texada island official community plan

Transcription

TEXADA ISLAND
OFFICIAL
COMMUNITY PLAN
BYLAW NO. 395, 2005
Adopted September 28, 2006
Consolidated for Convenience Only September 12, 2012
PPowell River Regional District
AMENDMENTS MADE TO TEXADA ISLAND OCP, BYLAW NO. 395, 2005
Amendment
Bylaw No.
395.1, 2008
Adoption Date
Applicant
Aug. 28, 2008
Gyrfalcon Enterprises Ltd.
395.2, 2011
Aug. 23, 2012
Powell River Regional
District
Purpose
Re-designate Lots 215 & 217 from
“Resource” to “Rural Residential”
Include targets for the reduction of
greenhouse gas emissions, and
policies and actions with respect to
achieving those targets.
TEXADA ISLAND OFFICIAL COMMUNITY PLAN
BYLAW NO. 395, 2005
TABLE OF CONTENTS
I. INTRODUCTION ............................................................................................................... 2 Legislative Authority ...................................................................................................................... 2 Amendment Procedure.................................................................................................................... 2 Interpretation ................................................................................................................................... 2 Map Schedules ................................................................................................................................ 3 Planning Area Boundaries .............................................................................................................. 3 Planning Area Jurisdiction .............................................................................................................. 4 Basic Premises ................................................................................................................................ 4 II. VISION STATEMENT ....................................................................................................... 5 III. OBJECTIVES ...................................................................................................................... 5 Environmental Objectives............................................................................................................... 5 Climate Change Mitigation and Adaptation Objectives ................................................................. 6 Agricultural Objectives ................................................................................................................... 6 Economic Objectives ...................................................................................................................... 7 Social Objectives ............................................................................................................................ 7 Heritage Objectives ......................................................................................................................... 7 Summary of Objectives................................................................................................................... 8 IV. POLICIES ............................................................................................................................ 8 A. Land Use Designation Policies............................................................................................ 9 A.1. COMMUNITY WATERSHED AREAS................................................................ 9 A.2. TRANSFER SITE ................................................................................................. 11 A.3. AGRICULTURE .................................................................................................. 11 A.4. RESIDENTIAL SETTLEMENT .......................................................................... 13 Rural Village ......................................................................................................... 15 Rural Residential ................................................................................................... 16 Rural Low Density ................................................................................................ 17 A.5. RESOURCE .......................................................................................................... 17 B. CLIMATE CHANGE MITIGATION AND ADAPTATION POLICIES ................... 19 C. General Land Management Policies ................................................................................ 20 C.1. WATER RESOURCES ........................................................................................ 20 C.2. PRESERVATION AREAS .................................................................................. 22 Hazardous Lands................................................................................................... 22 Unique and Sensitive Features .............................................................................. 23 Vegetation ............................................................................................................. 23 C.3. NATURAL RESOURCES ................................................................................... 25 Mineral Resources ................................................................................................ 25 Forestry Resources ................................................................................................ 27 Fish and Wildlife Resources ................................................................................. 28 C.4. HERITAGE........................................................................................................... 30 C.5. INDUSTRY AND COMMERCE ......................................................................... 32 C.6. SERVICES............................................................................................................ 34 Water Supplies and Sewage Disposal ................................................................... 34 Community Services ............................................................................................. 35 Wireless Telecommunications Facilities Siting .................................................... 36 C.7. COASTAL DEVELOPMENT.............................................................................. 36 C.8. RECREATION ..................................................................................................... 37 C.9. TRANSPORTATION ........................................................................................... 40 C.10. POLLUTION ........................................................................................................ 42 C.11. SUBDIVISION AND DENSITY ......................................................................... 42 D. Implementation Policies .................................................................................................... 43 D.1. PLAN IMPLEMENTATION ............................................................................... 43 V. DEVELOPMENT PERMIT AREAS .............................................................................. 44 A. Priest Lake and Cranby Lake Development Permit Area No. 1 ................................... 44 APPENDIX A – DEFINITIONS & INTERPRETATIONS ................................................... 48 APPENDIX B - THE AVERAGING PRINCIPLE.................................................................. 51 VI. MAP SCHEDULES
Map A - Land Use Designations
Map B - Water Resources
Map C - Natural Resources
Map D - Recreation/Preservation Areas
Map E - Major Road Network Plan
Map F - Development Permit Areas
TEXADA ISLAND OFFICIAL COMMUNITY PLAN
SCHEDULE “A”
BYLAW NO. 395, 2005
This is Schedule “A” of the “Texada Island Official Community Plan, Bylaw No. 395, 2005”.
Schedule “A” consists of:
SECTION I
Introduction
SECTION II
Vision Statement
SECTION III
Objectives
SECTION IV
Policies
SECTION V
Development Permit Areas
SECTION VI
Implementation Maps – all maps incorporated in the Plan by inclusion in Policies
MAP SCHEDULES
APPENDIX A - Definitions & Interpretations
APPENDIX B - The Averaging Principle
All other material included on these pages is not part of Schedule “A” of Bylaw No. 395, 2005.
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Texada Island Official Community Plan, Bylaw No. 395, 2005
1
I.
INTRODUCTION
Planning on Texada Island began in 1973 when the Ministry of Municipal Affairs produced a general
“Land Use Plan” for the Island. This “Land Use Plan” was subsequently replaced by the Texada Island
Official Community Plan (OCP/Plan) which, over the years has been reviewed and replaced by a
number of updated versions, this being the most current. An OCP sets out the community’s vision and
includes objectives and policies regarding land use and future development as well as social and
environmental considerations applicable in the planning area. The purpose of the OCP is to provide
direction to government agencies, businesses and private landowners concerning future land use and
the provision of services.
Legislative Authority
The Powell River Regional District, like all other local governments in British Columbia, receives its
legislative authority to prepare official community plans through the provisions of Section 876 of the
Local Government Act. Section 882 of the Local Government Act states that a community plan, in a
rural area (such as Texada Island), becomes an "official" community plan once it has been adopted as a
bylaw of the Regional District. Under Section 884 of the Local Government Act, an adopted official
community plan restricts the Powell River Regional District to enacting bylaws and/or undertaking
works that are consistent with the OCP. The OCP does not commit or authorize the Regional District to
proceed with any project specified in the Plan.
Note:
Persons wishing specific details of the requirements of an official community plan and the
items it is permitted to cover should refer to the appropriate sections of the Local
Government Act.
Amendment Procedure
The OCP may be amended by the Powell River Regional District at its initiative or in response to a
request by a landowner who submits an application in accordance with the Development Services
Procedures Bylaw of the Powell River Regional District. All applications for an OCP amendment will
be considered by the Powell River Regional District Board and a public hearing must be held if the
Board is to adopt the amending bylaw.
Interpretation
The final interpretation of the precise location of boundaries of any designation or symbol contained in
the Plan’s map schedules shall be legally defined by the appropriate land use bylaws enacted over time
by the Powell River Regional District or by site survey, as required.
Symbols or designations used in the map schedules indicate approximate locations of existing or
proposed activities, uses or features. The exact extent of such an activity or the overall size is to be
determined through more detailed studies, policy decisions or local bylaws.
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In interpreting the objectives and policies of the OCP, the term “shall” is used to denote that the
indicated measure “must” be taken or applied. The terms “should” and "may" indicate that the
suggestion is intended as a guideline that is deemed advantageous to apply or implement by the
authority having jurisdiction.
Map Schedules
The OCP contains the following map schedules, which form an integral part of the Official Community
Plan Bylaw:






Planning Area Boundaries
The Texada Island Official Community Plan area encompasses all of Electoral Area “D” of the
Powell River Regional District. It includes all of Texada Island, and the surrounding waters. The
Island comprises a landmass of 30,160 hectares. Approximately 21,183 ha. or 71% of the total area is
Crown land and 8,976 ha. or 29% is private land.
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Planning Area Jurisdiction
If a local government proposes to include a matter in an official community plan, the regulation of
which is not within the jurisdiction of the local government, the official community plan can only
state the broad objectives of the local government with respect to the matter. These objectives are
advisory only and their implementation is dependent upon the co-operation of the responsible federal
or provincial agency. Since it is not a regulatory bylaw, an official community plan, except for the
development permit provisions, does not impose restrictions on individual landowners. It is,
however, the basis for any future land use regulations.
Basic Premises
The Texada Island OCP has been developed based on the following premises:
1.
Expansion activity in the major resource industries is likely in quarrying and is possible in
forestry/logging.
2.
Population growth is possible in the coming five year period and the recent population decline
may not continue.
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3.
Residents value a quality of life which offers independence and freedom from restriction, a
variety of housing options and a clean environment.
4.
With careful management, present water sources will meet the community’s needs for the
coming five years. New sources would be costly to develop.
II.
VISION STATEMENT
An official community plan is intended to serve as a strategy for development. It is helpful to develop a
hierarchy of objectives in order to provide a sense of direction to this strategy, which recognizes the
aspirations of Islanders, reflects the development of their community and is mindful of the area's
opportunities and limitations. This is achievable by beginning with the “Vision Statement”, which is an
expression of the desired outcome for the community. This statement is clarified and expanded upon
through a set of objectives and policies. Outlined below is the “Vision Statement” for Texada Island.
“The Texada Island community is committed to maintaining a spacious, independent and
sustainable rural lifestyle with minimum regulations. Residents recognize the importance of
preserving the Island’s rich heritage and its unique environment while encouraging thoughtful
economic development anchored by the mining and forestry industries. The communities of Van
Anda and Gillies Bay will continue to be focal points for higher density residential development
due to the existing level of small lot development and infrastructure.”
III.
OBJECTIVES
The OCP objectives are broad statements of what the Plan is intended to achieve. These objectives
were derived from an analysis of:
a.
community values and the existing quality of life on the Island;
b.
the sort of future development that is desired and/or expected; and
c.
the type and extent of development that the Island’s natural environment can physically support
or sustain.
Environmental Objectives
1.
RETAIN and enhance the rural character and natural amenities of the Island.
2.
RELATE the type, scale and intensity of land use to the natural capacity of the land to support
development.
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3.
ENSURE the design of development is sensitive to important landscape features such as
watercourses, hillsides and sensitive ecosystems by working with and providing necessary
information to property owners.
4.
RETAIN in a natural state, areas where development may prove hazardous to public health or
safety.
5.
OPTIMIZE community watersheds in such a manner as to provide the maximum amount of
water at the highest possible standards.
6.
IDENTIFY, protect and restore environmentally significant areas.
7.
REDUCE risk to sensitive ecosystems, rare and endangered species, Crown land resources and
the community from unintended or unnecessary change to the natural environment.
8.
RETAIN and utilize the native vegetation for practical and aesthetic purposes.
9.
PRESERVE for public enjoyment, areas of particular biological, recreational, scenic or
historical significance.
10.
ENSURE the long-term availability of fresh and salt water suitable for all uses which are
considered appropriate to the planning area - domestic, industrial, recreational, agricultural,
wildlife and fisheries.
11.
ENSURE sustainability of sea life in the planning area.
Climate Change Mitigation and Adaptation Objectives
1.
MEET or BEAT the provincial target to reduce greenhouse gas emissions by 33% by the year
2020.
2.
CONSIDER the impacts of climate change in all land use decisions.
Agricultural Objectives
1.
ENCOURAGE and support the development of a strong economically viable agricultural
community.
2.
ENCOURAGE environmentally sound farm practices.
3.
ENCOURAGE and support the reservation of lands within the Agricultural Land Reserve for
agricultural and related uses.
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Economic Objectives
1.
ENCOURAGE a diversified and stable local economy.
2.
ENSURE that the Island’s natural resources are managed and used in a sustainable manner to
maximize their long-term economic benefits to the planning area and the province.
3.
MINIMIZE any negative environmental or social consequences of resource management,
tourism, transportation and commercial or industrial development.
4.
ENCOURAGE economic development that results in employment opportunities for young
adults so they may remain on the Island and contribute to its wealth.
Social Objectives
1.
ENSURE the provision of sufficient and suitable recreational land and facilities to meet the
present and future recreational needs of Island residents and the visiting public.
2.
ENHANCE the ecological, economic, recreational and aesthetic qualities of the Island’s coast
line and surrounding waters.
3.
ENCOURAGE the development of affordable housing (including seniors housing) to meet the
Island’s housing needs for the coming five year period.
4.
MAINTAIN a level of services consistent with the rural low population density of the planning
area.
5.
ENSURE the availability to each household of a safe and adequate domestic water supply and
an effective sewage disposal system which meets the Ministry of Health’s standards.
6.
ESTABLISH a safe, efficient and economical transportation network to meet but not exceed
the future needs of Island residents and resource users.
7.
8.
RETAIN and protect social infrastructures, including schools.
ENCOURAGE the preparation and maintenance of emergency preparedness plans to help
residents deal with and survive disasters.
Heritage Objectives
1.
RECOGNIZE the importance of heritage to the Plan area.
2.
ENCOURAGE and FACILITATE the identification, protection and conservation of heritage
and archaeological sites located in the Plan area.
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3.
FOSTER an awareness and understanding of the importance of traditional use and culturally
significant sites on Texada Island to Sliammon and possibly other First Nations.
Summary of Objectives
1.
PROVIDE for orderly and economical community development.
2.
STRENGTHEN the Island’s identity as an independent rural community.
3.
OPTIMIZE land use options for future generations.
4.
INVOLVE the local public, private developers and government agencies in a co-operative and
co-ordinated approach to community development.
IV.
POLICIES
Policies of the Texada Island Official Community Plan are contained in the following three policy
sections.
1.
Land Use Designation Policies
These policies are in accordance with the land use designations shown on Map A, which is attached
hereto and forms part of the Texada Island Official Community Plan, and refer primarily to matters
which could be regulated by implementing zoning bylaws. Where appropriate, general policies
pertaining to present or future uses of land having these designations have been included.
2.
General Land Management Policies
This policy section deals with land uses and other factors affecting or affected by development which
the Regional District Board will not at this time regulate but which are considered relevant to this
Plan. The policies indicate the Regional District’s position on particular issues and are intended to
serve as guidelines to developers. When given an official or unofficial opportunity for input on
development proposals, the Regional District Board will do its utmost to ensure that development is
in accordance with these policies.
3.
Implementation Policies
Policies in this section refer to actions to be taken by the Regional District Board to implement the
Texada Island Official Community Plan. In some instances, the Board will act directly, e.g. amending
the zoning bylaw. On matters beyond Regional District jurisdiction, the Board will solicit the cooperation of senior government agencies in implementing Plan policies.
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A.
LAND USE DESIGNATION POLICIES
A.1.
COMMUNITY WATERSHED AREAS
This designation applies to the two existing community watersheds, as defined by the Ministry of
Environment, on Texada Island: the Cranby Lake watershed, which supplies Gillies Bay, and the
watershed of the Priest/Spectacle/Kirk Lake system, which serves Van Anda. With careful
management, these sources will meet the domestic needs of these settlement areas for more than the
coming five years.
Degradation of these sources would significantly affect Island residents. No other surface water
sources are capable of supplying the needs of a major group of water users and although available
information indicates that Texada Island may have substantial stores of water hidden underground,
these are of unknown quality and are presently difficult and costly to access. Preserving the quality of
water in these lakes, therefore, is imperative. Accordingly, the effective management and protection
of community watersheds is a major objective of the Texada Island Official Community Plan and the
watershed protection bylaw that has been adopted.
To achieve this objective, the Plan policies advocate strict controls over the type of uses permitted
and the manner in which those uses develop throughout the watershed areas. The level of control
prescribed by the Plan is justified by the potential for these sensitive areas to be harmed by
inappropriate development. Policies are intended to prevent the degradation of water quality. Where
possible, these policies will be implemented by land use regulations.
POLICIES
A.1.a.
ENCOURAGE that farming operations be conducted in the community watershed areas in
accordance with the Farm Protection Act, Agricultural Waste Control Regulation, Waste
Management Act and the Code of Agricultural Practice for Waste Management.
A.1.b.
ENCOURAGE local Improvement Districts to increase public awareness of the sensitivity
of community watersheds and the location of their boundaries.
A.1.c.
REQUEST logging companies to consult with the Water Management Branch and with
relevant local Improvement District Boards when preparing cutting plans for logging of
private land within watersheds.
A.1.d
ENCOURAGE the Ministry of Agriculture and Lands and the Ministry of Forests and
Range to retain, in perpetuity, public ownership and to manage, for watershed protection
purposes, all Crown land within the watersheds of existing major or minor domestic water
sources denoted on Map B.
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A.1.e.
REGULATE the development or alteration of habitat within the riparian areas of the
Cranby Lake and Priest Lake watersheds in accordance with the provisions in Section V.
“Development Permit Areas”.
Cranby Lake Watershed
The following policies apply to lands designated “Cranby Lake Community Watershed”.
A.1.f.
Lands within the Cranby Lake Watershed are designated as “Cranby Lake Community
Watershed” on Map A, which is attached hereto and forms part of the Texada Island
Official Community Plan.
A.1.g.
PERMIT lands designated “Cranby Lake Community Watershed” to be used for lowdensity residential, limestone quarrying, forest management and harvesting, noncommercial agriculture, airport and accessory uses (excluding fuel storage or sales) and
low-impact recreation.
A.1.h.
PERMIT the subdivision of lands designated “Cranby Lake Community Watershed” into
parcels with a minimum parcel size of 10 hectares (25 acres).
A.1.i.
PERMIT a maximum density in lands designated “Cranby Lake Community Watershed”
of 1 single-family dwelling unit per legal parcel up to 10 hectares (25 acres); for parcels
larger than 10 hectares (25 acres), 1 single-family dwelling for the first 10 hectares (25
acres) plus 1 single-family dwelling for each additional 10 hectares (25 acres) or portion
thereof.
Priest Lake Watershed
The following policies apply to lands designated “Priest Lake Community Watershed”.
A.1.j.
Lands within the Priest Lake Watershed are designated as “Priest Lake Community
Watershed” on Map A, which is attached hereto and forms part of the Texada Island
A.1.k.
PERMIT lands designated “Priest Lake Community Watershed” to be used for lowdensity residential, mineral extraction (including limestone quarrying), forest management
and harvesting, non-commercial agriculture, low-impact recreation and docks or floats for
upland owners’ private use.
A.1.l.
PERMIT the subdivision of lands designated “Priest Lake Community Watershed” into
parcels with a minimum parcel size of 4 hectares (10 acres).
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A.1.m.
A.2.
PERMIT a maximum density in lands designated “Priest Lake Community Watershed” of
1 single-family dwelling per legal parcel up to 4 hectares (10 acres); for parcels larger
than 4 hectares (10 acres), 1 single-family dwelling for the first 4 hectares (10 acres) plus
1 single-family dwelling for each additional 4 hectares (10 acres) or portion thereof.
TRANSFER SITE
What to do with waste is a particularly critical issue on an island where improper management can
have devastating and long-term impacts on the natural environment, especially the water resources.
Texada Island residents are encouraged to reduce, reuse and recycle household waste. Recycling
bins are located in Van Anda and Gillies Bay.
One small parcel has been allocated as a transfer site for the storage of glass, tires, metal waste and
large appliances only. Household garbage and other waste are transported for disposal to a site
outside the Plan area. This constitutes an environmentally sound and economical waste management
system for Islanders. Additional waste disposal sites within the Plan area are not desired.
POLICIES
A.2.a.
Land designated as “Transfer Site” is depicted on Map A, which is attached hereto and
forms part of the Texada Island Official Community Plan.
A.2.b.
PERMIT lands designated “Transfer Site” to be used for:
(i) storage of refuse that has been transported to the land from elsewhere within the Plan
area; and
(ii) buildings and structures accessory to the uses permitted in clause (i).
A.2.c.
TRANSPORT household and other solid waste generated on the Island which cannot be
composted, recycled or stored on the “Transfer Site”, to the regional disposal site on the
mainland for disposal.
A.2.d.
No land within the Plan area will be designated for the storage of garbage generated
beyond the Plan area boundaries.
A.2.e.
ENCOURAGE Texada Island residents to practice source reduction through composting
and recycling.
A.3.
AGRICULTURE
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Agriculture is of growing importance on
Texada Island. Currently there are several
bona fide farms as recognized by the BC
Assessment Authority operating on the
Island. These farms produce beef, swine,
sheep, poultry, orchard products, forage
crops, forestry seedlings and market
gardens. Products are sold on Texada Island,
Vancouver Island and the mainland and
provide a substantial source of income for
the operator. The Agricultural Land Reserve
(ALR) covers portions of Texada Island.
These lands have been designated
“Agriculture” on Map A. Land within the
ALR on Texada Island can be categorized as
either prime, capable of producing a wide range of crops; or secondary, limited by topography or
other factors, suitable primarily for livestock production. Significant amounts of land within the ALR
on Texada have the potential for a wide diversity of agricultural pursuits. Transportation and land
clearing costs, notwithstanding, expansion of agricultural activity is considered both possible and
desirable as a means to diversify the local economy, providing at least a supplementary income to
some residents. Accordingly, the preservation of the agricultural potential on ALR land is desirable.
POLICIES
A.3.a.
Lands within the Agricultural Land Reserve are designated “Agriculture” on Map A,
which is attached hereto and forms part of the Texada Island Official Community Plan.
A.3.b.
All lands within the ALR are subject to the provisions of the B.C. Agricultural Land
Commission Act and the regulations and orders of the Agricultural Land Commission. The
Act and regulations generally prohibit or restrict non-farm use and subdivision of ALR
lands, unless otherwise permitted or exempted.
A.3.c.
PERMIT lands designated “Agriculture” to be used for agriculture and accessory
residential use and other compatible uses as provided for in the B.C. Agricultural Land
Commission Act, regulations pursuant thereto, and Orders of the Commission.
A.3.d.
In order to reduce the risk of contamination of community water supplies, agricultural
land use on ALR lands located within the Cranby and Priest Lake Community Watersheds
shall be in accordance with all community watershed policies.
A.3.e.
DISCOURAGE the subdivision of land in the ALR where topography, parcel size and soil
capability indicate a good potential for agricultural development;
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Subject to the approval of the Agricultural Land Commission subdivision of lands
designated “Agriculture” into parcels not less than 8 hectares (20 acres) in area may be
permitted.
Not withstanding the above, where the land under application has poor agricultural
capability and/or topographic constraints which severely limit its agricultural viability,
subdivision into parcels less than 8 hectares (20 acres) may be approved, however in no
instance should a parcel be created that is less than 2 hectares (5 acres) in area.
A.3.f.
ENCOURAGE, on parcels adjacent to ALR land, a type and intensity of use which will
not conflict with agricultural activities.
A.3.g.
DESIGNATE any land excluded from the ALR as “Rural Residential”, unless and until a
more appropriate land use designation has been determined by an OCP amendment.
A.4.
RESIDENTIAL SETTLEMENT
Texada’s residential settlement pattern has been largely determined by its historical development
which centered around the mining industry. Residents are concentrated in the villages of Van Anda
and Gillies Bay where there are numerous small lots serviced by community water supplies.
Residential use in Blubber Bay, a historical settlement, has diminished as the Island’s population has
declined. Other residents are dispersed throughout the northerly portion of the Island, many on rural
acreages and some in small settlement nodes. In the south, topographic features and Provincial Forest
status limit future residential use.
Plan policies reinforce the established residential pattern which provides a variety of living options.
Infilling of existing vacant small lots in the communities of Gillies Bay and Van Anda is encouraged.
Additional high-density development is considered unnecessary and uneconomical at this time.
Future concentrated residential settlement is considered most appropriate around Gillies Bay,
particularly to the southeast where servicing problems and conflicts with industrial use are least
likely to occur. The remainder of the planning area is designated either “Rural Residential” or “Rural
Low Density”. Both designations have parcel size and density provisions that will prevent the
premature need for expensive servicing and will satisfy the desire of many residents for an
independent, rural lifestyle. These rural areas will also help to preserve economically significant
resource lands and will protect watersheds and environmentally sensitive areas where more intensive
development is not in the public interest.
Given the anticipated level of residential development in the coming five year period, extensive land
use regulations are considered to be unnecessary and undesirable. Accordingly, while a minimum of
controls have and will be implemented, property owners are encouraged to respect the permitted uses
recommended by this Plan. As development activity increases, the need for more stringent controls
will be assessed.
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Where the Regional District has no official opportunity for input on development proposals, it will
endeavour to ensure that land uses are established in accordance with Plan policies through
consultation and negotiation with prospective developers.
The Official Community Plan makes provision for three residential designations in support of the
Plan’s residential objectives.



Rural Village
Rural Residential
Rural Low Density
The following general policies apply to all three residential designations.
POLICIES
A.4.a.
PERMIT residential use throughout the planning area in a pattern consistent with the
established residential development pattern which maintains a distinction between density
of development in the “Rural Village”, “Rural Residential” and “Rural Low Density”
areas as indicated on Map A.
A.4.b.
RECOMMEND a density of one dwelling for each legal parcel that is less than or equal to
the minimum allowable parcel size. On parcels larger than the minimum or average parcel
size (which ever is less), one dwelling will be permitted for each minimum or average
parcel area. Variations in density are related to the existing availability of services, the
natural capacity of the land to support development and the preservation and enhancement
of environmental features.
A.4.c.
DIRECT residential development away from areas identified as having significant
potential for resource development (see Map C) and from established or anticipated largescale industrial operations.
A.4.d.
LOCATE higher density residential settlement within the existing boundaries of the Van
Anda and Gillies Bay Improvement Districts, provided that topography and availability of
services are compatible and any septic disposal constraints such as a shallow groundwater
table or shallow soil depth can be resolved.
A.4.e.
PERMIT the use of the Averaging Principle (see Appendix B) where land being
subdivided comprises unique or sensitive features worthy of preservation or some terrain
which is difficult to develop. Where the Averaging Principle is used, the developer may
be required to enter into a covenant with the Regional District to restrict future
subdivision of any large remainder which may have subdivision potential and thus
maintain the recommended density for the area as a whole.
A.4.f.
SUPPORT the establishment of senior citizens housing, affordable housing, rental
housing and special needs housing consistent with the density and servicing requirements
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of this Plan. These forms of high density residential development shall be located close to
where the appropriate services such as community water and sewage disposal systems,
paved roads, schools and playgrounds are available. The density of senior citizens
housing, affordable housing and multi-family dwellings will be restricted by the
availability of required services.
A.4.g.
ENCOURAGE the clustering of development in the most environmentally appropriate
areas in order to make the most economic provision of services, protect scenic areas and
maximize the retention of open space.
Rural Village
The Official Community Plan designates
the historic coastal mining communities
of Van Anda and Gillies Bay as “Rural
Village”. The intent of the “Rural
Village” designation is to encourage
maintenance and, if development trends
warrant, expansion of these coastal
villages which provide small lot
development in a compact rural setting
where desired services can be
economically provided.
The following policies apply to lands designated “Rural Village” on Map A.
A.4.h.
DESIGNATION of “Rural Village” lands is based on the following criteria:
(i) Within or adjacent to the existing villages of Van Anda or Gillies Bay.
(ii) Serviced by or may be serviced by the Van Anda or Gillies Bay community water
supply systems.
(iii) Close to existing community services and facilities.
(iv) Areas where demand for small lot development can be satisfied.
(v) Expansion of areas designated “Rural Village” will only take place when
development trends warrant and community water systems have the capacity to be
extended to service the additional lands.
A.4.i.
SUPPORT the extension of the “Rural Village” area to the north and west of Gillies Bay
into Section 9 subject to the exclusion of these areas from the Agricultural Land Reserve
and compliance with the designation criteria established in Policy A.4.h.
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A.4.j.
PERMIT lands designated “Rural Village” to be used for single-family residential and
ancillary uses, home occupations, home based businesses, senior citizens housing,
affordable housing, multi-family dwellings (if serviced by community water supply),
community parks, institutional uses (including schools and health care facilities) and
commercial and industrial uses compatible with a “Rural Village”.
A.4.k.
PERMIT subdivision of land designated “Rural Village” to a minimum parcel size of 0.4
hectares (1 acre) in area provided that each parcel is serviced by a community water
supply system and satisfies Vancouver Coastal Health Authority requirements for on-site
sewage disposal. The minimum parcel size for the subdivision of unserviced land is 1
hectare (2.5 acres).
Rural Residential
The “Rural Residential” designation provides for an independent, rural life style on small acreage
holdings where a range of uses can be accommodated without disturbing surrounding properties. The
designation includes unserviced lands located in the vicinity of, but outside the “Rural Village” areas
or lands in coastal areas suitable for development as small and medium sized acreages.
The following policies apply to lands designated “Rural Residential” on Map A.
A.4.l.
DESIGNATION of “Rural Residential” lands is based on the following criteria:
(i) Lands where community water is not presently available or anticipated in the
foreseeable future.
(ii) Coastal land desirable for settlement but where more intense development is
constrained by Vancouver Coastal Health Authority requirements for onsite sewage
disposal.
(iii) Lands that are adjacent to other existing parcels which have a similar level of
parcelization.
(iv) Lands with limited physical constraints to development and where the anticipated
level of development will not have a negative impact on natural features or the
environment.
(v) Lands located around the villages, in the vicinity of agricultural neighbourhoods or
industrial areas.
A.4.m.
PERMIT lands designated “Rural Residential” to be used for single-family residential use,
hobby farms or minor non-residential uses including bed and breakfasts, home based
businesses, home occupations and small scale commercial and industrial uses compatible
with the settlement area.
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16
A.4.n.
PERMIT subdivision of land designated “Rural Residential” to a minimum
parcel size of approximately 2 hectares (5 acres) for accessible private land in areas
located outside of villages or in the vicinity of existing or potential agricultural
neighbourhoods, industrial areas or largely undeveloped lands. Where smaller lots have
already been developed, and on some waterfront land, parcels of approximately 1 hectare
(2.5 acres) may be permitted, provided that, in all instances, problems with water supply
and/or sewage disposal are not anticipated.
Rural Low Density
The “Rural Low Density” designation provides for independent living on large acreages. Lands
designated “Rural Low Density” are isolated, large, privately owned acreages in areas with good
potential for resource development or limited public road access.
The following policies apply to lands designated “Rural Low Density” on Map A.
A.4.o.
DESIGATION of “Rural Low Density” lands is based on the following criteria:
(i) Large, privately held acreage with limited road access.
(ii) Lands adjacent to large blocks of public and private lands with the potential for
resource development.
(iii) Unserviced lands with physical constraints and limited subdivision potential.
A.4.p.
PERMIT lands designated “Rural Low Density” to be used for forest management and
silviculture, agriculture, quarrying, mining, single family residential, home occupation
and a wide range of home based businesses which do not require community services.
A.4.q.
PERMIT the subdivision of lands designated “Rural Low Density” into parcels with an
average parcel size of approximately 4 hectares (10 acres).
A.5.
RESOURCE
Texada Island’s abundant natural resources have shaped the development of the Island community.
Mineral resources and forestry have long been the Island’s economic mainstays. Other resources
including fish, wildlife and agricultural land also contribute to the Island’s quality of life and may
have increasing economic significance if activity in the major resource sectors decreases. Lands
which are suitable for resource development have been designated “Resource” on Map A.
Management of the natural resources is primarily the responsibility of senior government agencies.
However, because of Texada’s economic dependence on its resources and because resource
developments can have a major impact on the local community, in addition to the general polices
which apply to lands designated “Resource”, the Plan also contains specific policies under the
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17
heading “Natural Resources” and under the sub headings “Mineral”, “Forestry” and “Fish and
Wildlife” which apply to resource management, harvesting or extraction. (See Section B.3)
Texada residents, recognizing the economic significance of resource-based industries, generally
accept and often encourage resource development. The OCP reaffirms this position. Policies have
been formulated to ensure, as far as possible, that major resource areas are judiciously managed and
that the long-term availability of a resource is not threatened by the use of lands within or
surrounding these areas.
This Plan supports an integrated resource management approach to the development of Texada
Island’s resource lands in order to enhance and conserve the Island’s wide range of abundant natural
resources.
POLICIES
The following policies apply to lands designated “Resource” on Map A.
A.5.a.
The “Resource” designation applies to large blocks of public and private lands suited for
large scale resource development such as forestry, quarrying, mining and mineral
exploration and includes the following:
(i)
Large blocks of vacant Crown land not required for development within the time
frame of this Plan.
(ii)
Large blocks of private lands assessed as managed forest or lands owned by or
under tenure to mining companies which are or have the potential to be used for
forest harvesting and silviculture, limestone quarrying, gravel extraction, mining
and mineral exploration or outdoor recreation uses.
(iii)
Lands not required for rural residential development during the timeframe of this
Plan that are located outside of the areas designated “Agricultural”, “Rural
Village”, “Rural Residential” and “Rural Low Density”.
A.5.b.
PERMIT lands designated “Resource” to be used for forestry operations, including
harvesting, silviculture, and other forest management practices; agriculture; gravel
extraction and processing; mining and quarrying; and outdoor recreation uses, including
campgrounds, hiking trails, wilderness lodges, etc., compatible with the resource operations.
A.5.c.
SUPPORT on lands designated “Resource”, small scale forest industrial operations, such as
dry land sorting and small shake mills or sawmills, provided such uses are located in areas
of limited resource value and where they will not have a negative impact on the natural
environment or surrounding land uses.
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18
A.5.d.
LIAISE with provincial agencies to ensure that public lands designated “Resource” are
managed in accordance with the policies of this Plan and in the best long-term interests of
area residents.
A.5.e.
DIRECT, whenever possible, industrial traffic associated with the use of “Resource” lands
away from settlement.
A.5.f.
DISCOURAGE subdivision of lands designated “Resource” in order to maintain the land's
long-term viability for resource development. Notwithstanding this, should a need for
subdivision be clearly demonstrated to the Regional District Board, the recommended
minimum parcel size requirement for subdivision shall be 4 hectares (10 acres).
A.5.g.
FAVOUR resource developments which will make a long-term contribution to the Island’s
economy and quality of life.
A.5.h.
ENSURE, as far as is possible, that resource developments do not adversely affect the
natural environment of the planning area, particularly the quality and quantity of the limited
surface water sources suitable for domestic use.
B.
CLIMATE CHANGE MITIGATION AND ADAPTATION POLICIES
Climate change refers to the increasing concentration of heat-trapping greenhouse gases (GHGs) in
our atmosphere and resulting changes to the Earth’s climate, most notably increasing air and water
temperatures. A 2007 report from the Intergovernmental Panel on Climate Change reveals that
between 1970 and 2004, GHG emissions increased by 70%.
Climate change is caused by the release of carbon dioxide and other GHG emissions into the
atmosphere, primarily the burning of fossil fuels and large scale deforestation. This human cause of
climate change has been endorsed by more than 40 scientific societies and academies of science,
including all of the national academies of science of the major developed countries.
Climate change scientists predict that BC will experience (and in some cases is already experiencing)
the following impacts due to climate change:



Increasing temperatures will disturb land and aquatic ecosystems.
Coastal storm activity will increase in intensity and frequency, exposing coastal housing and
infrastructure to greater risk.
Sea levels may rise significantly by 2100, causing permanent flooding in low-lying areas and
increasing the impacts of flood and storm events.
In response to climate change issues, the provincial government gave Royal Assent to Bill 27, the
Local Government (Green Communities) Statutes Amendment Act. This provincial legislation
requires local governments to include GHG emission reduction targets, policies and actions to
achieve those targets in official community plans.
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19
In collaboration with island residents, the following policies and actions are proposed to ensure that
the reduction of GHG emissions specifically, and the impact of climate change in general become
part of the planning process for Texada Island.
POLICIES
B.1.a.
EDUCATION can contribute to reducing fossil fuel consumption and promoting the use of
alternative energy, and the Regional District will work with islanders and other levels of
government to share knowledge and meet the objectives of this plan.
B.1.b.
ENERGY efficiency and energy substitution are critical for reducing greenhouse gas
emissions in rural and remote communities like Texada Island, and the Regional District
will work with islanders and other levels of government to promote energy efficiency and
energy substitution (switching from gasoline, diesel and propane to wood, sun, wind, etc.)
in home renovations and building.
B.1.c.
PROMOTE alternative land transportation (taking the bus, carpooling, cycling, walking)
and energy efficient transportation.
B.1.d.
ENCOURAGE creation of viable regional transit system with improved connectivity to
Powell River, Vancouver and Vancouver Island.
B.1.e.
ENCOURAGE local agriculture and food production to reduce greenhouse gas emissions
created by food transport.
B.1.f.
ENCOURAGE the retention and enhancement of natural trees and vegetation as a natural
carbon sink to offset greenhouse emissions, and encourage composting of yard waste as an
alternative to backyard burning.
B.1.g.
PREPARE for sea level rise by promoting provincial guidelines for building set backs from
the sea.
ADVOCACY POLICY
B.1.h.
ENCOURAGE provincial and federal agencies to obligate GHG emission reduction targets
for industry.
C.
GENERAL LAND MANAGEMENT POLICIES
C.1.
WATER RESOURCES
Texada’s water resources are the most important and the most vulnerable of all its natural resources.
Recognizing their significance, the protection of local water resources is a primary objective of the
Texada Island Official Community Plan.
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20
Although Texada has many surface water sources, few are capable of supporting a substantial
number of users. At present, Priest Lake, the Island’s largest lake, and Cranby Lake supply the two
community water systems serving Van Anda and Gillies Bay respectively. Because of their particular
importance, the use and management of these lakes and their surrounding watersheds is considered in
greater detail in Section A.1. “Community Watershed Areas” and Section V. “Development Permit
Areas”.
Domestic users in outlying areas as well as industry, recreation, agriculture, fish, wildlife and
vegetation depend upon smaller surface water sources and groundwater to meet their requirements.
The Plan considers these individual sources as components of an interconnected system of lakes,
streams and groundwater, all of which must be carefully managed to ensure the continued availability
of good quality water. Accordingly, Plan policies advocate that water bodies and their watersheds be
developed for a type and intensity of use that will not be detrimental to the quality or quantity of the
Island’s water resources.
POLICIES
C.1.a.
ASSIGN priority to the protection and preservation of water quality in water bodies
denoted as domestic sources on Map B, which is attached hereto and forms part of the
Texada Island Official Community Plan.
C.1.b.
SEEK the co-operation of other government agencies in implementing an integrated
approach to managing water resources throughout the planning area.
C.1.c.
ENCOURAGE applications to the Ministry of Environment for water licenses and/or
changes in and about a watercourse and ENSURE, as far as possible, that any alterations
within or adjacent to water bodies have been approved under the Water Act.
C.1.d.
RECOMMEND or REQUIRE the retention of a windfirm vegetated buffer strip adjacent
to water bodies to stabilize banks, moderate water temperature, filter pollutants and
control runoff and sedimentation.
C.1.e.
DISCOURAGE uses which will interfere with the natural functions of wetlands.
C.1.f.
OPPOSE the discharge of untreated sewage or other potentially toxic effluent into fresh or
salt water bodies.
C.1.g.
ENDORSE low-density, low-impact uses on lands that depend on groundwater, springs or
minor surface water sources for domestic water supplies and on lands that are beyond the
areas served by community water systems.
C.1.h.
ENCOURAGE industrial use of groundwater stored in abandoned quarries in order to
reduce the demand on surface water from other sources.
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21
C.1.i
CONSIDER the needs of existing or planned community water systems when reviewing
applications for licences upstream of the water intake.
C.1.j.
ENCOURAGE the Ministry of Environment to investigate unused licences on surface
water sources suitable for domestic use. Where the need for the water now or in the future
cannot be justified, licences should be cancelled so that the water can be re-allocated as
required, thus avoiding the premature and potentially costly development of groundwater
sources.
C.1.k.
Prior to issuing water licences, the Ministry of Environment should ENSURE that any
proposed use or alteration of water bodies which presently or potentially support
substantial or rare fish populations will not interfere with the preservation or enhancement
of the fisheries resource.
C.1.l.
DISCOURAGE, in accordance with the Riparian Areas Regulation, the development or
alteration of habitat within a riparian assessment area for residential, commercial and
industrial activities or ancillary activities as regulated under Part 26 of the Local
Government Act unless a qualified professional certifies that:
C.2.
(i)
the assessment methods as outlined in the riparian area guidebook has been
followed;
(ii)
in their professional opinion, there will be no harmful alteration, destruction or
disruption of natural features or processes in the riparian assessment area; and
(iii)
the Ministry of Environment and the Department of Fisheries and Oceans Canada
have been notified of the development proposal and have been provided with a
copy of the assessment report prepared by the qualified professional.
PRESERVATION AREAS
Texada’s sparse settlement and an anticipated slow growth rate provide the opportunity to preserve
some areas from development for practical or aesthetic purposes.
Hazardous Lands
Development in floodplains, on steep slopes or on terrain which provides an unstable building
foundation may be hazardous to persons or their property and should be avoided. Golder Associates
Ltd. have identified and reported on hazard lands within Van Anda and Gillies Bay (“Texada Island
Shoreline Hazard Study, Van Anda and Gillies Bay”). It is expected that other hazard areas will be
identified as development occurs on lands outside of these communities.
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22
The following maps depict the study area as a bold red line.
Gillies Bay
Van Anda
Unique and Sensitive Features
Unique and sensitive features which contribute to the Island’s identity warrant preservation for
enjoyment by both local residents and tourists. Examples of such features include remnants of
Texada’s thriving mining industry, occurrences of unique vegetation or landforms and areas of scenic
value. Locating development away from these areas is, in the long term, generally advantageous to
individual landowners, the natural environment and the community at large.
Vegetation
Texada Island has an abundance of natural vegetation which, although often taken for granted, must
be recognized as an important element in the area’s attractiveness to residents and visitors. In
addition, vegetation performs less visible but significant practical functions such as maintaining
water temperatures, filtering pollutants and stabilizing stream banks and steep slopes. Wooded areas
benefit the area’s residents by absorbing pollutants and noise which may be associated with traffic
and non-residential uses and by screening unattractive developments from public view. They also
provide wildlife habitats and public recreation areas. The Plan strongly advocates preserving the
natural vegetation for its aesthetic and practical value. Thus development can proceed economically
without jeopardizing the natural environment and the Island’s beauty.
Texada Island’s unique climate makes it especially susceptible to the intrusion of non-native plant
species which can have a negative impact on farms, silviculture operations and the Island’s natural
ecosystem. At this time, the spotted knapweed and meadow knapweed are the non-native species of
greatest concern due to their negative impact to the Island’s agricultural and forestry operations. In
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23
order to minimize the spread of non-native species, Islanders are encouraged to landscape using
native vegetation wherever possible.
The Ministry of Sustainable Resource Management, in co-operation with Environment Canada and
the Powell River Regional District, has completed a detailed Sensitive Ecosystems Inventory for
Texada Island. Information on rare and fragile ecosystems on the Island was derived from aerial
photography supported by field checking of data. The inventory is a flagging tool that provides
scientific information and support to local governments and others who are working to maintain
biodiversity. This information provides a foundation for private land stewardship and land use
planning.
According to the Sensitive Ecosystems Inventory, Texada Island includes the largest undisturbed area
of the Coastal Douglas Fir biogeoclimatic zone that in other places has been heavily altered by past
resource extraction, agricultural conversion and development. Because of its unique geological
history and remote access, there is an opportunity to protect sensitive ecosystems and species at risk
within this biogeoclimatic zone on Texada Island.
It is the existence of limestone material that accounts for some of the concentration of rare plant
species on Texada Island. Of the 15 species of rare plants occurring within the entire Sensitive
Ecosystems Inventory study area, 12 occur only on Texada Island. These include two species of
moonwort (fernlike plants), green-sheathed sedge, white Adder’s-mouth orchid, northern Adder’stongue, giant chain fern, chaffweed, fleshy Jaumea, Nuttall’s quillwort, western St. John’s-wort and
poison oak.
Property owners and developers are encouraged to learn more about the natural values of their land,
including the location of any sensitive ecosystems and to find out how to protect, maintain and
enhance those values.
More information and detailed mapping of the Sensitive Ecosystems Inventory can be found on the
following web site: http://srmapps.gov.bc.ca/appsdata/acat/html/deploy/acat_p_report_3758.html.
Refer to mapsheets 092F077, 092F078, 092F079, 092F068, 092F069, 092F059, 092F060 and
092F050 under the “Image Documents”.
POLICIES
C.2.a.
ENCOURAGE residents and developers to follow the erosion/landslide hazard setback
and flood construction elevation guidelines presented in the “Texada Island Shoreline
Hazard Study, Van Anda and Gillies Bay”, in order to minimize exposure to erosion,
landslide and flooding risks. A complete copy of the study is available at the Powell River
Regional District office.
C.2.b.
DISCOURAGE the subdivision of land and building construction in areas which may be
identified as comprising hazards to human life or property. These include:
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24
(i)
land susceptible to significant erosion or flooding from freshwater sources or the
sea;
(ii)
land which provides an unstable foundation for buildings, such as boggy ground or
clay or sand banks; and
(iii)
steep slopes where the disturbance associated with clearing and excavation will
increase the likelihood of significant erosion or landslip.
C.2.c.
SEEK the co-operation of government agencies and private landowners in preserving
areas having particular biological or aesthetic significance which may be identified as
development occurs. These include unique landforms or vegetation, highly scenic areas
and old mature forests.
C.2.d.
RECOMMEND or, where possible, REQUIRE the retention of undeveloped windfirm
buffer strips:
(i)
adjacent to water bodies and in potential erosion areas;
(ii)
surrounding non-residential developments which may have an adverse visual or
auditory impact on the adjacent area; and
(iii)
bordering residential settlement areas adjacent to major roadways.
Recommended windfirm buffer widths will be in accordance with the Riparian Areas
specified in the Riparian Areas Regulation Implementation Guidebook or in accordance
with the recommendation of a professional forester or other qualified professional. Within
these buffers, dangerous or fallen trees may be removed.
C.2.e.
C.3.
ENCOURAGE development designs which locate roads, building sites and utilities to
allow maximum retention of native vegetation.
NATURAL RESOURCES
In addition to the policies under the “Resource” designation, the Plan contains the following specific
policies pertaining to mineral, forestry, and fish and wildlife resources.
Mineral Resources
From the late 1800’s to the present, Texada’s varied mineral resources have been the major
contributor to the Island’s economy. In addition to providing employment, industrial and lode mining
companies have been directly or indirectly responsible for developing many of the community
facilities which Islanders enjoy. Formerly profitable lode mining operations – gold, copper, silver and
iron – have been replaced by limestone quarrying as the primary mining activity. Indications are that
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25
reserves of limestone are large. Extraction of other minerals may again become viable. It is
important, therefore, to protect significant limestone formations and other areas of high mineral
potential from developments which may hinder the accessibility of these resources so that the
maximum, long-term economic benefits from the mining industry can be realized.
POLICIES
C.3.a.
DISCOURAGE development which will impede future extraction of mineral resources in
those areas denoted on Map C, which is attached hereto and forms part of the Texada Island
Official Community Plan, as having high mineral potential or significant limestone
formations.
C.3.b.
ENSURE, as far as is possible, that land surrounding existing or potential limestone quarry
operations is developed for a type and intensity of use which will not conflict with the
mining activity. Accordingly, high density residential settlement and major public or
commercial recreation uses are not considered appropriate.
C.3.c.
ENDORSE maintenance of the gravel deposit denoted on Map C. Other high quality gravel
deposits on Crown land should be similarly reserved as they are identified.
C.3.d.
REQUEST the Ministry of Energy, Mines and Petroleum Resources to:
(i)
weigh the short-term economic gain against the long-term economic, social and
environmental impact on the Island community when considering proposals for
mining developments in the planning area;
(ii)
provide strict enforcement of provincial regulations governing the development,
operation and termination of major mining projects, with particular regard for those
related to environmental protection, site reclamation and public safety;
(iii)
monitor carefully any mining development within the community watersheds to
ensure that the operation or associated clearing and road construction will not
degrade the quality or quantity of the water resources;
(iv)
require that mining plans provide for visual screening of mining operations adjacent
to residential or recreational land, state the specific measures to be taken to
effectively minimize the potential for environmental damage and be reviewed and
endorsed by the local community prior to provincial approval;
(v)
consult with local representatives to determine where construction or mining camps
would be best located so as to minimize their impact on the local community;
(vi)
ensure, wherever possible, that wastes or by-products of mining operations are used
rather than discarded;
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26
(vii) require that land within the Agricultural Land Reserve which is developed for
mining be rehabilitated to a state suitable for farming operations upon cessation of
the mining operations; and
(viii) prohibit the construction of permanent or temporary dwellings on mineral claims
granted on land within a designated provincial recreation reserve. (Use Recreation
and Enjoyment of the Public = UREP)
Forestry Resources
Forestry is the second most important economic
activity on the Island, providing employment for
forestry workers and forest dependent businesses.
The industry is not expected to expand locally but
with responsible harvesting, management and
reforestation practices, the present level of activity
can be maintained for some years to come.
Texada’s Provincial Forest Land comprises many
other elements important to the economic,
environmental and social character of the Island –
mineral and agricultural resources, wildlife
habitats, significant fisheries and domestic water
resources and recreation areas. These other resources and resource users must be acknowledged and,
wherever possible, their needs incorporated into a plan for multiple use of Forest Land.
POLICIES
C.3.e.
ENDORSE integrated resource management programs which will consider the needs of
other resources and resource users within Provincial Forest boundaries.
C.3.f.
SUPPORT and seek to preserve the long-term economic viability of local forestry
operations by maintaining a sustainable level of harvesting and discouraging the use of offIsland forestry contractors.
C.3.g.
ASSIGN priority to forestry uses (log dumping, sorting or storage) on those foreshore areas
needed to serve the forest industry now and in the future as denoted on Map C. These uses
should be confined to leased or licensed areas limited in size to the actual requirements of
the operation, leaving adjacent foreshore available for other compatible uses.
C.3.h.
DISCOURAGE logging within designated UREPs and other significant recreation areas.
C.3.i.
REQUEST the Ministry of Forests and Range to:
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27
(i) encourage harvesting and silviculture systems sensitive to maintaining good water
quality and consultation with Water Improvement Districts and the Texada
Recreation Commission;
(ii) ensure that all forestry operations occurring in watersheds of present or potential
domestic supply sources strictly comply with the Forest Practices Code Community
Watershed Guidebook;
(iii) avoid the application of pesticides on forest land in the planning area. Instead,
manual methods of controlling nuisance vegetation or pests should be
implemented;
(iv) encourage shared use of log dumping and storage facilities in order to avoid a
proliferation of forestry operations along the foreshore;
(v) ensure that machinery and debris are removed from any foreshore dumping or
booming sites which are no longer required for forestry use;
(vi) issue Special Use Permits to accommodate uses associated with the forest industry
(e.g. dry land sorting grounds and sawmills) in areas which will not conflict with
other private land uses and only on Provincial Forest Land of low forestry
capability;
(vii) retain, solely for recreational use, those areas within the Georgia Strait Provincial
Forest identified as having a high recreation capability rating (see Map D); and
(viii) provide, where suitable and compatible with forest management, areas for
wilderness recreation.
Fish and Wildlife Resources
Texada’s marine environment is rich in shellfish, rockfish and salmon. Although commercial fishing
is limited, the area is popular for sport fishing. Some creeks around Gillies Bay have ideal habitat
conditions for salmon fry. However, enhancement of this resource is sometimes hampered by
insufficient flow or by natural obstacles.
The trout that inhabit many of the Island’s lakes and watercourses support a significant sport fishery.
Texada Island is also internationally renowned for its unique stickleback species pairs which inhabit
only four lakes on the northern part of the Island. These species pairs are a unique example of the
recent evolution of new species, are found nowhere else in the world and represent one of the most
significant provincial contributions to global biodiversity. In scientific terms they are of equal
importance to Darwin’s Finches on the Galapagos Islands and are the subject of extensive
evolutionary genetics research worldwide. The stickleback populations in Paxton, Emily (Turtle),
Spectacle (Balkwill), and Priest Lakes have been designated as “Endangered” by the Committee on
the Status of Endangered Wildlife In Canada (COSEWIC) and are now protected at the highest level
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28
in Canada under the Species At Risk Act. The species are listed as the Paxton Lake limnetic
stickleback, Paxton Lake benthic stickleback, Van Anda Creek limnetic stickleback, and Van Anda
Creek benthic stickleback. Change of habitat and introduction of exotic species (such as the brown
bullhead and crayfish) has already led to the extinction of species pairs at two other sites on nearby
islands and introduced species are probably the greatest threat to their continued survival on Texada.
Avoiding excessive development and resource exploitation leading to habitat degradation in the
community watersheds and around the margin of Paxton and Emily lakes will also aid in the
preservation of the stickleback pairs.
Texada supports a variety of wildlife; however, populations of some species are very high. Numerous
black-tailed deer provide good hunting but often wreak havoc with reforestation projects. Beaver are
found around the interior lakes and ponds and waterfowl nest or stop over along lake and marine
shores.
POLICIES
C.3.j.
In the vicinity of those salt and fresh water bodies denoted as having fisheries value on
Map C, ENDORSE uses compatible with the conservation of the fisheries resources,
including but not limited to commercial and recreational fishing, fisheries enhancement,
public and limited commercial shellfish harvesting and low intensity and open space use
of uplands.
C.3.k.
ENSURE that the preservation and enhancement of the stickleback is not jeopardized
prior to issuing water licences or approving any activity in the watersheds and water
bodies supporting the species.
C.3.l.
CONSIDER the development of mariculture operations, providing they are located away
from settlements, from areas having high capability for public recreation or from other
established and potentially conflicting uses.
C.3.m.
SEEK to preserve for public and aboriginal harvesting, shellfish beaches which have road
access or are close to recreation areas identified on Map D.
C.3.n.
ENCOURAGE resource users in areas important to wildlife (see Map C) to preserve
sufficient woodlands to provide necessary natural habitat and passage to feeding grounds
and sources of fresh and salt water.
C.3.o.
REQUEST the Ministry of Agriculture and Lands to:
(i) provide adequate supervision of commercial harvesters of the Island’s shellfish
stocks to ensure that permit limits are not exceeded; and
(ii) establish public shellfish picking reserves on accessible foreshore areas which have
sufficient natural stock to withstand public harvesting (e.g. Raven Bay, Davie Bay,
Mouat Bay).
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29
C.3.p.
ENCOURAGE provincial and federal agencies to promote and fund projects which will
improve local fresh and salt water fisheries resources for the benefit of sport fishing.
These may include general stream cleanup projects, improvement of feed sources for
freshwater species or enhancement of potentially valuable salmon streams.
C.3.q.
ENCOURAGE provincial resource agencies, such as the Ministry of Forests and Range
and the Ministry of Energy, Mines and Petroleum Resources, to conduct their operations
so as to minimize the potential for damage to the fisheries and wildlife resources.
C.3.r.
ENCOURAGE the Fish and Wildlife Science and Allocation Branch of the Ministry of
Environment to permit commercial trapping of merchantable fur-bearing animals to an
extent which will contribute to a balanced wildlife population.
ADVOCACY POLICY1
The Powell River Regional District recognizes that the Texada Island community opposes in
principle the establishment of fish farms within Texada Island’s coastal waters. This view will be
considered by the Board when replying to referrals on any future applications for fin fish farms
within Texada Island’s coastal waters.
C.4.
HERITAGE
Heritage involves understanding and preserving our past, both for its intrinsic value and as a means
of enhancing our future.
The history of Texada Island began with the First Nations people
who utilized the Island’s resources intensively as shown by the
presence of archaeological sites such as fish weirs, shell middens,
pit houses and culturally modified trees. The Sliammon and
Sechelt First Nations recognize Texada Island as part of their
traditional territory which is culturally, economically and socially
important to the First Nations and contain important historical
and spiritual First Nations sites. Sliammon First Nation is
currently involved in treaty negotiations and is heading towards a
final agreement. Sliammon has identified lands on Pocahontas
Bay as treaty settlement lands. The First Nations’ contributions to
the Official Community Plan are recognized and understood to be
without prejudice to future treaty negotiations. The final treaty
1
When a matter is outside of the jurisdiction of a regional district, an OCP can express a broad community objective in
the form of an advocacy policy. This policy encourages others to take action to further the stated objective but does not
represent a commitment from other agencies to act according to the stated community objective.
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30
may provide additional directions or changes on aboriginal rights applicable to Texada Island.
Sliammon First Nation and the Powell River Regional District may develop a mechanism for land
use planning and inter-jurisdictional issues pre and post treaty.
Texada Island contains numerous pre-contact and post-contact culturally significant First Nations
sites and is part of a culturally and archaeologically rich area. The archaeological sites are protected
under the provincial Heritage Conservation Act. First Nations cultural sites on Texada Island include
summer camp areas, village sites, fish traps, pictographs, beach middens and burial sites. Texada
Island continues to be important for cultural and traditional use purposes to First Nations.
The Sliammon First Nation has compiled relatively thorough information based on the location and
presence of cultural sites. There will continue to be a need to increase inventory knowledge and to
monitor the conditions of known existing sites. An important challenge is that most accessible
shoreline sites have had some First Nations or European historical presence and these sites are
typically the favoured locations for recreation access, facilities and activities. The presence of
cultural sites can add a unique and significant richness to the recreational experience but it is
necessary to manage the recreation activities to ensure the protection of the cultural values.
Texada's modern history dates from 1791 when it was charted by Don Jose Navarez. In 1871 iron ore
was discovered at Welcome Bay and an era of mineral exploration and development began. By 1898
Van Anda was a boom town based on the extraction and processing of copper and gold. This period
ended in approximately 1920 with changes in demand precipitated by the end of World War 1. In the
early 1900's the limestone industry began and continues to this day with three quarries in operation in
2005. Forestry and agriculture have also been practiced since the earliest days and continue to be part
of the fabric of this Island.
The following policies are designed to assist in the preservation of Texada's long and colourful
history.
POLICIES
C.4.a.
ENDORSE community initiatives to identify, inventory and protect historical sites and
heritage sources.
C.4.b.
CO-OPERATE with Sliammon First Nation to identify and record traditional use areas and
culturally significant sites.
C.4.c.
In cooperation with Sliammon First Nation, DEVELOP strategies to monitor and protect
culturally significant sites for the continued practice of traditional activities by the First
Nations.
C.4.d.
WORK with Sliammon First Nation and other government agencies to ensure that
recreation use is directed away from particularly important or vulnerable cultural sites or,
where recreation activities are appropriate to continue on or near cultural sites, ENSURE
those activities and facilities are managed to avoid or minimize impacts upon cultural sites.
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DEVELOP methods to protect cultural features while continuing to allow recreation
activities.
C.4.e.
SUPPORT the establishment of a Heritage Registry for Texada Island.
C.4.f.
ENCOURAGE the preservation of heritage property through the use of voluntary
covenants, heritage revitalization agreements and other means available through heritage
conservation legislation.
C.4.g.
SUPPORT the establishment of a Heritage Commission to evaluate whether there are lands
on Texada Island that warrant long term protection through local government heritage
designation.
C.4.h.
SEEK the co-operation of government agencies, private landowners and if appropriate
Sliammon First Nation in preserving areas of historical significance as development occurs.
These include archaeological sites and structures reflecting archaeological design or
technology reminiscent of Texada’s history.
C.4.i.
ENCOURAGE the preservation of artefacts and archival material that illustrates the history
of Texada Island.
C.5.
INDUSTRY AND COMMERCE
Industrial development on Texada consists
primarily of three major limestone quarries and
some forestry operations. Small scale industries
occasionally arise to serve a local need. Existing
commercial uses are few and cater mainly to the
daily shopping needs of Island residents and
visitors. Commercial recreation services are
expected to increase slowly as greater emphasis is
placed on the promotion of tourism.
The Plan holds that regulating the location of
industrial and commercial development is
generally unnecessary and undesirable at this
time. Restrictions will apply, therefore, only in the
community watersheds where these uses are
considered to be not in the public interest and on
ALR land (which is subject to provincial regulations).
While facilitating industrial and commercial development, this non-regulatory approach does have
limitations, the most significant of which are that it gives residents no protection from potentially
incompatible uses locating on adjacent parcels and that it provides the Regional District with no
official avenue for input on commercial or industrial developments. In those instances where it is
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32
given an opportunity to review industrial or commercial development proposals, however, the
Regional District Board will refer to the following policies to assess their appropriateness.
POLICIES
C.5.a.
PERMIT the development of commercial or small scale industrial uses throughout the
planning area, except in those areas designated as “Community Watersheds” or
“Agriculture” on Map A.
C.5.b.
FAVOUR environmentally friendly and sustainable small scale industrial and commercial
enterprises as being most compatible with available servicing and the community’s rural
character.
C.5.c.
SUPPORT as a general principle, the expansion of limestone quarrying operations and the
development of associated secondary industries. However, the community would like the
opportunity to review mining and quarrying development plans.
C.5.d.
REQUEST industrial and commercial operators to implement appropriate measures to
minimize any potential disturbance to the natural environment or to residential
neighbourhoods. These include setbacks from watercourses and property lines for
buildings and associated storage, effective disposal of waste, provision of on-site parking,
minimize uses which generate noise and the retention of a vegetated buffer for visual and
auditory screening.
C.5.e.
ENCOURAGE industrial development to locate where:
(i) available services – such as roads, hydro power, water supply and waste disposal –
can meet the requirements of the industrial use without jeopardizing other
established or desirable uses;
(ii) the effects of the industrial use – such as noise, odour, smoke or glare, associated
fire or other hazards, increased traffic, and the visual impact of associated buildings
or storage – will not unduly disturb surrounding land and water uses;
(iii) the physical site can accommodate the use without consequential environmental
damage or the need for extensive servicing; and
(iv) the parcel is of sufficient size to accommodate on site all necessary buildings,
associated storage and parking facilities, waste disposal systems and vegetated
buffers for screening.
C.5.f.
ENCOURAGE the shared use of existing industrial wharves to avoid unnecessary
proliferation of waterfront industrial sites and to concentrate industrial traffic.
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C.5.g.
SUPPORT, as a general principle, the development of commercial recreation uses of a
type and scale which harmonize with the natural environment and rural lifestyle of the
Island. These include facilities and services catering to activities such as hiking, camping,
sport fishing, boating and diving, and low-impact accommodations such as lodges or bed
and breakfast facilities. However, the community would like the opportunity to review
development plans.
C.5.h.
ENCOURAGE developers to design commercial recreation developments which will
enhance the natural landscape and rural character of the Island by:
(i) locating buildings, roads and utilities so as to minimize disturbance to the
landscape;
(ii) preserving sites with unique environmental features;
(iii) maintaining native vegetation except where clearing enhances a scenic view; and
(iv) utilizing building designs and exterior finishing materials which are complementary
to the surrounding natural landscape.
C.5.i.
REQUEST the Department of Fisheries and Oceans Canada and the Ministry of
Agriculture and Lands to hold public meetings on Texada Island prior to the approval of
any fin fish and/or aquaculture application.
C.5.j.
SUPPORT the establishment of small scale green forms of energy production which
supply power for the local economy.
C.6.
SERVICES
Water Supplies and Sewage Disposal
Texada Island’s two main settlement areas – Van Anda and Gillies Bay – are serviced by community
water systems. Several small springs or shallow wells located on the southwest corner of Section 14
provide water for a number of private or communal water systems that service residences located on
the southeast side of Gillies Bay. Other parcels in outlying areas have independent water supplies
such as dug or drilled wells, springs or small lakes.
Except for a sewage lagoon serving a small group of households in Gillies Bay, sewage disposal is
generally by onsite sewage disposal systems. Forthcoming changes to the Ministry of Health’s
regulatory framework may result in the wider use of enhanced systems. Provision of additional
community water or sewage disposal systems is not likely to be required during the lifespan of this
Plan, providing areas are not developed beyond the natural carrying capacity of the land.
Accordingly, Plan policies advocate an extent and type of development which can be independently
serviced. An exception may be the existing small parcels having insufficient soil to meet Ministry of
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34
Health’s standards for septic tank disposal systems which, if developed, may require enhanced
systems or the creation of a communal sewage disposal system.
POLICIES
C.6.a.
PROVIDE for a level of development which can be serviced by individual private water
supplies beyond the existing boundaries of the Gillies Bay or Van Anda Improvement
Districts. Where a shortage of water is suspected, the developer may be required to prove
the availability to each parcel of a domestic supply.
C.6.b.
FAVOUR properly maintained individual on-site waste disposal systems, such as
conventional septic tanks or other approved sewage disposal methods, throughout the
planning area.
C.6.c.
ENCOURAGE that, wherever possible, existing vacant, small parcels which cannot meet
Ministry of Health’s requirements for an independent sewage disposal system be
amalgamated with adjacent parcels.
C.6.d.
REQUEST the Environmental Management Branch of the Ministry of Environment to:
(i) provide strict and regular monitoring of any use operating under a Waste
Management Permit to ensure compliance with permit conditions;
(ii) where there is on-site capability, deny applications for permits to discharge sewage
or other potentially toxic wastes to fresh or salt water bodies in the planning area;
and
(iii) conduct frequent, regular testing of any receiving waters to ensure that permit
conditions are adequate to maintain water quality.
Community Services
The various mining and quarrying companies which have been operating on Texada Island over
many years have generously contributed to the community’s development. Consequently, residents
enjoy a level of community services beyond that available to many other similar size settlements. The
costs associated with these services are minimized by the high level of resident participation in their
operation. As Texada Island’s population ages, there will be an increased demand for senior citizen
housing, medical services and recreational facilities geared toward seniors. It is important that these
existing services be maintained; however, with a limited tax base, development of services beyond
what is necessary and affordable at this time must be avoided.
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35
POLICIES
C.6.e.
SUPPORT the continued availability on the Island of medical and educational facilities to
serve the local population. Attempts to increase Island residents’ dependence upon
mainland services shall be discouraged.
C.6.f.
ENCOURAGE the establishment of senior citizen housing within the serviced village
areas of Van Anda and Gillies Bay.
C.6.g.
SUPPORT initiatives to provide affordable social and recreational opportunities for senior
citizens.
C.6.h.
ENCOURAGE the shared use of existing institutional and community recreational
facilities such as schools, playgrounds and community halls in order to maximize use and
minimize costs. Development of any new community services shall be planned in
consultation with Island residents.
Wireless Telecommunications Facilities Siting
Wireless telecommunications facilities are usually located on or near mountain tops and consist of
one or more antennas, often mounted on steel towers or small buildings. Some sites may require a
helipad if an access road cannot be constructed due to rugged surrounding terrain.
Since exposure to the microwave radiation associated with telecommunication towers may pose
health risks, care must be exercised with the location of these types of facilities.
POLICIES
C.6.i.
ENSURE that wireless telecommunication facilities are located or aligned in such a way
that the microwave or other concentrated signal paths are routed with at least a 30 meter
vertical and horizontal separation distance from any residence or regularly occupied work
area.
C.6.j.
OPPOSE any wireless telecommunication facilities being located in a UREP or a
designated recreational area, as defined by this OCP (see Map D).
C.6.k.
ENCOURAGE telecommunication facility’s access roads and power lines to follow
wherever possible, existing roads and ensure that any new road construction required on
public land be developed and maintained to a standard which will minimize the roads
footprint and environmental impact.
C.7.
COASTAL DEVELOPMENT
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Texada’s coastal area, i.e. the offshore, the foreshore and adjacent uplands, has great environmental,
economic and aesthetic value for the planning area. It comprises important fisheries resource areas,
some unique and sensitive environmental features and many sites suitable for public use and
enjoyment. It is also in demand for industrial, aquacultural, recreational, commercial and residential
development. Despite the Island’s lengthy coastline, limited waterfront access and rocky uplands
require that these varied and sometimes incompatible uses concentrate in a few accessible and
protected bays. The Plan tries to accommodate uses which are dependent upon a waterfront location,
particularly quarrying and forest industry uses. At the same time, however, it acknowledges the
foreshore as a public resource and seeks to ensure maximum public access and enjoyment.
Accordingly, multiple use of coastal areas is favoured, wherever feasible. Where it is necessary to
establish a priority to avoid future conflicts or degradation of the coastal resources, private interests,
long-term public requirements and environmental impacts will be considered. While planning for
development, the aesthetic value of the coastal area must not be ignored. Wherever possible, the
beauty and natural character of the shoreline should be preserved as they contribute to the quality of
life on the Island and, with ongoing tourism promotion efforts, will assume increased economic
significance.
POLICIES
C.7.a.
ENCOURAGE a pattern of coastal settlement which intersperses clusters of development
with stretches of undisturbed natural landscape in order to preserve the beauty of the
shoreline, provide coastal areas for public use and enjoyment and prevent damage to
sensitive coastal resources.
C.7.b.
CO-ORDINATE, in co-operation with appropriate provincial government agencies,
upland and foreshore development to minimize the potential for use conflicts and
degradation of the marine environment.
C.7.c.
ENDORSE foreshore leases only for bona fide commercial or marine industrial uses
which are compatible with the provisions of this Plan. Alienation of Crown foreshore for
private purposes shall be discouraged.
C.7.d.
ENCOURAGE residential subdivision designs which provide areas of open space and
suitable public beach access while maintaining maximum residential privacy.
C.7.e.
ENCOURAGE that buildings on coastal uplands be set back from the high water mark
where necessary to maintain shoreline stability and control erosion or protect important
fisheries resource areas, such as estuaries and shellfish beaches.
C.7.f.
LOCATE public launch ramps, docks or other physical structures where they will not
result in degradation of other important coastal features, such as recreational or shellfish
beaches.
C.8.
RECREATION
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With its lengthy marine coastline and surrounding waters, relatively accessible hinterland, small
lakes and abundance of fish and wildlife, the planning area offers a variety of recreational
opportunities. Outdoor recreational activities are especially important to this Island community where
other forms of leisure activity are less available. They also increase the area’s appeal for tourism. The
OCP acknowledges the social and economic significance of recreation in the planning area and seeks
to ensure that the Island’s recreation resources are available for the enjoyment of present and future
generations. Multiple uses of recreation areas are encouraged. As well, respect and consideration is
encouraged between different types of recreation users and between users and private landowners and
commercial interests.
POLICIES
C.8.a.
The Regional District has designated the following lands “Park/UREP” on Map A:
(i) Lands under the jurisdiction of the Parks and Protected Areas Branch of the
Ministry of Environment or the Powell River Regional District that have been set
aside for, or are currently being used for parks and recreational purposes.
(ii) Lands identified by the Ministry of Agriculture and Lands as UREPs.
C.8.b.
PERMIT lands designated “Park/UREP” to be used for recreation and accessory
commercial recreation use only.
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C.8.c.
ENCOURAGE, through the Texada Recreation Commission, the protection and
maintenance of established public recreation facilities including regional parks, public
trails, heritage sites and other community buildings, facilities and properties.
C.8.d.
The Regional District may prepare a “Parks and Open Space Network Plan” for the
planning area in consultation with residents, Sliammon First Nation and senior
government agencies. The objective of this network plan is to provide for an
interconnected system of parks, recreation sites and areas of open space (e.g.
environmentally sensitive areas, foreshore, utility right-of-way, etc.) that are accessible to
the public.
C.8.e.
The Regional District’s policy with respect to the acquisition of land for regional parks or
community parks, is to acquire such land at minimal or no cost from the Crown, by gift or
agreement from the registered owner or by dedication upon subdivision in accordance
with Section 941 of the Local Government Act. Priorities for parkland acquisition in the
planning area by these methods are:
(i) ocean-fronting land in the vicinity of high capability recreational beaches identified
on Map D;
(ii) small, neighbourhood parks in areas of existing or anticipated higher density,
particularly where no other community recreational facilities exist or where access
to existing facilities may be impeded by topography or major traffic routes;
(iii) environmentally sensitive topographical and geological features or wildlife habitats,
thereby ensuring these areas are used and managed in a manner that will preserve
their sensitive or unique features;
(iv) lands or buildings which have historic or cultural significance which warrant long
term protection; and
(v) dedication of statutory rights-of-way for walkways and trails to link
neighbourhoods and ensure public access to foreshore and/or recreation areas.
C.8.f.
SEEK to preserve the recreational value of UREPs, provincial and regional parks, existing
unmanaged or potential recreation areas and forestry sites as identified on Map D.
Wherever possible, development of incompatible uses within or adjacent to these areas
will be discouraged.
C.8.g.
ENSURE, as far as possible, that public access to and use of those public lands and
foreshore areas identified as being suitable for recreation are maintained or enhanced as
development occurs.
C.8.h.
ENCOURAGE recreation users to respect private property and consider the impact their
use may have on neighbouring properties.
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C.8.i.
ENDORSE multiple types of recreation on the same area. Respect and consideration is
encouraged between different types of recreation users.
C.8.j.
ENDORSE recreation developments intended for intensive public use (e.g. campgrounds,
playgrounds and other commercial recreational development) only in locations where
necessary services, including safe access, fire protection, water supply and waste disposal,
can be effectively and economically provided.
C.8.k.
DESIGN recreation developments to enhance their natural setting by preserving special
features and areas of native vegetation and to utilize building materials and designs which
complement the area’s rural West Coast character.
C.8.l.
ENCOURAGE the appropriate agencies to upgrade road and trail access to provincial
park lands, UREPs and the small pocket beaches fronting the adjacent Provincial Forest
land.
C.8.m.
WORK in co-operation with the Ministry of Forests and Range to develop recreational
sites on Provincial Forest lands including a system of hiking trails and campsites.
C.8.n.
REQUEST the Ministry of Agriculture and Lands to provide the Regional District an
opportunity to acquire, for regional park purposes, any recreation reserves the province
may decide to relinquish.
C.9.
TRANSPORTATION
Texada Island has a system of public roads under the jurisdiction of the Ministry of Transportation.
The Ministry of Transportation long-range “Major Road Network Plan” illustrated on Map E, is
adequate to serve the transportation needs of the settlement areas for the lifespan of this Plan.
Although road development and maintenance is not a Regional District responsibility, there is a local
concern, reflected in the Plan, that road designs and standards be determined with regard for the
area’s rural character and aesthetics.
The forestry road network constructed over Crown lands provides access to the southern half of the
Island primarily for forest harvesting and silviculture purposes. The establishment, construction and
maintenance of these roads (including drainage) fall under the jurisdiction of the Ministry of Forests
and Range.
Good transportation links to communities beyond the Island community are socially and
economically essential. Present ferry service, which is adequate, and regular air service to the
Regional District airport at Gillies Bay are valuable assets to the community.
POLICIES
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C.9.a.
ENDORSE the Ministry of Transportation’s “Texada Island Major Road Network Plan”
illustrated on Map E, which is attached hereto and forms part of the Texada Island
C.9.b.
ENCOURAGE that roads and their construction:
(i) minimize disturbances to the natural environment while maintaining design
standards which allow for the safe and efficient movement of people and goods;
(ii) wherever possible, direct through traffic away from areas of anticipated or existing
concentrated residential settlements;
(iii) protect sufficient rights-of-way along major routes to allow for the provision of
bicycle and/or pedestrian paths; and
(iv) where possible, provide exposure to marine views.
C.9.c.
ENCOURAGE construction of paths for pedestrian and bicycle traffic adjacent to major
traffic routes and in high-density settlement areas.
C.9.d.
SUPPORT the public transit system servicing Gillies Bay and Van Anda.
C.9.e.
ENDORSE, in the vicinity of the Gillies Bay Airport identified on Map E, land uses
which are compatible with aviation activity, particularly those which will enhance “air
tourism”, providing such uses are consistent with the Plan’s community watershed
policies.
C.9.f.
REQUIRE, where land is being subdivided, up to 5% park dedication or cash in lieu of, in
accordance with Section 941 of the Local Government Act.
C.9.g.
LOCATE the public beach accesses, as required by Section 75(1) of the Land Titles Act
where the upland topography and foreshore features are most suitable for public use and
enjoyment. Where the land being subdivided adjoins a beach which is particularly suitable
for recreation (see Map D), consider consolidating more than one access point in order to
provide a more extensive public area.
C.9.h.
LOBBY to protect and maintain scheduled ferry access to the mainland as Texada’s
industry, commerce and residential population rely heavily on the flow of goods and
services delivered by BC Ferry Corp. For Texada Island, the ferry system is a
continuation of the highway system.
C.9.i.
ENCOURAGE the Ministry of Transportation to:
(i) minimize the clearing of vegetation within the untravelled portion of road rights-ofway to the level essential to road safety and maintenance, except where additional
clearing will allow a scenic view; and
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(ii) locate roads according to topographical rather than grid determinants where
practical, in order to minimize cutting and grading.
C.10. POLLUTION
The Texada Island community has frequently and clearly demonstrated its opposition to activities
which it considers to be potentially harmful to the Island, its inhabitants or its surrounding
waterways. The Regional District Board supports the community’s efforts to preserve the quality of
the environment throughout the planning area.
POLICIES
C.10.a.
OPPOSE activities within the planning area which generate pollution to air or water.
C.10.b.
SUPPORT the Island community’s efforts to prevent the use of pesticides or other toxic
chemicals throughout the planning area.
C.10.c.
ENDORSE education programs aimed at increasing public awareness and decreasing
individuals’ use on private land of pesticides, chemical fertilizers and other toxic
substances which may degrade surface and groundwater resources or be otherwise
detrimental to public health.
C.11. SUBDIVISION AND DENSITY
The following policies apply when evaluating development proposals and subdivision applications
located within the Plan area.
POLICIES
C.11.a.
Parcel size for subdivision should be in accordance with the average minimum parcel size
specified for each designation as denoted on Map A.
C.11.b.
Where a parcel is occupied by more than one dwelling prior to the adoption of this Plan,
consideration may be given to a subdivision creating parcels smaller than the
recommended average parcel size for the designation provided that:
(i) each dwelling is serviced by an adequate year-round water supply and an approved
sewage disposal system;
(ii) the subdivision would not require road construction or other development which
would encroach on environmentally sensitive areas;
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(iii) the parcels being created are not at extreme variance with the recommended or
existing parcel sizes for the area; and
(iv) the Regional District can ensure that these subdivisions are considered as
exceptions and will not be construed as setting a precedent for other similar
development in the area.
C.11.c.
Where a registered parcel of land is included in two or more designations having differing
land area policies as set out in this OCP, each portion of such parcel shall be subject only
to the land area policies applicable to the designation in which such portion is situated as
if it were a separately registered parcel of land.
D.
IMPLEMENTATION POLICIES
D.1.
PLAN IMPLEMENTATION
In order to implement the Plan’s Objectives and Policies, the Regional District has the authority
under the Local Government Act to regulate use and density of land.
In keeping with the Regional District Board’s non regulatory philosophy and the desire to keep
bureaucracy to a minimum, land area regulation will only be implemented in consultation with the
local community as needed and development trends warrant.
In order to facilitate components of the Plan, the following actions will be undertaken:
1. The Regional District, with public consultation, is encouraged to review the Environmentally
Sensitive Ecosystems Inventory to identify areas which may require protection.
2. Property owners will be encouraged to follow the recommendations contained in the “Texada
Island Shoreline Hazard Study, Van Anda and Gillies Bay”.
3. The Regional District will work with the Texada Heritage Society to establish a Heritage
Commission and Heritage Register for Texada Island.
4. The Regional District will amend the existing Texada Island Watershed Protection Bylaw No.
237, 1993 to conform to the revised “Priest Lake Community Watershed” boundaries and to
ensure compatibility with the provisions contained in Section V. “Development Permit
Areas”.
5. As far as lies within the powers of the Regional District, all existing uses will be
acknowledged through an appropriate designation in any future land use regulations.
6. The Regional District recognizes that there is an interest in establishing the North Texada
Conservation Area. This matter may be pursued in the future with government agencies,
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43
industry, affected residents, conservation groups and the public at large while recognizing the
difficulties that establishment of this type of conservation area may pose.
7. The Regional District will ensure that the Texada Island Official Community Plan remains
continually relevant to development issues within the planning area by providing for regular
Plan review and amendment as follows:
(i) Five-Year Major Review
Not more than five years from the date of its official adoption, the Texada Island
Official Community Plan may be given a major review by the Regional District
Board. Provisions of the Plan will be evaluated in consideration of any new
development issues and statistical data and amended as necessary to reflect the
current situation.
(ii) Specific Review
Whenever particular provisions of the Plan prove unworkable or inappropriate in
view of unanticipated developments, a review of the Plan shall be undertaken,
regardless of whether or not the Plan has been reviewed within the preceding
year.
Opportunities will be provided for public involvement on development issues
which may have a significant economic, social or environmental impact on the
planning area.
All Official Community Plan amendments shall be brought to public hearing.
V.
DEVELOPMENT PERMIT AREAS
A.
PRIEST LAKE AND CRANBY LAKE DEVELOPMENT PERMIT AREA NO. 1
(DPA 1)
Pursuant to Section 919.1 (1) of the Local Government Act, an official community plan may
designate development permit areas for the protection of the natural environment, its ecosystems and
biological diversity.
DPA 1 has been established in accordance with the above legislation.
OBJECTIVES
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44
DPA 1 has been established within the Priest Lake and Cranby Lake community watersheds in order
to protect the features, functions and conditions that are vital to the maintenance of stream health and
productivity for fish (including the rare and endangered stickleback and their habitat).2
The requirement for a development permit within DPA 1 has the additional benefit of ensuring the
long term availability of potable water for the communities of Gillies Bay and Van Anda by helping
to protect water quality, quantity and timing of flows within the Priest and Cranby Lake community
watersheds.
POLICIES
1.
The Priest Lake and Cranby Lake community watersheds as shown on Map F which is
attached hereto and forms part of the Texada Island Official Community Plan are hereby
designated as “Development Permit Area No. 1”.
2.
Unless an exemption applies in accordance with Policy 3.(b) or the owner obtains a
development permit:
(i) lands within the area must not be subdivided;
(ii) construction of, addition to or alteration of a building or other structure within the
area must not be started; and
(iii) land within the area must not be altered by:
a. creation of nonstructural impervious or semi-impervious surfaces;
b. removal, alteration, disruption or destruction of vegetation;
c. disturbance of soils;
d. flood protection works; and
e. construction of roads, trails, docks, wharves and bridges.
3.(a)
The requirement for a development permit only applies to the riparian assessment areas of
streams* within DPA 1 as defined below:
(i) for a stream, the 30 meter strip on both sides of the stream, measured from the high
water mark;
2
These vital conditions are numerous and varied and include:
a. sources of organic debris, such as fallen trees and tree roots;
b. areas for stream channel migration;
c. vegetative cover to help moderate water temperature;
d. provision of food nutrients and organic matter to the stream;
e. stream bank stabilization; and
f. buffers for streams from excessive silt and surface runoff.
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45
(ii) for a ravine less than 60 meters wide at any point within the parcel of land in
question, a strip on both sides of the stream measured from the high water mark to a
point that is 30 meters beyond the top of the ravine bank; and
(iii) for a ravine 60 meters wide or greater at every point within the parcel of land in
question, a strip on both sides of the stream measured from the high water mark to a
point that is 10 meters beyond the top of the ravine bank.
*A stream is defined as: (a) watercourse, whether it usually contains water or not; (b) a pond,
lake, river, creek or brook; or (c) a ditch, spring or wetland that is connected by surface flow to
something referred to in (a) or (b).
3.(b)
The requirement for a development permit does not apply to:
(i) existing permanent structures, roads and other developments lying within the
development permit area at the time of adoption of this bylaw including the repair,
renovation or reconstruction of a permanent structure on its existing foundation;
(ii) the provision or works required for the operation and maintenance of community
water supply systems;
(iii) privately owned land assessed as managed forest lands subject to the Private
Managed Forest Act and associated regulations;
(iv) the extraction of limestone, minerals and aggregates including sand and gravel
pursuant to a permit issued under the Mines Act or logging of Crown land
authorized under the Forest Act; and
(v) the removal of trees certified as hazardous by a qualified arborist.
GUIDELINES
Prior to the issuance of a development permit the applicant is required to provide to the Regional
District (at the applicant’s expense) a report by a Qualified Environmental Professional (as defined in
Appendix A) which provides an opinion as to whether the natural features, functions or conditions
that support fish life processes will be harmfully altered, disrupted or destroyed by the proposed
development and whether the community water supplies for Gillies Bay and Van Anda will be
adversely affected. In cases where such harmful or adverse effects are anticipated, the report must
include recommendations as to how the impact of the works or activity proposed within the riparian
assessment areas may be mitigated.
The Board will specify development permit conditions under Section 920(7) of the Local
Government Act based on the report of the Qualified Environmental Professional.
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46
APPENDICES
APPENDIX A - DEFINITIONS & INTERPRETATIONS
APPENDIX B – THE AVERAGING PRINCIPLE
_____________________________________________________________________________
47
APPENDIX A – DEFINITIONS & INTERPRETATIONS
“Agriculture” means a “Farm Operation”
"Accessory Building or Structure" means a building or structure which is secondary in
purpose to a permitted use of the land, buildings or structures located on the same lot.
"Accessory Use" means a use ancillary to a principle building or principle use situated on the
same lot, provided that such principle building or principle use is permitted under the provisions
of this Bylaw.
"Bed and Breakfast Operation" means the use of a residential dwelling to provide lodging and
meals to paying guests on a short-term basis (less than 30 days) which does not involve the rental
of more than 3 rooms at any one time for guest accommodation.
"Building" means any structure that encloses and shelters a use.
"Commercial Recreation" means commercial facilities serving the recreational needs of
residents and visitors. Examples: marinas, tourist accommodations, campsites, golf courses,
riding stables, and other similar facilities.
"Commercial Use" means a use providing for the retail sale, repair and servicing of household,
non-household, personal and non-personal goods, or for providing services to people.
"Community Water System" means a system of waterworks which serves 2 or more parcels
and which is owned, operated and maintained by an improvement district under the Water Act or
the Local Government Act or a regional district or which is regulated under the Water Utility Act.
"Community Watershed" means a watershed over which a community holds a valid water
licence issued under the Water Act by the Comptroller of Water Rights.
"Farm Operation" means any of the following activities involved in carrying on a farm
business:
a) growing, producing, raising or keeping animals or plants, including
mushrooms, or the primary products of those plants or animals;
b) clearing, draining, irrigating or cultivating land;
c) using farm machinery, equipment, devices, materials and structures;
d) conducting any other agricultural activity on, in or over agricultural land; and
e) processing or direct marketing by a farmer of the products of a farm owned or
operated by the farmer,
but does not include:
f) an activity, other than grazing or hay cutting, if the activity constitutes a forest
practice as defined in the Forest and Range Practices Act;
g) breeding pets or operating a kennel; and
_____________________________________________________________________________
48
h) the growing, producing, raising or keeping exotic animals, except types of
exotic animals prescribed by the Minister.
"Fish Habitat" means the areas in and about a stream, such as 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.
“High Water Mark” means the visible high water mark of a stream where the presence and
action of the water are so common and usual, and so long continued in all ordinary years, as to
mark on the soil of the bed of the stream a character distinct from that of its banks, in vegetation,
as well as in the nature of the soil itself, and includes the active floodplain.
"Home Based Businesses" means a use accessory to a residential use which may be commercial
or industrial in nature.
"Home Occupation Use" means a use accessory to a residential use and located within the
same building, where the householder carries on an occupation or practices a profession.
"Industrial" means a use providing for the processing, fabricating, assembling, storing,
transporting, distributing, wholesaling, testing, servicing, repairing, wrecking, or salvaging of
goods, materials or things and specifically includes forest-related land uses.
"Institutional" means a use providing for civic, education, religious, fraternal, hospital or
cultural 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.
"Residential Use" means a one-family dwelling unit which provides the accommodation and
home life of a person or persons.
"Riparian Area" means a streamside
protection and enhancement area.
"Riparian Assessment Area" means
(a) for a stream, the 30 meter strip
on both sides of the stream,
measured from the high water
mark;
_____________________________________________________________________________
49
(b) for a ravine less than 60 meters wide at any point within the parcel of land in question, a
strip on both sides of the stream measured from the high water mark to a point that is 30
meters beyond the top of the ravine bank; and
(c) for a ravine 60 meters wide or greater at every point within the parcel of land in question,
a strip on both sides of the stream measured from the high water mark to a point that is 10
meters beyond the top of the ravine bank.
"Small Scale Industries" means under 100 employees and less than 2 million dollars in sales.
"Stream" includes any of the following that provides fish habitat:
(a) a watercourse, whether it usually contains water or not;
(b) a pond, lake, river, creek or brook; or
(c) a ditch, spring or wetland that is connected by surface flow to something referred to in (a)
or (b).
"Top of the Ravine Bank" means the first significant break in a ravine slope where the break
occurs such that the grade beyond the break is flatter than 3:1 for a minimum distance of 15
meters measured perpendicularly from the break, and the break does not include a bench within
the ravine that could be developed.
"UREP" – means a Section 16 (Land Act) Map Reserve for the “Use Recreation and Enjoyment
of the Public”.
"Water Bodies" means lakes, streams, creeks, springs, wetlands, or any other source as defined
by the Water Act.
"Watersheds" means areas of land directly or indirectly drained by a lake or stream.
"Wetland" means land that is inundated or saturated by surface or groundwater at a frequency
and duration sufficient to support, and that under normal conditions does support, vegetation
typically adapted for life in saturated soil conditions, including swamps, marshes, bogs, fens,
estuaries and similar areas that are not part of the active floodplain of a stream.
_____________________________________________________________________________
50
APPENDIX B - THE AVERAGING PRINCIPLE
The most common devices for regulating the location and extent of residential settlement are
zoning bylaws which confine residential use to specific areas and subdivision bylaws which
establish minimum lot sizes within each of the residential zones.
While these bylaws may produce a uniform and predictable pattern of settlement, they often
ignore the aesthetic quality and physical features of the landscape to which they apply.
An alternative to regulating settlement solely on the basis of minimum lot size is to employ the
Averaging Principle. For example, if one’s property is 16 hectares (40 acres) and the average lot
size prescribed is 2 hectares (5 acres), one may create eight lots of whatever size. Lots divided
thus cannot be further subdivided until the prescribed density is altered. In order to avoid the
creation of a large number of small lots with an unuseable remainder, a minimum and maximum
parcel size are usually prescribed.
This Plan holds that, because of the local topography, some of the land within the planning area
can be more appropriately subdivided through the application of the Averaging Principle.
The diagram below illustrates how this Principle may be applied.
_____________________________________________________________________________
51

texada island official community plan

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