street and maximize on-street parking opportunities; b. Decorative paving should be used in driveway areas to reduce visual impact; c. Units should be designed to minimize the visual impact of garage doors and faces on the streetscape (e.g. side-facing garages, windows in garages, partitions between two-car garages). The setback in front of a garage door should be large enough to accommodate a surface parking space; d. For units held in private ownership, consideration should be given to the provision of access to rear yards for maintenance purposes; and e. Setbacks adjacent to a road may be reduced to accommodate features such as porches and bay windows, where the reduced setback will aesthetically improve the streetscape.
Fencing and Street Interface (DPA 3)
39. Chain link and solid fencing is generally not permitted in residential developments. If unavoidable, fences should be screened by a dense landscape material, such as a hedge, and the landscape screen should be provided on the street side of the fence within the property boundary. 40. Between residential and industrial uses, or where residential use abuts a highway, decorative noise attenuation fencing may be desirable.
Signage (DPA 3)
41. Entry signage should be:
a. designed as a feature with consideration of visual impact; b. ground-oriented; and c. situated in a landscaped area. 42. In large residential complexes with multiple clusters and internal roads or driveways, orientation signage should be provided at every entrance to identify the location of individual units for emergency service provision.
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AREA
This Development Permit Area (DPA) designation applies to all steep slopes with a slope angle of 20% or greater for a minimum horizontal distance of 10 metres, as generally identified on Schedule 5 Hillside & Wildfire Interface Development Permit Areas. This Area also applies where site development proposes manufactured slopes with a slope of 20% or greater for a minimum horizontal distance of 10 metres and/or that may result in the creation of hazardous conditions to people or property. A development permit is also required under this area for multiple tier retaining walls and any retaining wall over 1.2 m in height.
(Note that DPAs depicted on Schedule 5 are approximate. The exact boundaries of a DPA may need to be determined on a site-specific basis prior to development).
JUSTIFICATION
The purpose of this DPA is to ensure that development is safe from hazardous conditions and does not adversely affect the natural environment or surrounding people or property. Hazardous conditions may be avoided when appropriate design management techniques are in place prior to development. Stormwater, erosion, and groundwater management techniques should be utilized where necessary. Innovative and flexible development patterns are encouraged where they concentrate development in less sensitive areas of steep slopes and where natural grades permit. Development on slopes over 20% may occur, but will require site-specific consideration and a Development Permit (DP). Development on slopes greater than 30% is discouraged.
Council is not required to issue a Development Permit where existing or potential hazardous conditions have not been satisfactorily addressed.
DESIGNATION
DPA 4 is designated in accordance with Section 488 (1) (a) and (b) of the Local Government Act (natural environment, hazardous conditions). Guidelines to address steep slopes are important for public safety, protection of environmentally sensitive areas.
DPA 4 - Objectives
1. Protect people and property from hazardous conditions in the natural environment. 2. Prevent the creation of hazardous conditions resulting from development on hillsides. 3. Protect the natural environment, its ecosystems and biological diversity on hillsides. 4. Preserve significant natural features and landscapes within the Community (e.g. rock outcroppings, talus slopes, ravines, hilltops and ridgelines). 5. Ensure that development on hillsides is monitored for DP compliance and that an adequate level of safety is maintained during the construction phase of an approved development plan.
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DPA 4 - Exemptions
A DP may be considered exempt where the City confirms that development meets one of more of the following conditions:
1. A parcel is less than 1 hectare in area, and less than 10% of the site contains hillsides and site modifications do not adversely impact adjacent parcels. 2. The proposed development does not include areas of 20 % sloper or greater, as identified by a qualified professional. 3. A property has permanent protection of slopes greater than 20 % and has fenced or delineated this area to the satisfaction of the City. 4. There is a renovation of a building in which that building footprint and any required off street parking space or structure is not altered. 1 hectare parcel 5. Construction entails only fences, solid screens Slopes greater than 20% or a single-tier retaining wall less than 1.2 metres in height (Note: where multiple tiers of Diagram identifying where a development permit retaining wall are required, a development would not be required as less than 10% of the entire permit is required). 1 ha parcel is greater than 20% slope [See G1] 6. A slope naturalization/ landscape paln has been submitted to the satisfaction of City staff prior to the submission of a building permit application for the construction of a retaining wall(s) on a single parcel. The plan must be consistent with the Development Permit Guidelines.
DPA 4 – Guidelines
Hillside Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to the General Guidelines contained in Section 4.3.1.
Monitoring (DPA 4)
1. A qualified environmental professional is required to monitor development activities during the construction and regular reporting may be required by the City.
Subdivision and Site Design (DPA 4)
2. Hillside development should be designed to fit the site, rather than alter the site to fit the development. This requires site planning that:
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a. Minimize the alteration of natural grades and the removal and/or disturbance of a natural vegetation; b. Gives priority to limiting site disturbance over achieving maximum parcel yields; c. Uses variations in parcel sizes and subdivision layout to reflect natural site contours; and d. Reduces the need for cuts and fills and minimizes road widths and lengths wherever possible.
3. Protect in perpetuity natural features including rock outcroppings, ridgelines gulleys, ravines, escarpments, columns, cliff faces and talus slopes through registration of a covenant, park dedication, or other means as approved by the City. 4. Development should be concentrated in flatter areas of the site. 5. Where rock fall mitigation or rock cut is unavoidable, a report prepared by a qualified geotechnical engineer is required. The report should provide direction for modifications, including blasting techniques, and to verify overall slope stability, hazard mitigation and long term maintenance requirements. 6. Rockfall protection areas shall not be located on City rights-of-ways unless approved by the City. 7. Cluster development is encouraged so units or parcels are concentrated on a portion of a development site and the remainder of the site is left in its natural state. Shared driveways and parking areas are encouraged where they will minimize grading and site disturbance. 8. Panhandles can serve to reduce unnecessary earthworks on hillsides and may be considered in certain circumstances in accordance with the City’s panhandle policy. 9. Roads and other routes of public access should not be situated adjacent to cliff faces, talus slopes or rock outcrops unless an acceptable level of safety is certified by a geotechnical engineer and approved by the City. Diagram illustrates the preference for clustering of development, retention of natural areas, and protection of hillside slopes [See 10. Where appropriate connect roads rather than G7] creating long cul-de-sacs using alignments that minimize hillside impacts. 11. Utilize trails where topography prevents direct linkages to schools, parks and other community destinations through the road network. 12. Hillside development may necessitate roads that have a single row of houses fronting the street, split roads or access lanes so as to minimize undue disturbance to protect steep slopes. 13. Buildings and structures shall be situated on hillsides in accordance with setbacks required by City bylaws or greater setbacks as determined by a geotechnical engineer and approved by the City. 14. The City will require construction activities to be signed off by a geotechnical engineer.
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Drainage (DPA 4)
15. Development should occur in cooperation with natural drainage patterns and associated vegetation where possible. Modifications must not cause adverse impacts on adjacent lands. 16. Surface drainage systems are encouraged designed and function to serve as open space corridors or passive recreation spaces. These spaces will not be considered as meeting park dedication requirements.
Grading and Retaining (DPA 4)
17. Site grading plans and sediment and erosion control plans should include measures to: a. Protect ‘non disturbance areas’ during the construction phase; b. Keep development entirely outside of potentially hazardous or unstable areas of the site; c. Not disturb or expose large areas of sub-soil and parent material; d. Phase the clearing and removal of trees and vegetation; e. Not undertake earthworks directly following an extreme weather event; and f. Control sediment during construction including, mitigative measures to avoid the deposit of materials onto adjacent roads and rights-of-ways.
18. The creation of manufactured slopes should occur only where necessary and in consideration of the following: a. Where manufactured slopes are adjacent to existing developments, mitigative measures may be required by the City to prevent potential impacts to adjacent properties as a result of site grading. These measures include: i. Retention of natural features between parcels. ii. Planting pockets of 2 tiered stepped retaining walls to allow screen planting several levels. iii. Increase setbacks between parcels. iv. Installation of landscaping. b. Fill slopes should be constructed to a maximum ratio of 2:1 unless otherwise approved by the City and rounded where possible to produce a more natural appearance; c. Larger manufactured slopes should be screened by structures or other landscape features to the satisfaction of the City in order to reduce the appearance of grading from the street and adjacent areas; d. Wire mesh, shot-concrete and other forms of mechanical stabilization is not permitted, unless required by a qualified geotechnical engineer and approved by the City. e. Re-naturalization of slopes should occur as soon as possible to minimize potential for erosion and/or slope failure.
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Diagram indicating Grading and Retaining requirements for a retaining wall [See G18/G21].
19. Any required site grading and retaining must be designed to minimize changes in height between development site and adjacent parcel(s). 20. Engineered retaining walls may be suitable where they are well integrated and serve to minimize site disturbance. They are not encouraged for the purpose of accommodating swimming pools, parking or the creation of other flat yard space on sloping parcels. 21. Retaining walls and geogrids shall not be located on City right of ways unless approved by the City. 22. Where retaining walls are deemed suitable, two tiers are permitted, with a minimum width of 2.0 m between tiers and no greater than 10% slope between tiers to accommodate re-naturalization of retained spaces. 23. Railway ties and pressure treated wood are not considered acceptable materials for building retaining structures. Larger inter-locking blocks are not considered acceptable materials for building retaining structures in or adjacent to residential areas. 24. Retaining structures should be subtle and well-intergrated into the existing terrain, respect the natural character of the site and be of color(s), texture(s) and material(s) that complement the natural landscape. 25. Unless approved by the City, renaturalization plans should: a. Be designed by a qualified professional; b. Identify existing vegetated areas to remain undisturbed; c. Be designed specifically to include plant species native to the location and topography, promote plant health, minimize erosion, enhance slope stability and minimize wildfire risk; d. Utilize planting methodologies that support plant viability in steep slopes, such as matting logrolls, tree wells, planting pockets, ect.; e. At a minimum, hydro seeding must occur on manufactured slopes up to 5 m in height. Slopes greater than 5 m must be renaturalized beyond hydro seeding to the satisfaction of the City; f. Topsoil should be retained or replaced to cover all cut and fill slopes to a minimum depth of 150 mm (6”), as directed by a qualified professional; and g. Where the final slope will be 50% or greater, re-naturalization of the slope must be designed and completed under the supervision of a qualified environmental professional.
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4.3.6 DPA 5 - Aquatic Ecosystem
AREA
The DPA 5 Aquatic Ecosystem Development Permit Area designation applies to all land as generally identified on Schedule 4.
JUSTIFICATION
The purpose of this Development Permit Area is to address flood issues, to control erosion, and to protect the environmental and habitat value of watercourses and their adjacent riparian areas. Watercourses, riparian areas, fish and wildlife habitat, and travel corridors act as natural water storage, drainage and purifying systems. Riparian areas need to remain in a largely undisturbed state in order to maintain healthy watercourse environments as well as protect private property from flooding and potential loss of land due to channel erosion and instability.
DESIGNATION
DPA 5 is designated in accordance with Section 488 (1)(a) of the Local Government Act for the protection of the natural environment, its ecosystems and biological diversity.
DPA 5 - Objectives
1. To broadly protect, restore and enhance aquatic ecosystems (water, wetland, riparian and broadleaf woodland). 2. To protect vital fish and wildlife features and functions, including, but not limited to, habitat, travel corridors, places of refuge and breeding areas. 3. To implement the Provincial Riparian Area Regulations for the protection of fish habitat. 4. To protect water quality and quantity. 5. Discourage development in areas that are susceptible to flooding as a result of proximity to a watercourse that could flood, as identified by the Province.
DPA 5 – Exemptions
A DPA 5 Development Permit is not required where:
1. A notice of the development permit has already been registered on property title for a permit dealing with all aquatic ecosystem issues pertaining to the current proposed development of the site, and the existing development permit protects the entire identified riparian area. 2. The DPA 5 area has been:
a. identified by a Qualified Environmental Professional;
b. permanently protected through registration of a restrictive covenant, return to Crown Land, or dedication to CWK as public park; and
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c. marked by a British Columbia Land Surveyor and fenced to the satisfaction of the Director of Planning, or designate; 3. There is a change of use or renovation of a building in which the building footprint is not altered except when off-street parking alterations are required as a result of the change of use or renovation; 4. The activity involves a provincial tenure or permit process on Crown Land that is conducted under the auspices of the B.C. Provincial Government; or 5. The activity involves water management where a Section 9 approval under the Water Act is obtained from the B.C. Regional Water Manager, and the proposal is consistent with the DPA 5 Guidelines.
DPA 5 - Guidelines
DPA 5 – Aquatic Ecosystem Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to the General Guidelines contained in Section 4.3.1.
Site Design (DPA 5)
1. Site design and development should be consistent with an Environmental Report prepared in accordance with guidelines contained in this section. 2. Minimum buffers for sensitive aquatic ecosystems should generally be thirty (30) metres. Alternate buffers may be explored where based on scientific research and professional observation, as outlined in Provincial Riparian Areas Regulation. Buffer distances should reflect the objectives and guidelines of current Provincial Best Management Practices, as outlined in Section 4.3.1, General Guidelines That Apply to All Development Permit Areas. 3. Development which affects aquatic habitat will adhere to a “no net loss/net gain” principle. All CWK infrastructure and private development proposals will adhere to the following sequence of management objectives: a. Avoid impacts to aquatic habitat through appropriate project siting and design; b. Mitigate minor or temporary impacts by minimizing disturbance, and repairing or restoring damaged aquatic habitat to the former state or better; and c. Compensate when residual, permanent loss of aquatic habitat is unavoidable, acceptable and compensable. Compensation is not an acceptable alternative where effective on-site mitigation is achievable. 4. Where possible, maintain entire intact ecosystems. 5. For land fronting Lake Okanagan, provision may be made in the development permit for recreational access and docks, in accordance with the Provincial Best Management Practices for Small Boat Moorage on Lakes, July 2006. A plan must be prepared that indicates how sediment, erosion and construction control measures will protect the leavestrip and riparian area. Restoration or enhancement of the leavestrip will be required should it be damaged during construction.
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6. Damage from ATVs, motorbikes, seadoos, snowmobiles, other recreational vehicles, unplanned and unmaintained trails, bridges, mountain bikes and vehicles can easily adversely alter an ecosystem and the water quality of the aquifer. Site plans should demonstrate how access will be managed using fencing, railings, and barriers. Groomed and well-marked trails may also assist in mitigating impact. 7. To maintain natural connectivity, roads, land bridges, driveways and utility corridors should not be located along, parallel to, or across riparian ecosystems. Where it can be demonstrated that alternatives are not possible, design crossings that are narrow and perpendicular to riparian areas and elevated in order to maintain connections. 8. Manage and minimize the impact of livestock crossings and livestock access to water on riparian areas and aquatic ecosystems. 9. Changes to surface and ground water flow can negatively impact aquatic, riparian, wetland and broadleaf woodland ecosystems. Trails, roads, construction and development should be designed to maintain the hydrology of these ecosystems. Inflow and outflow streams should not be dyked or dammed. 10. The Province has recommended setbacks and elevations for areas that may be impacted by flooding. These recommendations include Flood construction levels of 343.66 metres for land adjacent to Okanagan Lake and 1.5 metres above the natural boundary of other watercourses. a. Flood construction levels of 343.66 meters for land adjacent to Okanagan Lake and 1.5 metres above the natural boundary of other watercourses. b. Where construction will occur on existing parcels that might be impacted by flooding, buildings shall meet elevation and setback requirements as outlined in Zoning Bylaw No. 154, and all subsequent amendments to this bylaw.
Environmental Report (DPA 5)
11. Applicants must provide an Environmental Assessment prepared by a Registered Professional Biologist together with other professionals, as the project warrants, that includes the following:
a. A Riparian Assessment prepared by a Qualified Environmental Professional (QEP) addressing the Riparian Area Regulations, and establishing a streamside protection and enhancement area; b. A statement of how the proposal addresses the Provincial Best Management Guidelines (as per the list outlined in Section 4.3.1, General Guidelines That Apply to All Development Permit Areas) and assessment methodologies pertaining to aquatic habitats, groundwater management and drinking water protection. c. Assessment from an environmental perspective of the proposed drainage, sediment and erosion control, storm drainage systems, and slope stability (consistent with CWK’s Subdivision and Development Bylaw). d. Identification and assessment of sensitive ecosystems on the site (include references to CWK’s Sensitive Ecosystem Inventory and Sensitive Habitat Inventory and Mapping); e. Assessment of the wildlife values of the site. The consultant or team of consultants should have an understanding of wildlife biology, especially for species at risk, geomorphology, environmental assessment, and development planning in British Columbia. Specific
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expertise in Okanagan Valley wildlife species, wildlife habitat, and ecosystems is highly preferred; f. Identification of, and measures required to protect active bird nests and the nests of eagles, peregrine falcons, ospreys, burrowing owls or herons, including minimum buffers in accordance with the Provincial Environmental Best Management for Urban and Rural Land Development. g. Where wetlands, riparian areas, and broadleaf woodlands exist within the development area, include mechanisms to ensure the proper hydrological function is maintained, as prepared by a hydrologists and/or hydro-geologist; h. A report prepared by a professional hydrologist may be required in circumstances where the hydrological condition has been or may be significantly disturbed. i. Demonstrate how post-development the site will maintain normal wetland and water processes such as flooding, seasonal drawdown, and groundwater recharge; j. Where a development site has erosion potential or slope stability hazards, assessment of measures to address these issues by a professional geoscientist; k. Identification of the location of intact riparian vegetation, as well as plans for maintenance of the vegetation, or restoration where the site has been disturbed or where invasive weeds have intruded. l. Determination of a suitable leavestrip for the development site - see Leavestrips (DPA 5) below; m. A plan for connectivity of leavestrips and natural areas. Networks of leavestrips, natural areas and foreshore may provide for public access where such access is designed in a way that is not detrimental to the natural environment. n. The timing of site work and rehabilitation; o. An environmental monitoring plan.
Leavestrips (DPA 5)
12. A leavestrip for the protection and restoration of the riparian ecosystem is to remain undisturbed near watercourses. The leavestrip is intended to protect and restore the riparian ecosystem, and to accommodate the dynamic nature of the hydrologic system, maintain water quality, base flows, and natural drainage patterns. The leavestrip should remain untouched by development and left in its natural condition, or, if damaged by previous use or construction, the leavestrip ecosystem should be restored or enhanced. 13. A Registered Professional Biologist should determine the location and width of leavestrips in accordance with the following: a. Whether the watercourse is fish bearing; b. Whether the watercourse has downstream water intakes; c. The proximity to stream or shore spawning areas; d. The location of natural wetland, riparian and broadleaf woodland ecosystem communities; e. The location of important denning or nesting habitat;
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f. Ecosystem continuity off site and in the larger area; g. The potential impact of existing and proposed land uses on the subject property; h. The potential impact of existing and proposed land uses on adjacent lands; i. Where applicable, potential impact of livestock storage, onsite septic disposal, fuel storage, aggregate extraction, or other sources of potential surface or groundwater contamination; j. The extent of land clearing, berming, or removal of vegetation and topsoil; k. The natural slope of the land; l. The minimum requirements of the Provincial Riparian Areas Regulation; m. For agricultural operations, Ministry of Agriculture Best Management Practices for agricultural building setbacks from watercourses in farming areas (as per the Draft Riparian Factsheet, Agricultural Building Setbacks From Watercourses in Farming Areas, March 1, 2010, Order No.823.400-1); n. and Other DPA 5 Guidelines. 14. All leavestrips may be required to be identified along their perimeter during all phases of construction, by means such as brightly coloured snow fencing, in order to prevent any accidental disturbance.
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4.3.7 DPA 6 - Sensitive Terrestrial Ecosystem
AREA
The DPA 6 Sensitive Terrestrial Ecosystem Development Permit Area designation applies to all land as generally identified on Schedule 4 as having environmental values that require consideration and protection but that have not already been designated in DPA 5 -Aquatic Ecosystem.
JUSTIFICATION
The purpose of this Development Permit Area is to protect rare and fragile terrestrial ecosystem types located within the boundaries of West Kelowna.
The central Okanagan basin of British Columbia is an area of great ecological significance within both the province of B.C. and Canada as a whole. It is an area with high biodiversity values, and many rare and endangered ecosystems, plant and animal species. This DPA is intended to protect habitat for endangered species of native, rare vegetation or wildlife, and provide wildlife corridors and secondary habitat within West Kelowna.
DESIGNATION
DPA 6 is designated in accordance with Section 488 (1)(a) of the Local Government Act for the protection of the natural environment, its ecosystems and biological diversity.
DPA 6 - Objectives
1. To identify, protect and minimize the disturbance of sensitive terrestrial ecosystems within the City. 2. To preserve rare and endangered native vegetation, wildlife and wildlife habitat. 3. To ensure that land development is carefully planned to protect environmentally sensitive areas. 4. To ensure that wildfire management strategies are implemented in an ecologically sensitive manner which mimics the effect of historic natural fire cycles in the region. 5. To conserve sensitive terrestrial ecosystems in a relatively natural state while supporting rural and urban land uses.
DPA 6 – Exemptions
A DPA 6 Development Permit is not required where:
1. A site inspection and professional report has been completed and submitted by a Registered Professional Biologist with experience in rare and endangered species demonstrating that all sensitive ecosystem attributes of the site have been lost due to previously approved development; 2. A notice of the development permit has already been registered on property title dealing with terrestrial ecosystem issues pertaining to the current proposed development of the site, and the existing development permit protects the sensitive ecosystem identified on site.
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3. The DPA 6 area has been: a. identified by a Qualified Environmental Professional; b. permanently protected through registration of a restrictive covenant, return to Crown Land, or dedication to CWK as public park; and c. marked by a British Columbia Land Surveyor and fenced to the satisfaction of the Director of Planning, or designate; 4. There is change of use or renovation of a building or structures in which the building footprint is not altered more than 10 square metres in area except when off-street parking alterations are required as a result of the change of use or renovation; 5. The activity involves water management works conducted under the auspices of the Regional Water Manager.
DPA 6 – Guidelines
DPA 6 – Sensitive Terrestrial Ecosystem Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to the General Guidelines contained in Section 4.3.1.
Site Design (DPA 6)
1. Ensure development considers relevant provincial legislation, such as the Migratory Bird Convention Act, BC Wildlife Act and Species at Risk Act. 2. Site design and development should be consistent with an Environmental Report prepared in accordance with the guidelines contained in this section. 3. Settlement, construction, land disturbance, and other development are discouraged within sensitive terrestrial ecosystems as well as within its buffered area. 4. Developments and subdivisions should be designed to protect endangered, threatened, or vulnerable species and plant communities, including critical habitat. 5. Where disturbance cannot be mitigated, compensation for on-site loss may be acceptable with the intention of no net loss of critical habitat overall in the vicinity of the project. 6. Where possible, development should be designed to conserve snags, standing dead trees and potential wildlife recruitment trees. Buildings, structures and internal roads should be located away from large old trees and snags. Should tree removal be demonstrated to be unavoidable, mitigation will be required through the use of artificial snags or other acceptable methods. 7. Avoid the creation of isolated islands of ecosystems. Corridors should be provided between sensitive terrestrial ecosystems to create interconnectedness especially for critical wildlife travel routes. 8. Locate settlements, driveways, construction and other development away from existing large, old trees and snags. Should removal of trees be deemed to be unavoidable, mitigation will be required through use of artificial snags or other acceptable methods. 9. Fuel reduction for wildfire management should mimic the effect of historic natural fire cycles.
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Environmental Report (DPA 6)
10. Applicants must provide an Environmental report prepared by an Registered Professional Biologist together with other professionals, as the project warrants, that includes the following: a. Assessment from an environmental perspective of the proposed drainage, sediment and erosion control, storm drainage systems, and slope stability (consistent with CWK’s Subdivision and Development Bylaw). b. Identification and assessment of sensitive ecosystems on the site (include references to CWK’s Sensitive Ecosystem Inventory and Sensitive Habitat Inventory and Mapping); c. Identification of stands of trees and individual trees where they have environmental value, and include mechanisms for protection during and post construction; d. Assessment of the wildlife values of the site. The consultant or team of consultants should have an understanding of wildlife biology, especially for species at risk, geomorphology, environmental assessment, and development planning in British Columbia. Specific expertise in Okanagan Valley wildlife species, wildlife habitat, and ecosystems is highly preferred; e. Identification of the location of buffers required to protect sensitive terrestrial ecosystems, including recommendations for fencing along buffers where adjacent development and activity is anticipated. f. Identification of, and measures required to protect active bird nests and the nests of eagles, peregrine falcons, ospreys, burrowing owls or herons, including minimum buffers in accordance with the Provincial Environmental Best Management for Urban and Rural Land Development. g. Where wetlands, riparian areas, and broadleaf woodlands exist within the development area, include mechanisms to ensure the proper hydrological function is maintained, as prepared by a hydrologists and/or hydro-geologist; h. Include an assessment of how the development site can help restore the natural cycle of low intensity fire once common to the Okanagan prepared by a qualified professional with experience in mitigating wildfire risk. i. Where a development site has erosion potential or slope stability hazards, assessment of measures to address these issues by a professional geoscientist; j. A plan for restoration of the site where the site has been disturbed or where invasive weeds have intruded; k. The timing of site work and rehabilitation; and l. An environmental monitoring plan.
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4.3.8 DPA 7 - Wildfire Interface
AREA
The DPA 7 Wildfire Interface Development Permit Area designation applies to new residential construction and large residential additions on all lands identified on Schedule 5 Hillside & Wildfire Interface Development Permit Areas.
JUSTIFICATION
The purpose of this Development Permit Area is to identify areas that may be affected by wildfire and reduce the risk that new residences and large residential additions that may be negatively affected by wildfire. The Okanagan has a naturally dry climate and there are many large forested areas within West Kelowna. Because of this, wildfire is an ever-present threat, as most recently experienced in July 2009 with the Glenrosa and Rose Valley wildfires. Reducing wildfire hazard involves a multi-layered approach that includes education, community prevention activities, as well as subdivision design, and building and landscape design that include Fire Smart measures. This Development Permit Area is only one of the tools necessary to address wildfire risk in CWK.
DESIGNATION
DPA 7 is designated in accordance with Section 488 (1)(b) of the Local Government Act for protection of development from hazardous conditions.
DPA 7 – Objectives
1. To regulate development so as to protect life and property from wildfire hazard. 2. To reduce the susceptibility to wildfire of new construction or large additions near the provincial forest interface, or the interface with large forested parks. 3. To encourage wildfire hazard reduction methods that support restoration of natural environment. Such as, thinning and spacing trees and vegetation, removal of debris and dead material from the ground, removal of lower tree branches and using fire as a fuel management tool. 4. To support measures designed to improve forest health on Crown lands (eg. tree spacing, control of pin beetle) and encourage complementary measures on rural lands adjacent to provincial forests.
DPA 7 – Exemptions
1. An applicant has submitted building permit plans for construction of principal buildings or structures that show compliance with these guidelines, and the owner has entered into a restrictive covenant for compliance with the plans submitted which has been registered on the title of the property; 2. The proposal is for construction of or alterations to accessory buildings or structures where the building footprint is no larger than 40 square metres in area; or 3. A covenant has already been registered on property title for wildfire hazard reduction, and the conditions in the covenant have all been met and will not be affected by the current proposed activity. 192 Section 4: Implementing the Plan West Kelowna Official Community Plan Bylaw 2011 No. 0100
DPA 7 – Guidelines
DPA 7 – Wildfire Interface Development Permit applications shall be considered in accordance with the objectives and guidelines contained in this section, in addition to the General Guidelines contained in Section 4.3.1.
Fire Smart Measures (DPA 7)
The design guidelines are based upon the typical Priority 1 zone of 10 metres from the building established for flat land. While these guidelines represent some minimum requirements, it is advisable to consider a larger Priority 1 zone for properties on a slope, especially on the downhill side. There are three priority areas as outlined in “Fire Smart, Protecting Your Community from Wildfire”:
Priority 2 zone begins 10 metres (30 feet) from a building and extends to 30 metres (100 feet) depending upon topography. The more the land slopes, the more the zone should be extended. Radiant heat and burning embers originating from an area this close to a structure may cause it to burn. Vegetation and potential fuels in this area should be managed to reduce fire intensity and rate of spread by methods such as removing dead needles, dead wood and combustible debris from the ground, removing any tree limbs within 2 metres of the ground, and spacing trees so that no tree limb is closer than 3 metres to the next.
Priority 3 zone begins 30 metres from a building and extend to 200 metres or more. High intensity crown fires that occur in this zone may be a potential high source of burning embers.
The following guidelines reduce the level of the threat to structures from wildfire but do not eliminate it.
1. Roofing – The roof covering shall conform to Class A, B or C fire resistance as defined in the BC Building Code Roofs catching fire are the number one cause of building losses during a wildfire event. The roof presents a large, flat area that fire embers can land on and start a new fire. Roofing material has several classifications with Class A being the most fire resistant. Some materials that either fall within the rating system or, can be obtained in forms that meet Class A, B or C requirements, include composite (asphalt and fibreglass) shingles, concrete or clay tile, metal roofing, and factory treated wood shake roofing. 2. Exterior Wall Finishes – Any material used for exterior wall finishes should be fire resistant such as stucco, metal siding, brick, cement shingles, concrete block, poured concrete, logs or heavy timbers as defined in the BC Building Code, and rock. Second only to the roof material, siding material is the part of the building most prone to ignite in a wildfire event. The intense heat of the fire itself, fire embers, and burning vegetation at the base of the wall, can individually or all together cause the side of a building to catch fire. 3. Chimneys – All chimneys should have spark arrestors made of 12 gauge (or better) welded or woven wire mesh with mesh openings of less than 12 millimetres. Chimneys can present a serious hazard as a source of sparks that can start fires, and as a way for burning embers to enter a building.
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4. Eaves, vents, and openings – All eaves, attic and under floor openings should be screened with corrosion- resistant, 3-millimetre non-combustible wire mesh (as a minimum). Vents are important for the healthy air exchange and moisture escape required in a building. They also are ready-made accesses into a building. Unprotected eaves can allow burning embers to enter and also allow flames that are spreading up a wall to penetrate into the roof structure. 5. Windows and glazing – All windows should be double-paned or tempered. Glass can be shattered by the heat of a fire and create openings for fire and burning debris to enter the building. It is highly unlikely that an interior will ignite from thermal radiation through intact glass. A single pane thickness of glass is most susceptible to collapse. The larger the pane of glass, the more likely it is to shatter. 6. Balconies, decks and porches – a. Decks should be constructed of heavy timber as defined in the BC Building Code, or, with 1- hour fire resistant rated assemblies or non-combustible construction as defined by the BC Building Code. b. Manufactured homes should be skirted with a fire resistant material as outlined in the previous guideline for exterior wall finishes. As with roofs, decks present a large horizontal surface for burning embers to land on and take hold. In addition, decks have an under surface that also can be a source of fuel for fires. It is important to consider the vulnerability of decks to fire from both above and below.
7. To make the use and interpretation of the Guideline No. 6 easier, the Inspection Services Department has approved the following alternative as equivalent to Guideline No. 6:
a. Balconies, decks and porches can be built with construction utilizing the following materials as a minimum equivalent to the requirements of the Wildfire Development Permit Area guidelines.
i. Wood columns – 6”x6” minimum nominal dimension (solid sawn or built-up).
ii. Wood beams – 6”x8” minimum nominal dimension (solid sawn or built-up).
iii. Exposed joists – 3”x6” minimum nominal dimension (solid sawn or built-up).
iv. Joists – may be dimension lumber provided that the undersides of the joists are clad with 1” lumber, ½ panel type sheathing or non- combustible finishes.
b. As an alternative to the materials listed in (a) (i) – Balconies, decks and porches can be enclosed from the deck floor to the grade with wood frame wall or skirting construction clad with the exterior finishes listed in Guidelines 2 under Exterior Wall Finishes.
8. There are three priority zones for the modification of vegetation to reduce wildfire hazard. Priority Zone 1, the most important, is within 10 metres of the building. Without fuel modification in this critical area, the fire intensity and the rate of spread can make firefighting difficult or impossible.
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Landscaping on the property within the Priority Zone 1 should be consistent with the following: a. No additional or new coniferous evergreen shrubs such as junipers, mugo pines, or coniferous evergreen hedges are to be planted within 10 metres of the building; b. No additional or new coniferous evergreen trees are to be planted within 10 metres of the building; c. Choose plants that are less combustible and burn with less intensity. Deciduous shrubs (shrubs that lose their leaves in the winter), broad-leaved evergreen shrubs (such as bearberry, Oregon grape, cotoneaster or rhododendrons), perennials, annuals and trimmed grass are preferred. d. Use only non-combustible landscape mulches. Some commonly used mulch, such as bark chips, are highly flammable. The combination of flammability and a large surface area creates a perfect environment for fire. Combustible fuel sources should not be located next to a building. Various sizes and colours of landscape rock are a common alternative. Another ground covering choice is low-lying plants that are either deciduous (lose their leaves in the fall), or broadleaved evergreen, trimmed grass, annuals or perennials. The use of landscape fabric can reduce the need for a very thick layer of mulch. 9. It is not advisable to retain existing mature coniferous evergreen trees within 10 metres (Priority 1 zone) of the building. Any coniferous evergreen trees that are to be retained on the property that lie within 10 metres (Priority 1 zone) of the building should: a. Have limbs pruned such that they are at least 2 metres above the ground. b. Be spaced so that they have 3 metres between crowns. (In other words, the tips of the branches of a tree are no closer than 3 metres to the tips of the branches of another). c. No limbs should be within 3 metres of the building or attachments such as balconies. Should the choice be made to retain pre-existing evergreen trees in the Priority 1 area, white pine, ponderosa pine and western larch have a medium flammability while most other coniferous evergreens have high flammability. 10. Where development or construction is proposed to vary from the DPA-7 Wildfire Interface Design Guidelines, a report by a registered professional forester or a professional engineer with experience in fire safety will be required indicating that the susceptibility to wildfire has not increased.
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4.4 Glossary (words in bold )
Affordable Housing is a function of cost and household income; and is usually defined as housing that sells or rents at a rate that costs less than 30% of the household income after tax per year. Affordable housing includes a variety of tenure forms including home ownership, co-housing, cooperative and rental housing.
Agricultural Land Reserve (ALR) means lands designated pursuant to the Agricultural Land Commission Act to be preserved for agricultural uses or uses compatible with agricultural purposes. The Land Commission decides on requests for exclusion, inclusion, subdivision and non-farm use of land in the ALR.
Baseline means data on a current process that provides a set of measurements that quantify results against which to compare improvements and to use in benchmarking.
Bedroom Community means a community where a significant number of people reside in but commute to work in other communities.
Buffer means an area typically within a lot, adjacent to and parallel with a property line, consisting of either existing vegetation or created by use of planted trees, shrubs, berms and fencing, and designed to obscure views from adjacent lots or public roads. Buffer may also refer more generally to an area or zone that creates a physical or perceptual separation and is thought to reduce the impact between potentially conflictingly uses, entities, or areas.
Carbon Neutral means no net change in atmospheric carbon levels. A plant is said to be carbon neutral if the carbon dioxide (CO2) that it absorbs while alive is the same as the CO2 it emits when it decays or is burned. For society, becoming carbon neutral is usually achieved by reducing human inputs of carbon to the atmosphere or by removing carbon from the atmosphere.
Climate Action Charter refers to a voluntary agreement to which a number of local governments from across B.C., the Province and the Union of BC Municipalities, have signed onto pledging to find ways to tackle the challenges posed by climate change, and committing to significantly cut greenhouse gas emissions by 2012.
Climate Change pertains to changes in long-term trends in the average climate, such as changes in the average temperature. According to the United Nations Framework Convention on Climate Change (UNFCCC), climate change is a change in climate that is attributable directly or indirectly to human activity that alters atmospheric composition.
Cluster Development: is a conservation design strategy that concentrates units in a subdivision through a variety of means in order to maximize the natural area, open space and conservation value of the site.
Community Amenity means an item of benefit to the community that is determined through the development approvals process, and may include parkland, infrastructure, special housing, parking areas, streetscape improvements, community facilities and cash in lieu.
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Crime Prevention Through Environmental Design (CPTED) means a proactive crime prevention strategy utilized by planners, architects, police services, security professionals and everyday users of space. CPTED infers that proper design and effective use of the built environment can lead to a reduction in crime and improve the quality of life.
DCC or Development Cost Charge are the most common means of financing growth-related infrastructure. They are one time charges that local governments can levy on all new subdivision and building at the time of approval. DCCs shift financial responsibility for providing capital costs for off- site infrastructure, includinsewer, water, storm drainage, roads, and parkland, from the general tax base to the developers of new growth requiring the infrastructure. However, DCCs cannot be used to pay for ongoing maintenance and operating costs for new infrastructure. Local governments are authorized to collects under the Local Governments Act (see Sections 932 – 37.1).
Demographics refers to the composition of a group of people, and the information regarding the size and characteristics of a particular population of people, such as their age, sex, income, education, size of household and ownership of home.
Density Bonus means an increase in the allowable number of units or floor area on a parcel of land in exchange for an amenity/ies provided by the developer for the community. This is typically implemented through density bonusing provisions in the zoning bylaw based on the premise of discretionary zoning.
Disturbance means a separate and distinct action or force that causes considerable change in structure or composition through human caused events such as cutting trees, driving vehicles off-road, grazing of domestic animals.
Ecosystem means a functional unit consisting of all of the living organisms and abiotic (non-living) factors of a unit or portion of the landscape, together with the processes that link them including nutrient cycling and energy flow. An ecosystem can be any size, but here we define them as a portion of the landscape with relatively uniform vegetation and soils.
EG85 or EnerGuide 85 refers to an efficiency rating under the Canadian government’s standardized energy efficiency rating system. Under this system, residential homes are given an energy efficiency rating based on results from a blower test which measures the amount of air leakage from a home.
Erosion means the loosening and removal of soil by running water, wind or glaciers. Also can be caused by construction, development and disturbance.
Farm-gate marketing refers to the retail sale of agricultural products from either the agricultural parcel where the products were produced or from a consolidated farm location.
Finite resource means a resource that is concentrated or formed at a rate very much slower than its rate of consumption and so, for all practical purposes, is non-renewable.
Fish Habitat means spawning grounds and nursery, rearing, food supply and migration areas on which fish depend directly or indirectly in order to carry out their life processes.
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Forest encroachment means the establishment and growth of trees onto areas formerly dominated by grasses (grasslands). This phenomenon is usually associated with the suppression of the natural fire cycle by man.
Full Cut-off / Flat lens is a technical description that refers to lighting with no uplight which results in decreased light pollution and increased protection of the night sky.
Green building is the practice of increasing the efficiency of buildings and their use of energy, water and materials, and reducing impacts on human health and the environment, through better siting, design construction, operation, maintenance and removal – the complete building life cycle. Green building design considers energy efficiency, water conservation, waste minimization, recycling, pollution prevention, material resource efficiency, and indoor air quality in all phases of the building’s life cycle.
Greenbelt means areas protected by covenant, development permit areas, and/or other mechanisms that remain in a natural state.
Greenfield means the previously undeveloped parcels that are not surrounded by existing development, or are surrounded by partially developed/low-density areas.
Greenhouse gas(es) means any gas that absorbs infrared radiation in the atmosphere contributing to problems such as climate change. Some greenhouse gases occur naturally, while others come from activities such as the burning of fossil fuel and coal. Greenhouses gases include water vapour, carbon dioxide (CO2), nitrous oxide (N2O), halogenated fluorocarbons (HCFC’s), ozone (O3), perfluorinated carbons (PFC’s) and hydrofluorocarbons (HFC’s).
Greenways mean an interconnected system of linear routes or corridors in the City that benefit both people and the environment for various purposes, including recreation, habitat and others.
Ground source heat means solar heat stored in the uppers layers of the earth. This heat can be extracted and delivered to a building through a ground source heat pump.
Ground water means water occurring below the surface of the ground.
Habitat means the natural environment of a plant or animal.
Health determinants approach focuses on strategies to improve the health status of the population as a whole. Unlike Western health care, which deals with individuals one at a time after they develop health problems, these new strategies emphasize prevention of potential problems. Many determinants fall outside the health care sector, resulting in new relationships and models for public policy which cut across sectoral lines of interest. As defined by Health Canada, the Determinants of Health include: • Income and Social Status • Social Support Networks • Education • Employment and Working Conditions • Social Environments Section 4: Implementing the Plan 199 West Kelowna Official Community Plan Bylaw 2011 No. 0100
• Physical Environments • Biology and Genetic Empowerment • Personal Health Practices and Coping Skills • Healthy Child Development • Health Services • Gender and Culture.
Human scale is a building design term used to indicate a scale that creates an appropriate relationship between human beings and the size and function of surrounding buildings.
Hydrological means water-related features and processes.
Infill refers to a type of development occurring in established areas of the community. Infill can occur on long-time vacant lots or on pieces of land with dilapidated buildings, or can involve changing the land use of a property from a less to a more intensive one—i.e. from a parking lot to an office building.
Landfill gas utilization involves capturing methane from landfills to produce heat and/or power. Methane from many landfills is either currently not collected or is burned off in flares, rather than used for energy production.
Leavestrip means an area adjacent to a water feature intended to preserve the biodiversity of the riparian ecosystem, protect and buffer that ecosystem from surrounding activities, maintain and enhance biodiversity by protecting the diverse riparian ecosystems, and maintain and enhance corridors between ecosystems thus supporting the diverse needs of various species. This area of land and vegetation should remain undisturbed throughout and after the development process.
LEED (Leadership in Energy and Environmental Design) is an ecology-oriented building certification program run under the auspices of the U.S. Green Building Council (USGBC). LEED concentrates its efforts on improving performance across five key areas of environmental and human health: energy efficiency, indoor environmental quality, materials selection, sustainable site development and water savings. LEED has special rating systems that apply to all kinds of structures, including schools, retail and healthcare facilities. Rating systems are available for new construction and major renovations as well as existing buildings. The program is designed to inform and guide all kinds of professionals who work with structures to create or convert spaces to environmental sustainability, including architects, real estate professionals, facility managers, engineers, interior designers, landscape architects, construction managers, private sector executives and government officials.
Light pollution refers to excessive lighting that disrupts human activities or natural ecosystems. Light pollution can interfere with ecosystems processes, especially those occurring at night; interfere with human sleep, resulting in health effects; obscure night-sky viewing for city dwellers; and interfere with astronomical observations. Luminaire means a complete lighting unit, consisting of one or more lamps (bulbs or tubes that emit light), along with the socket and other parts that hold the lamp in place and protect it, wiring that connects the lamp to a power source, and a reflector that helps direct and distribute the light. Fluorescent fixtures usually have lenses or louvers to shield the lamp (thus reducing glare) and redirect the light emitted.
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Mode split targets is a traffic / transport term that refers to setting goals for the number of trips or (more common) percentage of travelers using a particular type of transportation. Mode split is also commonly referred to as modal share or modal split and refers to vehicle, transit, bicycle, walking and other modes of transportation. The term is often used when analyzing the sustainability of transport within a city or region. In recent years, many cities have set modal share targets for sustainable transport modes, particularly cycling and public transport. The percentage of modal split is often seen as an indicator for the performance of a traffic network.
Multi-modal transportation means a system of transportation that includes multiple modes of transport, including but not limited to walking, cycling, transit, and vehicular based travel as mainstream options.
Pedestrian scale means the relationship between the dimensions of a building, street, outdoor space or streetscape element to the average dimensions of the human body.
Publically accessible open space includes CWK parks, RDCO parks, road right of way managed as park, lease or joint-use land for park use, linear statutory right of way managed as trails.
Public realm means any of a variety of spaces that are accessible an usable by the general public, including but not limited to: the spaces between privately-owned buildings, plazas, the civic structure of streets and boulevards, sidewalks, parks and trails, natural areas, and scenic vistas, civic buildings and community facilities.
Qualified environmental professional means an applied scientist or technologist, acting alone or together with another qualified environmental professional, if
a. the individual is registered and in good standing in British Columbia with an appropriate professional organization constituted under an Act, acting under that association’s code of ethics and subject to disciplinary action by that association,
b. the individual’s area of expertise is recognized in the assessment methods as one that is acceptable for the purpose of providing all or part of an assessment report in respect of that development proposal, and
c. the individual is acting within that individual’s area of expertise.
Ravine means a narrow, steep-sided valley that is commonly eroded by running water and has a slope grade greater than 3:1
Riparian area are the areas bordering on streams, lakes, and wetlands that link water to land.
Sense of Place pertains to the essential character and spirit of an area. Sense of place is generally associated with one’s neighbourhood, community, city or region and may be expressed in cultural forms such as gathering places, common names or local identity.
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Sensitive ecosystem pertains to those remaining natural terrestrial ecosystems, which are considered, fragile or rare in the SEI study area: wetlands, riparian, old forest, grassland, broadleaf woodland, coniferous woodland, and sparsely vegetated ecosystems.
Silviculture means the art, science and practice of establishing, tending and reproducing forest stands of desired characteristics. It is based on knowledge of species’ characteristics and environmental requirements.
Slope stability pertains to the susceptibility of slopes to landslides or the rupture and collapse or flow of surficial materials, soil or bedrock.
Smart growth refers to a collection of development strategies which aim to reduce sprawl and to design and build liveable communities that are fiscally, environmentally and socially responsible. Communities are ‘smart’ when they work for people, give us the widest range of opportunities, enhance our quality of life, protect our environment, and use tax revenue wisely.
Stormwater is a term used to describe water that originates during precipitation events. It may also be used to apply to water that originates with snowmelt or runoff water from overwatering that enters the stormwater system. Stormwater that does not soak into the ground becomes surface runoff, which either flows into surface waterways or is channeled into storm sewers.
Stream includes any of the following:
a. a watercourse, whether it usually contains water or not;
b. a pond, lake, river, creek, brook; and c. a ditch, seep, spring or wetland. Streamside protection and enhancement area means an area:
a. Adjacent to a stream that links aquatic to terrestrial ecosystems and includes both existing and potential riparian vegetation and existing and potential adjacent upland vegetation that exerts an influence on the stream; and,
b. The size of which is determined according to this regulation on the basis of an assessment report provided by a qualified environmental professional in respect of a development proposal. Steep slope or hillside or hillside conservation area is defined as land that has a natural slope angle of 20% or greater for a minimum horizontal distance of 10 metres.
Streetscape pertains to the functional and decorative elements that are placed, laid, erected, planted or suspended within a public or communal urban space or street. It relates to the interrelationship of development, landscape and open space in a street. Streetscapes are an important component of the public realm (public spaces where people often interact), which help define a community’s transport conditions, activities, aesthetic quality and identity.
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Talus means angular rock fragments accumulated at the foot of a steep rock slope and being the product of successive rock falls.
Transportation demand management (TDM) is the art of modifying travel behaviour, usually to avoid more costly expansion of the transportation system. TDM includes the measurement and evaluation of trips: How are people travelling? Who is travelling? Why are they travelling? TDM also includes approaches to avoid certain types of travel and encouragement of other more transport and environmentally friendly type of travel, which might include: on-site employee transportation coordination, parking management provisions, alternative work schedules and other methods.
Understory in a forest or woodland, the plants growing beneath the canopy of other plants (trees).
Viewscape means a physiographic area composed of land, water, biotic, and cultural elements which may be viewed and mapped from one or more viewpoints and which has inherent scenic qualities and/or aesthetic values.
Watercourse includes any natural depression with visible banks, or wetland with or without visible banks, which contains water at some time; and includes any lake, river, stream, creek, spring, swamp, gulch or surface source of water whether containing fish or not; and includes intermittent streams; and includes surface drainage works which are inhabited by or provide habitat for fish.
Weeds can be commonly defined as plants growing in where it is unwanted or a plant having a negative value within a given management system. Here we define weeds as plants that do not naturally occur in an area.
Wildlife means animals, such as invertebrates, amphibians, reptiles, birds and mammals.
Xeriscape/Xeriscaping means landscaping in ways that do not require supplemental irrigation. It is promoted in areas that do not have easily accessible supplies of fresh water. Plants whose natural requirements are appropriate to the local climate are emphasized, and care is taken to avoid losing water to evaporation and run off.
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